Frequently Asked Questions From Southern Nevada Home Sellers
Selling a home comes with a lot of questions.
Some are about money.
Some are about timing.
Some are about inspections, repairs, appraisals, HOA documents, solar, moving, or what happens after you accept an offer.
This page is designed to give Southern Nevada homeowners clear answers to the questions sellers ask most often.
YOU DO NOT NEED TO KNOW EVERYTHING BEFORE YOU SELL.
You just need to know:
WHAT TO EXPECT.
WHAT TO PREPARE.
WHAT QUESTIONS TO ASK.
And when something requires a specialist:
WHO SHOULD HANDLE IT.
BEFORE LISTING
HOW DO I KNOW WHAT MY HOME IS WORTH?
Your home’s value should be evaluated using relevant market evidence, not just an automated online estimate.
I look at factors such as:
Recent comparable sales.
Current competition.
Pending sales.
Location.
Condition.
Lot.
Pool.
Garage.
Views.
Upgrades.
HOA.
Solar.
Nearby new construction.
Current Southern Nevada buyer demand.
Automated tools such as Zillow and Redfin can be useful reference points, but they may not fully capture the quality, condition or value of improvements that are not reflected accurately in their underlying data.
➡️ [ WHAT IS MY HOME WORTH? → ]
IS MY ZILLOW ZESTIMATE MY HOME’S MARKET VALUE?
No.
It can be a useful starting point, but it is not an appraisal and it is not a Realtor pricing strategy.
Your actual market position depends on:
What comparable buyers recently paid.
What buyers can purchase today.
How your property compares in person.
How the home is presented.
What the local market is doing now.
AN ALGORITHM SEES DATA.
A BUYER SEES THE HOUSE.
SHOULD I GET AN APPRAISAL BEFORE I LIST?
Usually not for a typical resale property.
A Realtor’s comparative market analysis is generally used to help establish market positioning and pricing strategy.
A pre-listing appraisal may make more sense when:
The property is unusually unique.
Comparable sales are extremely limited.
There is an estate or trust matter.
A divorce or legal matter is involved.
Another professional opinion of value is specifically needed.
An appraisal and a Realtor pricing analysis serve different purposes.
HOW FAR IN ADVANCE SHOULD I CONTACT A REALTOR?
Earlier than most sellers think.
You do not have to be ready to list next week.
If you are considering selling:
Next month.
Six months from now.
Even next year.
we can begin discussing:
Repairs.
Upgrades.
Timing.
Market conditions.
Net proceeds.
Your next move.
THE EARLIER WE PLAN, THE FEWER LAST-MINUTE DECISIONS YOU HAVE TO MAKE.
DO I NEED TO RENOVATE BEFORE SELLING?
Not necessarily.
In many cases:
NO.
The right approach depends on:
Property condition.
Price range.
Competition.
Buyer expectations.
Potential return.
Sometimes a seller may benefit more from:
Cleaning.
Decluttering.
Paint.
Minor repairs.
Landscaping.
HVAC service.
Pool service.
than from a major renovation.
DO NOT START SPENDING MONEY BEFORE WE BUILD THE PLAN.
➡️ [ PREPARING YOUR HOME → ]
SHOULD I REPLACE OLD CARPET?
Maybe.
If the carpet is:
Severely worn.
Damaged.
Heavily stained.
Strongly odorous.
replacement may improve marketability.
But if the buyer is likely to replace the flooring anyway, we should evaluate whether:
Replacement.
Professional cleaning.
Credit.
Pricing adjustment.
makes more sense.
SHOULD I PAINT BEFORE SELLING?
Sometimes.
Neutral, clean paint can improve presentation when walls are:
Damaged.
Highly personalized.
Dark.
Marked.
But not every home needs a complete repaint.
WE WANT STRATEGIC IMPROVEMENT.
Not unnecessary spending.
SHOULD I REPLACE MY OLD AIR CONDITIONER?
Not automatically.
This is especially important in Southern Nevada because HVAC gets a lot of buyer attention.
An older unit is not automatically defective.
We should consider:
Age.
Condition.
Performance.
Service history.
Recent repairs.
