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How to sell your house by owner in Nevada

For sale by owner (FSBO) in Nevada, without a realtor · rules checked · sources

Attorney at closing
Not required
Seller disclosure
Required
State transfer tax
0.39%

Nevada doesn't require an attorney: an escrow company usually handles the closing. Nevada sellers must give buyers the Seller's Real Property Disclosure Form (Form 547) (NRS 113.130). Nevada's state transfer tax is 0.39%, about $1,560 on a $400,000 sale, negotiated between buyer and seller (no fixed custom).

General information, not legal advice. Rules change and counties add their own; check with a Nevada real estate attorney or title company before you sign anything. Last checked October 20, 2026.

Nevada transfer tax and savings calculator

State transfer tax (0.39%)
$1,560
Commission you don't pay (5–6%)
$20,000–$24,000
Saved if you still pay the buyer's agent (2.5–3%)
$10,000–$12,000

Example for a $400,000 sale. Uses the base state rate of 0.39%. Full rule: $1.95 per $500 of value statewide; $2.55 per $500 in Clark County; $2.05 per $500 in Washoe and Churchill counties. State tax only; county or city taxes may add to it. Commissions are negotiable and vary; these are typical ranges, not quotes.

Steps to sell a house without a realtor in Nevada

  1. Price it from sold homes, not asking prices. Pull recent sales of similar homes nearby from the county records or the "sold" filter on the big portals, or pay a licensed appraiser for a pre-listing appraisal.
  2. Fill in the Seller's Real Property Disclosure Form (Form 547) now. Nevada requires it (NRS 113.130); buyers should get it before they sign. Get the official form.
  3. Make a listing buyers can judge from home. Bright photos of every room, an honest description, a floor plan and a 360° virtual tour filter out people who were never going to buy, so fewer, better showings.
  4. List it where buyers look. A flat-fee MLS listing (a broker puts you on the MLS for a fixed fee) gets you onto Zillow, Realtor.com and Redfin; add FSBO sites, social media and a yard sign with a QR code to the tour.
  5. Show it, then get offers in writing. Ask for a mortgage pre-approval or proof of funds before a showing, and decide up front whether you'll pay a buyer's agent. Accept with a written purchase agreement; the earnest money goes to the escrow company, not to you.
  6. Open escrow as soon as you accept. In Nevada an escrow company usually holds the deposit, collects the documents and pays everyone at closing; the buyer's lender will work with it.
  7. Close. You sign a grant, bargain and sale deed, the escrow company pays off your mortgage and records the deed with the county. The state transfer tax is paid when the deed is recorded and is negotiated between buyer and seller (no fixed custom).

Nevada seller disclosure

Nevada requires sellers to disclose the home's known condition in writing on the Seller's Real Property Disclosure Form (Form 547) (NRS 113.130). Give it to the buyer before they sign the purchase agreement: a late or missing disclosure can let the buyer cancel or sue.

The seller must complete the state disclosure form and serve it on the buyer at least 10 days before the property is conveyed. The buyer cannot waive it, and an agent cannot complete it for the seller.

Seller's Real Property Disclosure Form (Form 547) (official source)

Whatever the state rule, a home built before 1978 needs the federal lead-based paint disclosure and the EPA pamphlet, and the buyer gets 10 days to test unless they waive it.

Nevada transfer tax

Nevada charges a real estate transfer tax when the deed is recorded: a base rate of 0.39% of the price, $1,560 on a $400,000 sale. The full rule: $1.95 per $500 of value statewide; $2.55 per $500 in Clark County; $2.05 per $500 in Washoe and Churchill counties. By custom it's negotiated between buyer and seller (no fixed custom), but the purchase contract can split it differently.

Local taxes: Clark County total $2.55 per $500 (about 0.51%); Washoe and Churchill $2.05 per $500 (about 0.41%).

Official transfer tax source

Paperwork for selling a house without a realtor in Nevada

Sellers in Nevada usually convey with a grant, bargain and sale deed. The title company, escrow officer or attorney prepares it with the other closing documents.

Also expect:

  • Declaration of Value form is filed with the county recorder, who collects the transfer tax at recording

Who pays the transfer tax is negotiable; historically the seller, now often split. Rates differ by county, so check the recorder for your county.

The rest of the work is marketing: a clear listing, honest photos and a virtual tour. Tips in how to write a property listing and how to make a virtual tour with your phone.

Frequently asked questions

Can you sell a house without a realtor in Nevada?

Yes. No state requires a real estate agent to sell your own home. Nevada doesn't require an attorney: an escrow company usually handles the closing. The steps are on this page.

Do I need a lawyer to sell my house in Nevada?

No. Nevada doesn't require an attorney: an escrow company usually handles the closing. An attorney is still worth it if the contract or the title is unusual.

Are seller's disclosures required in Nevada?

Yes. Nevada sellers must give buyers the Seller's Real Property Disclosure Form (Form 547) (NRS 113.130). The seller must complete the state disclosure form and serve it on the buyer at least 10 days before the property is conveyed. The buyer cannot waive it, and an agent cannot complete it for the seller. Official form or statute. Homes built before 1978 also need the federal lead-based paint disclosure.

How much is the transfer tax in Nevada?

Nevada's state transfer tax is 0.39%, about $1,560 on a $400,000 sale, negotiated between buyer and seller (no fixed custom). Clark County total $2.55 per $500 (about 0.51%); Washoe and Churchill $2.05 per $500 (about 0.41%). Official source.

Who pays the transfer tax in Nevada?

In Nevada it's negotiated between buyer and seller (no fixed custom). Custom isn't law: the purchase contract can say who pays.

What paperwork do I need to sell my house without a realtor in Nevada?

Usually the Seller's Real Property Disclosure Form (Form 547); a written purchase agreement; a grant, bargain and sale deed; the lead-based paint disclosure if the home was built before 1978; Declaration of Value form is filed with the county recorder, who collects the transfer tax at recording. The escrow company prepares the closing documents and records the deed.

How much do you save selling a house without a realtor in Nevada?

On a $400,000 sale, a 5–6% commission is $20,000–$24,000. If you still pay the buyer's agent, you save the listing side, about $10,000–$12,000. The $1,560 state transfer tax is due either way.

Sources

General information, not legal advice. Rules change and counties add their own; check with a Nevada real estate attorney or title company before you sign anything. Last checked October 20, 2026.

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