Knowing your true net proceeds helps you make better decisions about pricing, timing and your next move. This guide from The Gorton Group walks through the costs of selling a home in Reverence and the negotiation choices that protect what you walk away with. It is part of our complete Reverence guide. Every sale is different, so ask for a written net sheet for your home.
The costs of selling, line by line
1. Preparation
Most Reverence sellers spend on light preparation: paint, lighting, cleaning, landscaping and small repairs. The amount depends on the home's condition. Well-chosen preparation usually costs less than the price reduction or repair credit it prevents.
2. Real estate commission
Commission is negotiable and set in your listing agreement. Ask exactly what it covers, such as photography, video, aerials, marketing and how buyer agent compensation will be handled.
3. Title and escrow
Title insurance, escrow fees, document preparation and recording fees vary with price and the title company. Your escrow officer can provide an estimate.
4. Clark County transfer tax
Nevada collects a real property transfer tax when a home sells. In Clark County the rate is $2.55 for each $500 of value, according to the Clark County Recorder, which works out to $5,100 on a $1,000,000 sale. Who pays it is negotiable in the purchase contract.
5. HOA documents and fees
The seller provides the HOA resale package, and the associations may charge for documents and demands. Homes in The Heights at Reverence carry both a gated association and the Summerlin master association, so confirm fees for each.
6. Inspection repairs or credits
Expect a thorough inspection. Handle obvious items before listing, and decide case by case whether to repair, credit or decline requests.
7. Optional home warranty and concessions
Some sellers offer a one-year home warranty or help with buyer closing costs. Use them deliberately, not by default.
8. Payoffs and prorations
Your mortgage payoff, property taxes and HOA dues are settled and prorated at closing.
Negotiation strategies that protect your equity
Position the home before the first offer
Negotiation starts online. A home that is clean, well prepared and professionally photographed earns stronger first offers and fewer concessions.
Price to create competition
Accurate pricing draws more qualified buyers early. Even two serious buyers in the first week give you leverage on price and terms.
Compare offers on more than price
Weigh financing strength, down payment, contingencies, appraisal risk, earnest money and closing timeline. The best offer is the one most likely to close on your terms.
Counter with evidence
Support counteroffers with recent sales, lot and view comparisons and upgrade details. Buyers accept data more readily than opinion.
Manage the inspection
Prepare the home in advance, address real issues early and push back on excessive requests.
Prepare for the appraisal
Homes with strong views can push past recent sales. Give the appraiser comparable sales, a list of upgrades and context on the lot and view.
Keep escrow on track
Deliver HOA documents early, keep everyone updated and resolve small issues before they grow. Confident buyers rarely renegotiate.
Frequently asked questions
How much is the transfer tax when selling in Clark County?
$2.55 for each $500 of value, per the Clark County Recorder, or $5,100 on a $1,000,000 sale. Who pays is negotiable.
Is commission fixed?
No. Commission is negotiable and set in your listing agreement.
Do I have to make every repair a buyer asks for?
No. Repair requests are negotiated. You can repair, offer a credit or decline, depending on the item and the market.
How can I estimate my net proceeds?
Ask for a written net sheet that includes your payoff, commission, title and escrow, transfer tax, HOA fees and expected preparation costs.
Get your net sheet
The Gorton Group prepares a written estimate of value and net proceeds for Reverence owners. Request your private value estimate, call (702) 408-6690 or send us a message. Next, read our Reverence seller guide.
About Michael Gorton
Michael Gorton leads The Gorton Group, the #1 team at Simply Vegas (2020 to 2025). Together with Eric, The Gorton Group has over $1B in combined sales and consistently sells over $100M in combined volume each year, drawing on 25+ years of combined experience. A Top 10 agent at Simply Vegas, Michael focuses on Henderson and Summerlin's guard-gated luxury communities, helping buyers and sellers with pricing strategy for one-of-a-kind luxury homes, fresh professional photography, marketing and negotiation.