Market expectations.
Price.
Sometimes servicing and documentation may be enough.
Sometimes replacement may make strategic sense.
Sometimes:
WE PRICE THE HOME WITH THE SYSTEM IN MIND.
SHOULD I REPLACE MY ROOF BEFORE SELLING?
Again:
Not automatically.
Southern Nevada homes often have tile roofing systems, and roof condition involves more than the appearance of the tile itself.
Before making a major decision:
Get information.
If there is a known issue, a qualified roofing professional may need to evaluate it.
DO I NEED TO FIX EVERYTHING THE BUYER MIGHT FIND?
No.
There is no rule that says your home has to be perfect before listing.
But known material conditions may have disclosure implications, and certain issues may affect:
Financing.
Insurance.
Inspection negotiations.
Buyer confidence.
REPAIR DOES NOT ERASE DISCLOSURE.
Known material conditions should be handled and disclosed as required.
PRICING
SHOULD I LIST HIGH SO I HAVE ROOM TO NEGOTIATE?
Sometimes sellers think:
“I WANT $600,000, SO LET’S LIST AT $625,000.”
The problem is:
A buyer may not negotiate.
They may simply:
SKIP THE HOUSE.
If similar properties are available around:
$600,000,
a higher list price can reduce:
Clicks.
Showings.
Offers.
Negotiating leverage.
➡️ [ PRICING STRATEGY → ]
CAN WE ALWAYS LOWER THE PRICE LATER?
Yes, price can be adjusted.
But the first launch matters.
A home that sits too long may cause buyers to ask:
“WHY HASN’T IT SOLD?”
A later reduction can help reposition the property, but it does not recreate the exact same first-day momentum.
DO I HAVE TO ACCEPT AN OFFER AT MY LIST PRICE?
Not automatically.
The list price is part of your marketing and negotiation strategy.
An offer still needs to be reviewed based on:
Price.
Terms.
Financing.
Credits.
Contingencies.
Closing date.
Other conditions.
WHAT IF MY HOME DOESN’T APPRAISE FOR THE CONTRACT PRICE?
A low appraisal does not automatically require you to lower the price.
Depending on the contract and circumstances, possible outcomes may include:
Buyer brings additional cash.
Seller adjusts price.
Parties negotiate.
A reconsideration of value is pursued when appropriate.
Buyer exercises applicable contractual rights.
➡️ [ OFFERS & NEGOTIATIONS → ]
MARKETING
WHAT WILL YOU DO TO MARKET MY HOME?
The exact marketing plan depends on the property.
Potential tools include:
Professional photography.
MLS exposure.
Online distribution.
Video.
Social media.
Property reels.
Floorplans.
Drone photography.
Twilight photography.
Open-house promotion.
Buyer-agent exposure.
Relocation marketing.
Community information.
The strategy should match:
THE PROPERTY.
Not simply use the same package for every listing.
➡️ [ MARKETING YOUR HOME → ]
DO I NEED PROFESSIONAL PHOTOGRAPHY?
For most listings:
YES.
Your home is often first judged online.
Professional photography helps buyers understand:
Layout.
Condition.
Features.
Outdoor space.
Views.
DO I NEED DRONE PHOTOGRAPHY?
Not every home needs it.
Drone can be valuable when it helps explain:
Large lot.
Mountain setting.
Golf frontage.
Community location.
Open space.
Luxury property.
View.
The purpose is not:
“LOOK, WE USED A DRONE.”
The purpose is to communicate something buyers need to see.
SHOULD I HAVE A VIDEO TOUR?
Depending on the property, yes.
Video can help buyers understand:
Flow.
Room relationships.
Indoor-outdoor space.
Pool.
Views.
It can also be valuable for:
RELOCATION BUYERS
who cannot immediately tour in person.
DO OPEN HOUSES ACTUALLY WORK?
They can.
But an open house is only one marketing tool.
It may:
Generate buyer traffic.
Create local awareness.
Produce feedback.
Introduce the property to potential buyers.
Sometimes the eventual buyer first discovers the home through an open house.
Sometimes the home sells without one.
