Nevada seller net sheet calculator

How to fill in each line of the net sheet

Two lines are worked out for you from Nevada rules: the Washoe transfer tax and the HOA resale fees. Every other line comes from a document you have or a quote you can ask for, so the net sheet is only as good as those figures.

Sale price and mortgage payoff

Use a price you'd accept, not a hoped-for list price. If you don't have one, the ArrowCreek value estimator gives a rough starting figure. For the payoff, use the balance on your latest statement for every loan secured by the home, including a home equity line; your lender's payoff letter at closing will add interest to the payoff day.

Listing and buyer's agent fees

Enter the percentage in your listing agreement. Fees are not set by law and are negotiable. Since August 2024, any fee you agree to pay a buyer's agent is settled off the MLS, so enter it only if you've agreed to it or expect to in an offer.

Who pays the transfer tax

Washoe County charges $2.05 per $500 of the price, and the calculator rounds the price up to the next $500 as the law requires. By law the buyer and seller are both liable; a Nevada title company says the seller pays by custom, so that is the default. Switch to "the buyer" or "split" if your offer says so.

HOA resale package and fees

The default, $809.15 (the field rounds it to $809), is the 2026 legal maximum for the resale certificate, the statement of demand and the fee to open or close the file. Add $100 for each one you rush, and double it if a master association and a sub-association both charge. The ArrowCreek HOA page covers what the association itself sets.

Owner's title policy and escrow

Enter these from written quotes. Who pays the owner's title policy in northern Nevada is not settled, so leave it at $0 if the buyer is paying under your contract. For escrow, enter only your share; a Nevada title company says the fee is typically split evenly.

Other costs

Put repairs you've agreed to, credits to the buyer, staging and the $43 Washoe recording fee for each document charged to you here.

What the net sheet leaves out

A few items depend on dates or documents the calculator can't see. Add them to "Other costs" once you have them.

• Property tax proration. Washoe's tax year runs July 1 to June 30, and taxes are prorated to the day the deed records, so you may get a credit or a charge. The property tax guide for Washoe County works an example.
• HOA fees the association sets. No statute caps a capital contribution or working-capital fee, and prepaid assessments sit outside the resale caps.
• Payoff interest and a home warranty. Both come from your lender's payoff letter or your contract.
• Tax on your gain. Nevada has no income tax, but federal capital gains tax may apply; see how the federal tax works on a Nevada sale.

These are estimates, not legal or tax advice; your purchase agreement and the escrow settlement statement control.

The default figures, line by line

The calculator opens on a $2.65 million sale with a $1 million payoff and the fees you negotiate left at zero, so you can see the fixed costs on their own.

The calculator shows whole dollars, so it reads $1,638,326. Each half point of brokerage fee on that price is $13,250, which shows why the negotiated lines matter more than the fixed ones. The full breakdown of Nevada seller closing costs explains each line and who pays it.

Common questions

Sources

• Washoe County Recorder: Real Property Transfer Tax
• Nevada Legislature: NRS 375 (transfer tax)
• Nevada Legislature: NRS 116 (NRS 116.3102, 116.4109)
• Nevada Real Estate Division: Form 910 Resale Package Overcharge Form
• National Association of REALTORS: NAR Settlement FAQ (May 31, 2024)
• 805 Title Nevada: Who Pays for Title Insurance in Nevada?
• Washoe County Recorder: Schedule of Fees
• Washoe County Treasurer: Property Taxes FAQ
• Nevada Legislature: Constitution of the State of Nevada, Article 10