Nevada seller net sheet calculator
What a Nevada seller walks away with after commission, payoffs, title, and transfer taxes. Rates and closing customs below are verified for Nevada; the calculator applies them for you, down to the county.
- State transfer tax
- $1.95 per $500
- Owner's title policy
- Seller pays
- Seller costs on $400,000
- About $23,772
Nevada transfer tax
Nevada charges the real property transfer tax of $1.95 per $500, customarily paid by the seller. On top of that, 2 county or city transfer taxes apply in parts of the state; the calculator adds them when you choose the county.
| Tax | Level | Rate | Customarily paid by |
|---|---|---|---|
| Real property transfer taxApplies: except Clark, Washoe, Churchill | State | $1.95 per $500 | Seller |
| Real property transfer tax (Clark County) | County | $2.55 per $500 | Seller |
| Real property transfer tax (Washoe County) | County | $2.05 per $500 | Seller |
| Sale price | Seller pays | Buyer pays | Total |
|---|---|---|---|
| $250,000 | $975 | $0 | $975 |
| $500,000 | $1,950 | $0 | $1,950 |
| $1,000,000 | $3,900 | $0 | $3,900 |
Example Nevada seller net sheet
A $400,000 sale with a 5% commission and a $250,000 mortgage payoff. Seller closing costs come to about $23,772, or 5.9% of the price.
| Line | Seller |
|---|---|
| Sale price | $400,000 |
| First mortgage payoff | −$250,000 |
| Real estate commission (5%) | −$20,000 |
| Real property transfer tax | −$1,560 |
| Owner's title insurance policy | −$1,520 |
| Escrow fee | −$600 |
| Release / satisfaction recording | −$42 |
| Wire / courier / payoff processing | −$50 |
| Estimated net before property tax prorations | $126,228 |
Run it with your own numbers. Choose the county to add local taxes, and enter the closing date to prorate property taxes.
Who pays what in Nevada
Seller pays the owner's policy. Closings are usually handled by an escrow company. The settlement or escrow fee is customarily split between buyer and seller.
Escrow closings; escrow fee split. Seller pays transfer tax and owner's policy.
Property tax prorations
Property taxes are paid in advance on a tax year starting in July. The typical effective rate is about 0.6% of value per year. Fiscal year Jul-Jun, quarterly installments paid in advance (Aug, Oct, Jan, Mar); seller is credited for prepaid days.
Sources
Verified 2026-09-29. A net sheet is an estimate, not a closing statement or tax advice. Final figures come from the title or escrow company. See a rate that looks wrong? Email [email protected].
Nevada net sheet questions
Does Nevada have a real estate transfer tax?
Nevada charges the real property transfer tax of $1.95 per $500, customarily paid by the seller. On top of that, 2 county or city transfer taxes apply in parts of the state; the calculator adds them when you choose the county.
How much is the transfer tax on a $500,000 home in Nevada?
With no county or city chosen, the transfer tax on a $500,000 sale is about $1,950, customarily paid by the seller. Some counties and cities charge a different or additional rate.
How much are seller closing costs in Nevada?
On a $400,000 sale with a 5% commission, estimated seller costs in Nevada come to about $23,772 (5.9% of the price), including $20,000 of commission. Without commission, closing costs are about $3,772. Local taxes, the payoff, and property tax prorations change the final number.
Who pays for title insurance in Nevada?
Seller pays the owner's policy.
Who handles the closing in Nevada?
Closings are usually handled by an escrow company.
How are property taxes prorated when selling a home in Nevada?
Property taxes are paid in advance on a tax year starting in July. The typical effective rate is about 0.6% of value per year. Fiscal year Jul-Jun, quarterly installments paid in advance (Aug, Oct, Jan, Mar); seller is credited for prepaid days.
Net sheets in other states
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