➡️ [ SHOWINGS & OPEN HOUSES → ]
SHOWINGS
DO I HAVE TO LEAVE DURING SHOWINGS?
When possible:
YES.
Buyers typically feel more comfortable exploring the property without the seller present.
They may:
Stay longer.
Talk more openly.
Discuss furniture.
Discuss price.
Ask their agent questions.
If you are present, buyers may feel rushed or uncomfortable.
HOW MUCH NOTICE WILL I GET FOR A SHOWING?
That depends on the showing instructions we establish.
We can account for:
Work schedules.
Children.
Pets.
Health considerations.
Other needs.
But very restrictive showing requirements can reduce opportunities.
A relocation buyer may only have:
ONE AFTERNOON IN LAS VEGAS.
Flexibility can matter.
CAN I SAY NO TO A SHOWING?
Yes, subject to your listing agreement and the circumstances.
You still own and occupy the property.
But frequent denied showings can reduce exposure.
The goal is:
REASONABLE ACCESS.
SHOULD I LEAVE MY A/C ON?
Absolutely keep the home appropriately comfortable during showings.
This matters enormously in Southern Nevada.
A buyer walking into a very hot home may:
Leave quickly.
Worry about the HVAC system.
Have a negative first impression.
LAS VEGAS SUMMER IS NOT THE TIME TO TEST HOW MUCH HEAT A BUYER CAN HANDLE.
WHAT SHOULD I DO WITH MY PETS?
When possible, pets should generally be removed or securely managed during showings.
Not every buyer is comfortable around animals.
Also consider:
Pet odor.
Litter.
Pet waste.
Escape risk.
Allergies.
CAN I WATCH BUYERS THROUGH MY SECURITY CAMERAS?
Many homes have cameras and video doorbells, but recording—especially audio—can raise legal and privacy issues.
Tell me what systems you have before listing.
Do not use hidden recording as a negotiation tactic.
If there is a specific legal question about recording:
Consult a Nevada attorney.
OFFERS
SHOULD I ALWAYS TAKE THE HIGHEST OFFER?
No.
This may be the most important seller FAQ on this page.
THE HIGHEST OFFER IS NOT ALWAYS THE STRONGEST OFFER.
We should evaluate:
Purchase price.
Seller credit.
Financing.
Earnest money.
Inspection terms.
Appraisal terms.
Closing date.
Contingencies.
Seller net.
Probability of closing.
WHAT IS A SELLER CREDIT?
A seller credit is an amount the seller agrees to contribute toward certain buyer expenses, subject to the contract and applicable financing limits.
Depending on the buyer’s loan, credits may potentially help with:
Closing costs.
Prepaid expenses.
Rate buydown.
Other eligible costs.
A credit reduces your net proceeds.
WHY WOULD I GIVE A BUYER A CREDIT INSTEAD OF LOWERING THE PRICE?
Because they solve different problems.
A buyer may care more about:
CASH TO CLOSE
or:
MONTHLY PAYMENT
than a small reduction in purchase price.
In Southern Nevada, that can also help a resale property compete with builders offering:
Closing incentives.
Interest-rate promotions.
Other financing incentives.
IS A CASH OFFER ALWAYS BETTER?
No.
A cash offer may reduce financing risk and potentially close faster.
But a cash buyer may also:
Offer less.
Negotiate aggressively.
Request repairs.
Demand other favorable terms.
CASH IS ONE FEATURE OF AN OFFER.
Not the entire offer.
IS A VA OFFER WEAKER?
Not automatically.
VA financing is used by many qualified military and veteran buyers.
With Nellis AFB and Creech AFB in Southern Nevada, VA financing is part of our local market.
We evaluate the:
Buyer.
Lender.
Terms.
Property.
Appraisal structure.
Just like any other offer.
IS AN FHA OFFER BAD?
No.
FHA financing can be used by strong qualified buyers.
Certain property-condition standards may apply, so we evaluate whether the property and transaction are a good fit.
WHAT IS EARNEST MONEY?
Earnest money is the buyer’s deposit under the purchase agreement.
It can demonstrate commitment to the transaction.
However:
IT IS NOT AUTOMATICALLY YOUR MONEY IF THE BUYER CANCELS.
