NV · #32 by population

Buying a home in Nevada

Costs and rules that are specific to Nevada. Main city: Las Vegas.

In short

Nevada taxes property sales through its real property transfer tax, does not require an attorney at closing and requires a seller disclosure form. It allows both court and out-of-court foreclosure and is a community property state. Deadline to appeal a property tax assessment: forms available in December; file by January 15 (next business day if on a weekend or holiday).

Calculate for Nevada

If you buy

Nevada state transfer tax

Real property transfer tax: $1.95 per $500 of value or fraction of $500 when value is over $100. Change the price: the amount is recalculated instantly.

Price$455,500
State transfer tax$1,776.45
Share of the price0.39% of the price
Who paysShared by buyer and seller

Default price: the Nevada median value of owner-occupied homes, $455,500 (Census ACS 2024). Rule: Divide the value by $500, round up to the next whole unit, multiply by $1.95. Applies when value is over $100. Washoe and Churchill counties use $2.05 and Clark County $2.55 per unit. Plus $0.60 per $500 in Clark County, which includes Las Vegas: $2.55 per $500 in total (Clark County Recorder). Who pays: The Department of Taxation and Clark County Recorder pages do not say who owes it, and the statute pages could not be opened. The State Bar of Nevada says the tax is often split equally and a written agreement can divide it differently. Not included: other county and city transfer taxes, recording fees, title insurance and lender charges. Nevada transfer tax guide · all 50 states.

If you sell

Capital gain and the federal tax on it

Same federal rule in every state: Section 121 of the Internal Revenue Code excludes up to $250,000 of gain on a main home ($500,000 for a married couple filing jointly).

Capital gain$350,000
Section 121 exclusion$250,000 (limit $250,000)
Taxable gain$100,000
Type of gainLong-term (owned over 1 year), 15% chosen
Federal tax on the gain$15,000

Section 121 excludes $250,000; the rest is taxable.

Gain = sale price minus your adjusted basis (purchase price, buying costs and improvements); selling expenses reduce it (IRS Publication 523). Long-term rates for sales in 2026, by taxable income including the gain (IRS Rev. Proc. 2025-32, section 4.03): 0% up to $49,450 single or $98,900 married filing jointly, 15% up to $545,500 single or $613,700 jointly, 20% above. Not included: Nevada state income tax on the gain (not computed), the net investment income tax, depreciation recapture on a rental or home office, and the reduced exclusion for an early sale. Agent commissions are negotiated and never set by law. Capital gains on a home sale.

Nevada in short

Is there a real estate transfer tax in Nevada?

Nevada's real property transfer tax is $1.95 per $500 of value in most counties, and Clark County, which includes Las Vegas, charges $2.55 per $500, so a $500,000 sale owes $2,550. The State Bar of Nevada says buyer and seller often split it.

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How much is the state transfer tax on a $455,500 home in Nevada?

On $455,500, the median value of owner-occupied homes in Nevada (Census ACS 2024), the state real property transfer tax comes to $1,776.45 ($1.95 per $500 of value or fraction of $500 when value is over $100). County and city taxes are not included.

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What closing costs does Nevada law set?

Nevada has no official typical closing-cost total. In Clark County the transfer tax is $2.55 per $500 of value ($2,550 on $500,000), the Recorder charges $42 per document, and the State Bar says transfer tax, recording and escrow fees are often split equally.

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How is property tax calculated in Nevada?

Nevada taxes 35% of a home's taxable value, and in the City of Las Vegas the fiscal 2026-27 rate is $3.2782 per $100 of assessed value.

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What is the deadline to appeal a property tax assessment in Nevada?

In Clark County, Nevada, file an appeal with the County Board of Equalization by January 15, after talking to an Assessor appraiser, and if the board upholds the value you can go to the State Board of Equalization and then District Court.

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Do you need a real estate attorney to close in Nevada?

In the Nevada statutes and state publications read, no rule requires a buyer or seller to hire an attorney for a home closing. Funds and documents move through an escrow, and anyone running escrows for pay must hold a state license (NRS 645A.015).

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What must a home seller disclose in Nevada?

A Nevada seller of a one- to four-unit home must complete the state disclosure form (Form 547) and give it to the buyer at least 10 days before the property is conveyed (NRS 113.130). A buyer who never receives it may cancel without penalty before closing.

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How does foreclosure work in Nevada?

A Nevada deed-of-trust foreclosure under NRS chapter 107 starts with a Notice of Default and Election to Sell, and an owner-occupant then has 30 days to petition the district court for foreclosure mediation.

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What first-time home buyer programs does Nevada offer?

In Nevada, the Nevada Housing Division's Home Is Possible programs give up to 4% of the loan amount for down payment and closing costs to first-time buyers and up to 5% to buyers who are not first-time, as a no-interest second mortgage. Teachers can get $7,500 and essential workers $20,000.

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Is Nevada a community property state?

Nevada is a community property state: property and debts a couple acquires while married are presumed to belong equally to both spouses and are divided equally in a divorce, according to the Nevada courts' Self-Help Center.

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How much tax when you sell a home in Nevada?

The federal rule is the same in Nevada as in every state: if you owned and lived in the home as your main home for at least 2 of the last 5 years, the first $250,000 of gain is excluded, $500,000 for a married couple filing jointly (Section 121, IRS Publication 523). Bought $400,000, sold $750,000: a single owner has $100,000 of taxable gain, $15,000 of federal tax at the 15% long-term rate; a couple filing jointly owes nothing. Nevada income tax on the gain is not computed here.

Capital gains on a home sale

Nevada guides

Las Vegas

Buying a home in Las Vegas, Nevada

Professionals in Nevada

All states · Federal guides