Las Vegas Seller Net Proceeds Calculator

How to use this calculator

1. Enter the price you expect to accept (not the list price; use recent comparable sales).
2. Enter your loan payoff. Your monthly statement shows principal balance, but the real payoff includes accrued interest through closing, so request a payoff letter from your servicer for a precise figure.
3. Enter the total commission you have agreed to. Commissions are negotiable and, since the 2024 NAR settlement, the buyer-agent portion is negotiated separately; enter the combined amount you expect to pay, if any.
4. Pick the transfer tax rate for your county and add title/escrow fees, repairs or credits you agreed to give the buyer, and any HOA resale package or transfer fees.

The formula

Net proceeds = Sale price − Mortgage payoff − Commission − Transfer tax − Title/escrow fees − Concessions − HOA fees

Nevada's Real Property Transfer Tax (RPTT) is charged per $500 of value (or fraction of $500). In Clark County the combined rate is $2.55 per $500, which works out to $5.10 per $1,000. Most other Nevada counties charge $1.95 per $500. In Clark County the seller traditionally pays it, but who pays is negotiable and is written into the purchase agreement.

Worked example

Costs sellers in Las Vegas and Henderson often forget

• Prorated property taxes. Clark County bills its fiscal year (July 1 to June 30) in four installments. At closing, taxes are prorated between buyer and seller, so you may owe a credit or receive one depending on what has already been paid.
• HOA charges. Many Las Vegas valley neighborhoods have one or more HOAs (a master association plus a sub-association is common in master-planned communities). Resale packages, demand letters and transfer fees vary by association; ask your HOA management company for its fee schedule.
• SID/LID assessments. Some newer areas carry special improvement district assessments that may need to be paid off or assumed.
• Solar leases. A leased solar system must be transferred to the buyer or bought out, which can affect your net.
• Home warranty and repairs negotiated after the buyer's inspection.

From selling homes in the valley for 23 years, the surprise I see most often is a payoff that is higher than the seller expected, usually because of accrued interest or a second loan or HELOC they forgot was still open. Order the payoff early.

Frequently asked questions

How much is the transfer tax on a $500,000 home in Las Vegas?

$500,000 ÷ $500 = 1,000 units × $2.55 = $2,550 in Clark County.

Do sellers pay closing costs in Nevada?

Sellers usually pay commission (if any), the transfer tax in Clark County, their share of escrow and the owner's title insurance policy, but every item is negotiable in the purchase contract.

Is this the same as my profit?

No. Net proceeds is the cash you walk away with. Profit for tax purposes depends on your cost basis and improvements; Nevada has no state income tax, but federal capital gains rules may apply. Ask a tax professional.

Estimates only. Actual taxes, fees and payoffs come from your title company, lender and the Clark County Assessor/Treasurer. This page is general information, not legal, tax or financial advice. About the author: Stanley King.