How earnest money is treated depends on:
The contract.
Contingencies.
Deadlines.
Circumstances.
CAN I COUNTER AN OFFER?
Yes.
A counteroffer can address more than price.
We may negotiate:
Seller credit.
Inspection period.
Closing date.
Earnest money.
Possession.
Other terms.
SHOULD I COUNTER EVERY OFFER?
No.
Sometimes:
Accepting a strong offer is the better decision.
Sometimes:
Countering makes sense.
Sometimes:
Rejecting makes sense.
NEGOTIATION SHOULD HAVE A PURPOSE.
WHAT IF I GET MULTIPLE OFFERS?
We compare them side by side.
Not just:
OFFER A — $605,000
OFFER B — $610,000
We compare:
Net.
Financing.
Earnest money.
Credits.
Inspection.
Appraisal.
Closing.
Contingencies.
Risk.
➡️ [ OFFERS & NEGOTIATIONS → ]
INSPECTIONS
DOES THE BUYER GET A HOME INSPECTION?
Often, yes.
The buyer may inspect the property during the contractually permitted due-diligence period.
Depending on the property, they may also investigate:
HVAC.
Pool.
Roof.
Plumbing.
Other systems.
DO I HAVE TO FIX EVERYTHING ON THE INSPECTION REPORT?
No.
An inspection report does not automatically create a seller repair obligation.
The buyer may request:
Repairs.
Credit.
Price adjustment.
Other terms.
We evaluate:
The contract.
The issue.
Market conditions.
Your negotiating position.
CAN I GIVE THE BUYER A CREDIT INSTEAD OF REPAIRING SOMETHING?
Sometimes.
This may be negotiated when permitted by the buyer’s financing and contract.
But lender rules can limit credits, so the amount needs to be coordinated appropriately.
WHAT IF THE BUYER FINDS SOMETHING MAJOR?
First:
GET FACTS.
A major issue may require evaluation by an appropriate specialist.
Then we determine:
What the contract allows.
What the buyer wants.
What you want.
What makes sense financially.
NEVADA SELLER DISCLOSURES
DO I HAVE TO COMPLETE A SELLER DISCLOSURE?
Nevada’s Real Estate Division publishes Form 547 — Seller’s Real Property Disclosure Form for applicable residential sales. The form states that sellers must disclose known conditions and aspects of the property that materially and adversely affect its value or use; the buyer cannot be required to waive the disclosure requirement.
Certain transactions may have exceptions, so the circumstances matter.
CAN MY REALTOR COMPLETE THE DISCLOSURE FOR ME?
No.
Nevada’s Form 547 specifically states that the seller’s agent may not complete the property disclosure form on the seller’s behalf.
I can help explain the real-estate process, but:
YOU COMPLETE YOUR DISCLOSURE.
SHOULD I DISCLOSE SOMETHING THAT WAS ALREADY REPAIRED?
This is where sellers should be careful.
Do not assume:
“IT WAS FIXED, SO IT NEVER HAPPENED.”
Disclosure obligations depend on the facts and applicable law.
REPAIR DOES NOT AUTOMATICALLY ERASE DISCLOSURE.
When uncertain about a legal disclosure obligation:
Ask an attorney.
WHAT IF SOMETHING BREAKS AFTER WE ARE UNDER CONTRACT?
Tell me immediately.
Examples:
A/C stops working.
Leak appears.
Pool pump fails.
Roof is damaged.
A new material issue becomes known.
Do not hide it and hope the buyer never notices.
HOA QUESTIONS
WHAT IF MY HOME HAS AN HOA?
That is extremely common in Southern Nevada.
Before listing, gather:
HOA name.
Management company.
Current dues.
Account information.
Master HOA.
Sub-HOA if applicable.
Known assessments.
Known violations.
WHAT IS AN HOA RESALE PACKAGE?
For applicable Nevada common-interest-community resales, the seller or authorized agent must provide the purchaser a statutory resale package containing items such as governing documents, current assessments, association financial information, certain legal matters, fees and required insurance information.
CAN THE BUYER CANCEL AFTER RECEIVING THE HOA DOCUMENTS?
