How to sell a home in Henderson, NV

Here's exactly how a home sale works in Henderson, from hiring an agent to getting paid, including the Nevada forms and deadlines most sellers have never heard of.

1. Choose your representation

You can sell on your own (FSBO) or hire a listing agent. If you interview agents, ask each one:

• Which comparable sales support your price recommendation? Ask them to walk you through the reasoning.
• What's your marketing plan? Who takes the photos? Will there be video, and where will the listing appear?
• How many homes have you sold in my area recently, and what was their average time on market?
• Who will I actually be working with day to day?
• What are your fees and terms, and can I cancel if I'm unhappy?

In Nevada, licensees must give you a written Duties Owed by a Nevada Real Estate Licensee disclosure explaining who they represent and what they owe you.

2. Sign the listing agreement

The listing agreement sets the list price, the listing period, the brokerage fee and whether (and how) any compensation or credits will be offered to buyers' agents. All fees are negotiable; no law sets them. Since August 2024, offers of buyer-agent compensation can't be advertised on the MLS. You can still offer it, or offer buyer concessions, as part of your strategy. Read the cancellation terms carefully.

3. Set your pricing strategy

Price is the single biggest factor in how fast you sell and for how much. Base it on closed comparables, your current competition and how quickly homes are selling. See what your Henderson home is worth.

4. Prepare the home

Clean, declutter, handle the repairs an inspector would flag, and service the A/C. See our preparation checklist.

5. Complete the Nevada disclosures

• Seller's Real Property Disclosure (SRPD): you must complete it yourself (your agent can't fill it out for you) and deliver it to the buyer at least 10 days before closing (NRS 113.130). If you learn of a new defect before closing, you must disclose it in writing.
• Lead-based paint disclosure for homes built before 1978.
• HOA resale package: if your home is in an association, you order it and pay for it. The buyer gets time to review it.
• Other disclosures may apply, depending on the property, such as an open range disclosure, solar lease documents, or well, septic or water-rights information.

When in doubt, disclose. Many post-closing disputes start with something the seller knew about and didn't mention.

6. Market and show the home

Professional photos and video, MLS exposure and syndication, a yard sign where the HOA allows it, social media and showings. Expect most activity in the first two weeks. If showings are strong but offers don't come, the price or condition usually needs attention.

7. Review and negotiate offers

Compare more than price: the buyer's loan type and pre-approval, earnest money, due-diligence length, appraisal terms, requested seller credits, closing date and any home-sale contingency. You can accept, reject or counter. In today's market, a buyer asking for a rate buydown or closing-cost credit is common, and often worth considering instead of a price cut.

8. Inspections and due diligence

Nevada's standard purchase agreement gives the buyer a due-diligence period to inspect and review documents. Expect a request for repairs or credits. Our construction backgrounds help here: we know which requests are reasonable and roughly what repairs should cost.

9. Appraisal and loan approval

If the appraisal comes in below the contract price, the options are to renegotiate the price, have the buyer cover the gap, split it, or cancel, depending on the contract. Pricing on solid comparables from the start helps your sale survive the appraisal.

10. Close and record

You'll sign your closing documents at the title company, usually a few days before closing. The sale is final when the deed records with the Clark County Recorder. Then escrow pays off your loan and releases your proceeds. Typical escrow is 30 to 45 days for a financed buyer and can be shorter for cash.

Keep planning your sale

Frequently asked questions

This page is general information about selling real estate in Southern Nevada, not legal, tax or financial advice. Laws, fees and market conditions change; confirm details for your situation with the appropriate professional.