Seller Tool
What do you actually walk away with?
Every estimate tells you what your home might be worth. That is not the number you care about. This one shows what lands in your account after the loan, the commission, the transfer tax and the closing costs — across three sale prices at once.
Compare three sale prices
What you owe
Your payoff, not your balance — it includes interest through closing.
Cost of the sale
Most Las Vegas HOAs charge a transfer fee plus the resale package.
Closing-cost help or a rate buydown you agree to pay.
Clark County charges $2.55 per $500 of value — 0.51% of the price. Calculated per scenario unless you override it.
Estimated Net Proceeds
Conservative
$525,000
$205,848
Target
$550,000
$229,345
Stretch
$575,000
$252,843
The gap between these three columns is what holding out for a higher price is actually worth — after the cost of getting there. That is the number worth deciding on.
Get a Precise Net Sheet from NikEstimates for planning only, based on the figures you entered. Your actual proceeds are set by the settlement statement at closing and will differ. Not tax or legal advice.
How to read your number
The three columns exist because the decision most sellers are actually weighing is not should I sell — it is is a higher price worth waiting for. Pricing above the market usually costs time, and time costs mortgage payments, taxes, insurance and upkeep. Put your realistic price in the middle column and a stretch number on the right, and the gap between the two net figures is what the wait has to be worth before it makes sense.
Watch the total cost to sell percentage as well. It moves more than people expect when concessions and repair credits enter the picture, and a concession granted late in escrow comes straight out of the last column.
One figure the calculator cannot guess is your payoff. It is not your balance — it includes interest through the closing date. Request a written payoff good through your expected closing date and use that, because on a short timeline the difference is real money.
If the number surprised you, that is worth a conversation before you list rather than after.
Have Nik Run Your Actual NumbersCommon questions
What does it cost to sell a house in Las Vegas?
Most Las Vegas sellers see total costs land somewhere between 6% and 9% of the sale price once brokerage compensation, escrow and title, the Clark County transfer tax, HOA transfer and resale package fees, and any buyer concessions are counted. The calculator above shows your total as a percentage for each scenario so you can see where yours falls.
How much is the transfer tax in Clark County?
Clark County charges $2.55 per $500 of value, which works out to 0.51% of the sale price. On a $500,000 home that is $2,550. In Southern Nevada it is customarily the seller's charge.
Is this the same as the net sheet I get at closing?
No. This is a planning estimate built from the numbers you type in. Your actual proceeds are determined by the settlement statement prepared by the title company at closing, which uses your exact payoff, exact prorations and the final negotiated terms. Use this to decide whether to sell; use the settlement statement to know the real figure.
Why does the payoff differ from my mortgage balance?
A payoff quote includes interest accrued through the closing date plus any recording or reconveyance fees your lender charges, so it is normally higher than the balance shown on your statement. Ask your lender for a written payoff good through your expected closing date.
Do I pay capital gains tax on the proceeds?
Many sellers do not. Federal rules allow a significant exclusion on gain from a primary residence if you have owned and lived in it for at least two of the last five years, and Nevada has no state income tax. Whether you qualify depends on your situation, so confirm it with a tax professional before you count on it.
Should I spend money on repairs before listing?
It depends entirely on what the money buys. Some work returns more than it costs at Las Vegas price points and some returns almost nothing. Put a repair figure into the calculator and see what it does to your net at each price, then get a specific recommendation for your home rather than a general rule.