For applicable Nevada resale transactions, the purchaser may generally cancel by written notice until midnight of the fifth calendar day after receiving the resale package, subject to the statutory requirements.
This is why:
HOA DOCUMENTS ARE NOT JUST PAPERWORK.
They can affect the transaction timeline.
WHO PAYS FOR THE HOA RESALE PACKAGE?
Nevada’s resale statute places the expense of furnishing the applicable resale package on the unit owner, subject to the law and circumstances of the transaction.
Actual closing charges should still be reviewed through escrow and the contract.
WHAT IF I HAVE AN HOA VIOLATION?
Tell me before listing.
Do not assume the violation disappears because you are selling.
We should understand:
What the violation is.
Whether it must be corrected.
What the HOA requires.
How it may affect closing.
WHAT IF THERE IS A SPECIAL ASSESSMENT?
We need to understand:
Amount.
Payment schedule.
Current balance.
How the contract addresses it.
The buyer may also see this information through the association resale documents.
SOLAR
CAN I SELL A HOME WITH SOLAR?
Yes.
But the first question is:
HOW IS THE SOLAR STRUCTURED?
Is it:
Owned?
Financed?
Leased?
PPA?
WHAT IF I STILL OWE MONEY ON THE SOLAR?
Then we need the documents early.
Depending on the agreement, there may be:
Payoff requirements.
Transfer procedures.
Buyer qualification.
Lender review.
Other conditions.
WILL SOLAR AUTOMATICALLY ADD WHAT I PAID TO MY HOME’S VALUE?
No.
COST ≠ MARKET VALUE.
Appraisers and buyers may evaluate:
Ownership structure.
System.
Utility benefit.
Comparable sales.
Market reaction.
A $40,000 solar system does not automatically mean:
+$40,000 HOME VALUE.
POOLS
DOES A POOL INCREASE MY HOME’S VALUE?
It can.
But there is no universal:
“POOL = $50,000.”
Value depends on:
Neighborhood.
Condition.
Pool features.
Lot.
Comparable sales.
Buyer demand.
SHOULD I REPAIR MY POOL BEFORE SELLING?
If there is a known functional issue, we should evaluate it before listing.
A clean, operational pool generally presents much better than:
A green pool.
Broken equipment.
Visible leakage.
Neglected deck.
SID / LID
WHAT IS SID OR LID?
Certain Southern Nevada properties may have Special Improvement District or Local Improvement District assessments.
These can be associated with infrastructure improvements and may have:
Remaining balances.
Installment payments.
Payoff figures.
DOES THE SELLER HAVE TO PAY OFF SID/LID AT CLOSING?
Do not assume either:
“SELLER ALWAYS PAYS”
or:
“BUYER ALWAYS TAKES IT.”
How it is handled depends on:
The property.
Assessment.
Contract.
Closing terms.
TITLE & ESCROW
WHAT IS ESCROW?
Escrow is the neutral process through which documents, funds and closing instructions are coordinated.
Escrow may handle:
Earnest money.
Payoff information.
Closing calculations.
Signing.
Recording preparation.
Sale proceeds.
WHAT IS TITLE?
The title side reviews public records relating to ownership and recorded interests affecting the property.
Potential matters may include:
Existing mortgages.
Liens.
Judgments.
Easements.
Ownership issues.
CAN I SELL IF I STILL HAVE A MORTGAGE?
Yes.
Most sellers do.
The applicable mortgage is generally paid off through closing from the sale proceeds.
WHAT IF I HAVE A HELOC?
Tell escrow and me early.
A home-equity line or second mortgage secured by the property may also need to be addressed through closing.
IS MY MORTGAGE PAYOFF THE SAME AS MY ONLINE BALANCE?
Not necessarily.
The payoff may include:
Principal.
Accrued interest.
Applicable fees.
Other amounts.
SELLER COSTS
HOW MUCH DOES IT COST TO SELL A HOME?
There is no universal percentage.
Potential seller expenses can include:
Mortgage payoff.
Negotiated real-estate compensation.
Seller credits.
Title/escrow-related expenses.
