Henderson Sellers
Henderson home selling costs
Every cost a Henderson seller typically pays, who customarily pays it in Clark County, and an estimator for your net proceeds.
By Michael & Anna Klinger, REALTORS® · Updated November 3, 2026
What you walk away with is your sale price minus your loan payoff and your selling costs. Here's every cost a Henderson seller typically sees, who customarily pays it in Clark County, and an estimator so you can run your own numbers.
The costs, line by line
| Cost | What it is | Who usually pays |
|---|---|---|
| Listing brokerage fee | Your listing brokerage's fee, set in your listing agreement | Seller (negotiable) |
| Buyer-agent compensation / buyer credits | Optional: compensation for the buyer's agent, or credits toward the buyer's closing costs or a rate buydown | Negotiated in each offer |
| Real Property Transfer Tax | $2.55 per $500 of value in Clark County (about 0.51%), or $2,550 on a $500,000 sale | Negotiable. Sellers have traditionally paid it in Clark County, but splitting it is also common. Buyer and seller are both legally liable. |
| Owner's title insurance | Protects the buyer's ownership | Customarily the seller in Clark County |
| Escrow fee | The neutral escrow company's fee | Customarily split 50/50 |
| HOA resale package & fees | The documents your association must provide the buyer. Fees are capped by state law (NRS 116.4109) and adjusted yearly. Master and sub-associations may each charge. | Seller pays for the resale package. Other HOA fees are set by contract. |
| Repairs & concessions | Inspection repairs or credits you agree to | Negotiated |
| Home warranty | Optional one-year warranty for the buyer | Negotiated |
| Preparation | Cleaning, paint, minor repairs, landscaping | Seller |
The custom isn't the contract. Your signed purchase agreement decides who pays what.
Prorations and payoffs
- Mortgage payoff: your lender's payoff includes interest through the payoff date, so it's a bit more than your statement balance. Second loans, HELOCs and liens must be paid too.
- Property taxes: Clark County taxes are prorated to the closing date, so you're charged or credited for your share.
- HOA dues: prorated, and any past-due amounts are paid from your proceeds.
- Solar lease or PPA: may need to be transferred to the buyer or paid off, depending on the contract.
Taxes
Nevada has no state income tax. For federal taxes, if the home was your primary residence and you owned and lived in it for at least two of the last five years, you may be able to exclude up to $250,000 of gain ($500,000 for married couples filing jointly). Rentals and second homes are treated differently. Ask a tax professional about your situation, especially if you're considering a 1031 exchange.
Ways to lower your costs
- Price it right from day one. Price reductions and long market times usually cost more than any fee.
- Fix the obvious before you list, so you don't negotiate inspection credits at a buyer's price.
- Get your HOA documents ordered early to avoid rush fees.
- Compare offers on net, not just price. A higher offer with big credits can net you less.
- Negotiate your listing agreement. Ask what's included, and how fees work for both sides.
Keep planning your sale
Frequently asked questions
How much does it cost to sell a house in Henderson, NV?
It depends on your negotiated brokerage fees, whether you offer buyer-agent compensation or credits, your HOA and your repairs. The fixed government cost is the Clark County transfer tax: $2.55 per $500, or $2,550 on a $500,000 home. Use the estimator above with your own numbers.
Who pays the transfer tax in Clark County?
It's negotiable in the purchase agreement. Sellers have traditionally paid it in Clark County, but splitting it is also common, and both parties are legally liable for it. The rate is $2.55 per $500 of value.
Do sellers have to pay the buyer's agent?
No. It's optional and negotiable. Some sellers offer buyer-agent compensation or buyer credits to attract more buyers, especially in a slower market. Since August 2024, any such offer is made outside the MLS.
Do I pay capital gains tax when I sell my home?
Many primary-residence sellers don't, because of the federal $250,000/$500,000 exclusion for homes owned and lived in for at least two of the last five years. Nevada has no state income tax. Rentals are treated differently, so consult a tax professional.
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.
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