Transfer-related charges.
HOA expenses.
Repair credits.
Tax/assessment prorations.
Other contractual costs.
HOW MUCH WILL I WALK AWAY WITH?
That is your:
ESTIMATED NET PROCEEDS.
A basic concept is:
SALE PRICE
minus applicable:
Mortgage payoff.
Transaction expenses.
Seller credits.
Other obligations.
=
ESTIMATED SELLER NET.
Before making a major selling decision, I want you to understand the net—not just the asking price.
IS REALTOR COMPENSATION FIXED?
No.
Real-estate compensation is negotiable and can depend on:
Brokerage agreement.
Services.
Transaction.
Other negotiated arrangements.
DOES THE SELLER ALWAYS PAY THE BUYER’S AGENT?
No.
Buyer-broker compensation is negotiable and depends on the applicable agreements and transaction structure.
Do not build your selling budget around an assumption that a particular party must always pay a particular compensation amount.
CLOSING
HOW LONG DOES IT TAKE TO CLOSE?
It depends.
Factors can include:
Buyer financing.
Appraisal.
Inspection.
HOA.
Title.
Solar.
Property conditions.
Loan underwriting.
A cash transaction may move differently from a financed transaction.
WHEN IS MY HOUSE ACTUALLY SOLD?
For a typical Clark County sale:
RECORDING IS THE KEY OWNERSHIP-TRANSFER MILESTONE.
Signing is not necessarily the same as recording.
➡️ [ CLOSING PROCESS → ]
WHEN DO I GET MY MONEY?
Generally after the applicable closing conditions are completed and escrow disburses funds.
Timing depends on:
Recording.
Escrow procedure.
Bank processing.
WHEN DOES THE BUYER GET THE KEYS?
According to the contract and possession terms.
Do not assume:
“BUYER SIGNED, SO THEY CAN MOVE IN.”
CAN I STAY IN THE HOME AFTER CLOSING?
Potentially, if a post-closing possession arrangement is negotiated and documented.
That may involve:
Occupancy charge.
Deposit.
Move-out date.
Insurance.
Utilities.
Liability.
Other terms.
DO I HAVE TO MOVE OUT BEFORE THE FINAL WALKTHROUGH?
Your contract controls the timing.
Generally, the property should be in the agreed condition for the buyer’s walkthrough and possession.
WHAT IS THE FINAL WALKTHROUGH?
It gives the buyer an opportunity to verify matters such as:
Property condition.
Agreed repairs.
Included property.
Whether the home remains in expected condition.
It is generally not intended to be an entirely new inspection.
CAN I LEAVE FURNITURE I DON’T WANT?
Not unless the buyer agrees.
YOUR OLD COUCH DOES NOT BECOME A BUYER BONUS JUST BECAUSE YOU DON’T WANT TO MOVE IT.
Remove personal property and trash as required by the contract.
CAN I TURN OFF THE UTILITIES AS SOON AS I MOVE OUT?
Usually not while the transaction is still pending and systems need to remain available for:
Inspection.
Appraisal.
Final walkthrough.
Other transaction requirements.
Coordinate shutoff dates appropriately.
CLARK COUNTY QUESTIONS
IS THERE A TRANSFER TAX WHEN I SELL?
Clark County currently publishes a real-property transfer-tax rate of $2.55 for each $500 of value or fraction thereof, subject to statutory exemptions.
The actual transaction treatment should be confirmed through escrow/title.
DOES A LAS VEGAS MAILING ADDRESS MEAN MY HOME IS IN THE CITY OF LAS VEGAS?
Not necessarily.
A property may have a Las Vegas mailing address while actually being located in an unincorporated area of Clark County such as:
Enterprise.
Paradise.
Spring Valley.
Other areas.
This can matter when describing the property accurately.
MOVING & RELOCATION
WHAT IF I AM SELLING AND BUYING ANOTHER HOME AT THE SAME TIME?
Tell me before we list.
It may affect:
Offer selection.
Closing date.
Possession.
Financing.
Contingencies.
Moving.
Your use of sale proceeds.
CAN I USE THE MONEY FROM MY SALE TO BUY MY NEXT HOME?
Potentially, yes.
But the timing must be coordinated carefully with your lender, escrow and both transactions.
Do not assume funds will be available before the sale actually closes and disburses.
WHAT IF I AM MOVING OUT OF NEVADA?
We may need to coordinate:
Remote signing.
Moving.
Travel.
Possession.
Utilities.
Forwarding address.
Closing proceeds.
INVESTMENT / SPECIAL SITUATIONS
CAN I SELL A TENANT-OCCUPIED PROPERTY?
Yes, but additional issues may apply.
These can include:
Lease terms.
Tenant rights.
Notice.
Showings.
Security deposit.
Possession.
If legal interpretation is required:
Consult a Nevada attorney.
CAN I SELL AN INHERITED HOME?
Yes, but ownership authority may need to be confirmed.
Depending on the situation, there may be:
Probate.
Trust.
Estate.
Title.
Tax.
Multiple-heir issues.
CAN I SELL DURING A DIVORCE?
Potentially.
But legal rights, ownership, court orders and distribution of proceeds should be handled by the parties’ attorneys.
I can assist with the:
REAL ESTATE SALE.
SHOULD I DO A 1031 EXCHANGE?
That is a tax/legal planning decision.
If you are considering a 1031 exchange:
TALK TO QUALIFIED PROFESSIONALS BEFORE CLOSING.
Do not wait until the sale has already completed.
AFTER CLOSING
WHAT RECORDS SHOULD I KEEP?
Keep important transaction documents such as:
Purchase agreement.
Addenda.
Settlement/closing statement.
Repair invoices.
Improvement records.
Mortgage payoff information.
Other relevant documents.
They may be useful for:
Taxes.
Future property transactions.
Legal questions.
Your records.
WHEN SHOULD I CANCEL HOMEOWNERS INSURANCE?
Coordinate this with your insurance professional after the applicable ownership/possession transfer.
Do not cancel too early.
WHEN SHOULD I CANCEL HOA AUTOPAY?
After closing is confirmed, make sure automatic HOA payments are appropriately stopped.
But do not stop paying before closing and create:
A DELINQUENCY.
WHAT ABOUT MY HOMESTEAD DECLARATION?
If you sell a Nevada primary residence and later purchase another one, you may want to review whether to record a new homestead declaration for the new property.
Nevada’s Real Estate Division currently provides the Declaration of Homestead form among its public disclosure/forms resources.
THE QUESTION SELLERS ASK ME MOST:
“WHAT DO I NEED TO DO FIRST?”
My answer:
START WITH INFORMATION.
Before:
Painting the house.
Replacing the A/C.
Installing new floors.
Picking an asking price.
Ordering a moving truck.
let’s understand:
Your property.
Your goals.
Your market.
Your timing.
Your likely net.
YOU DON’T HAVE TO DECIDE TO SELL JUST TO HAVE THE CONVERSATION.
Sometimes the right conclusion is:
“YES, LET’S LIST.”
Sometimes:
“LET’S PREPARE FOR THREE MONTHS.”
Sometimes:
“I SHOULD WAIT.”
A useful consultation should give you:
CLARITY.
Not pressure.
THE GOOD ENERGY SELLER PHILOSOPHY
PEACEFUL
Understand the decision before making it.
AMBITIOUS
When the opportunity makes sense:
Act strategically.
GOOD ENERGY DOESN’T MEAN I TELL YOU WHAT YOU WANT TO HEAR.
It means:
I HELP YOU UNDERSTAND WHAT YOU NEED TO KNOW.
STILL HAVE A QUESTION?
Every home is different.
A Summerlin pool home may have completely different considerations from:
A Cadence resale.
A North Las Vegas townhome.
A Boulder City property.
A Henderson 55+ home.
A condo near the Strip.
So if your question isn’t answered here:
ASK ME.
TOMMY XAVIER NGUYEN
The Good Energy Realtor®
Nevada Real Estate Salesperson
NV Lic. #S.0204577
Good Energy Realty LLC
📞 725.224.1720
Serving:
Las Vegas • Henderson • North Las Vegas • Boulder City • Southern Nevada
