How Much in Seller’s Closing Costs will you pay?

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Sellers closing costs explained. A mom, dad, and daughter are holding hands walking out of their house moving the final boxes
From transfer tax to commissions, how much are the seller's closing costs? Learn and calculate your expected closing costs when selling.

The decision has been made; you’re finally ready to sell your home. So, how much in seller’s closing costs will you pay?

When selling a home, you can expect to pay five to seven percent in closing costs. Seller’s closing costs include Realtor fees, escrow and title fees, HOA or CIC fees, and rebates and prorations.

This article explains what fees you can expect to pay, what they are for, and if they are avoidable. Below this article, we’ve included a seller’s closing cost calculator so you can instantly see an estimate of your total proceeds and costs.

Homeowners finally have options when selling so we explore the path of iBuyers, Realtors, discount brokers, and new programs like Buy Before You Sell so you can compare and decide the best path for you.

Please note: All regulations and laws cited pertain to Nevada state law and contracts by the Greater Las Vegas Association of REALTORS®. Please check with a specialist in your area prior to acting on information we share.

All estimates provided are based off a sales price of $500,000 in Clark County, Nevada.

Realtor showing home to couple in bright kitchen

Real Estate Commissions.

Realtor or discount broker: $12,500-$30,000

The highest seller’s closing costs are Realtor commissions. Most sellers pay between 5-6% of the sales price in commission. That commission is split between the buyer’s agent and the listing agent’s brokerage. 

As one of the most contentious fees, I felt it essential to rip the bandaid off and get through this first.

While there are cheaper options, like discount brokers, most sellers get too caught up in this number and sacrifice service or the sales price to avoid paying a real estate agent. 

You’ve likely seen “sell your home for 1%” or flat fee service advertising around town. How and why can they undercut a traditional agent by so much? Volume.

These companies have to sell a large number of homes to survive. The only way to do so is to build processes. After your initial meeting, you become a file in a system handled by support staff and technology.

McDonald’s created the largest restaurant chain globally by replicating the same process with similar results quickly and efficiently. When in a pinch, it’s not a wrong lunch decision. However, If you strive for the best quality and service, the golden arches aren’t for you.

iBuyers: $30,000-$50,000
(excluding below-market offer)

iBuyers are not bad. Companies like Opendoor and Offerpad serve a role in the market and can help homeowners who need a quick sale. 

What’s an iBuyer? iBuyers are large institutional cash home buyers. Think home flippers with a logo, branding, and better technology. 

iBuyers will make you a cash offer then purchase with a quick close. While you may think you’re avoiding paying a Realtor, iBuyers collect commissions and closing costs upfront to pay all their expenses when they list and sell. Total fees can range anywhere from 6-12%. 

If keeping the most equity is essential to you, iBuyers are not the right fit. If you’re in a difficult position and must sell fast, there is no better option.

Buy Before You Sell

If you’re using equity towards the purchase of your next home, there used to be only three ways to do so. 1) Buy first and carry two mortgages. 2) Sell, and pay the new owner for a leaseback. 3) Make an offer contingent upon the sale of your house.

First&Sold is the only streamlined Buy Before You Sell option in Las Vegas. You can now secure your next dream home with a cash offer backed by our funds. First&Sold will buy the home and reserve it for you so you can move right in, get settled, and relax. 

All on your schedule. 

Once settled, you list and sell your old home from the comfort of your new home and complete your mortgage simultaneously so we can transfer the home into your name.

Escrow, title, and transfer tax closing costs for sellers.

All escrow, title and county fees are based off the sales price. We provide a calculator at the end to determine your fees.

Transfer tax: $2,550

The second-largest seller’s closing cost is the Real Property Transfer Tax. In Clark County, NV, it’s $2.55 for every $500 in sales price.

Every residential, vacant, or commercial property pays a transfer tax when sold. The amount in transfer tax can vary from each state or county.

Arizona charges a flat $2. If you live in the following states, you pay no transfer tax.

  • Alaska
  • Idaho
  • Indiana
  • Kansas
  • Louisiana
  • Mississippi
  • Missouri
  • Montana
  • New Mexico
  • North Dakota
  • Oregon (except Washington County)
  • Texas
  • Utah
  • Wyoming

Look up your .

Escrow Fee: $462

Typically split 50/50 between the buyer and seller. The escrow fee is a payment to the escrow company for its services.

Escrow companies have two important jobs. Ensure the title/deed on the home is clean and insurable. And to hold funds and act as a neutral third party in the transaction.

Owner’s Title Policy: $1,949

An owner’s title policy protects the new homeowner against future title disputes and property ownership claims.

For example, a debtor owed money by the previous owners you purchased from decides they should have a right to collect from the property sale. Or, the previous owners were in a nasty divorce, and one party believes they should have received more money and wants the rights to the property.

understanding sellers closing costs, neighborhood cul-de-sac taken at sunset by drone

CIC and Homeowner’s Associations.

Do you live in an HOA? HOAs can charge a small fortune when it comes time to sell. While not considered seller’s closing costs, since the HOA fees are paid upfront and outside of escrow, HOA fees are still an important cost to understand.

HOA Resale Package: $160-$280 for each HOA and Sub-HOA

By Nevada state law, the seller must provide, at their expense, an HOA resale package for the buyer.

It must be ordered within two business days and delivered within 15 calendar days of offer acceptance by contract.

The resale package contains the CC&R, budget, and bylaws for the buyer to review before purchasing.

As an example, Mountains Edge Master Planned Community charges $166, including a $6 convenience fee. Monterey Ranch, a sub-HOA inside Mountains Edge, charges $213.59, again with $6 included.

HOA Demand Statement: $160-$280 for each HOA and Sub-HOA

The HOA Demand statement is requested from the title company and paid upfront. A demand statement shows if you’re up to date on payments and when you made your last payment.

If you paid your 3rd quarter HOA payments, but you are closing in the middle of the quarter, this statement shows how much to prorate the charges. The title company will then collect that amount from the buyer to refund you at closing.

The HOA demand statement for Red Rock Country Club is $171.00.

HOA Transfer/Account Setup Fee & Capital Contribution: $250-$300 for each HOA and Sub-HOA

That HOA resale package you have to deliver to the buyer? You received one of those, too, and it tells you if and how much the HOA capital contribution and transfer and setup fee is.

You cannot rely on your agent for this information. There are far too many subdivisions and HOAs for us to know.

Most HOA fees are customarily a seller fee. When buyers make an offer on a home, they mark who pays for the HOA fees. By law, the resale package is the only HOA fee a seller must pay for.

Transfer/setup and capital contribution may be negotiated. However, it’s certainly not worth losing a deal over. Our best advice, read your HOA documents ahead of listing and inform your agent of the fees.

There are some extreme examples to be cautious of. Sun City Summerlin has a New Owner Reserve Assessment (NORA) fee of roughly $1,700.

Rebates and other fees.

Prorations and Adjustments: $0 to $100s in a rebate

Quarterly property taxes, sewer, trash, HOA, and sub-HOA are paid in advance. If you are current on all of these, you should receive a rebate for the days paid past the close of escrow.

If there are 90 days in a quarter, and you typically pay $1,000 a quarter for all of these fees and are closing on the 45th day of the quarter, expect to receive $500 back at the close of escrow.

Additional Seller’s Costs: $500+

A home warranty, repair costs, and notary may be additional fees to consider. 

Most buyers will request a home warranty ranging from $450 to $750 depending on several factors, like a pool, size of the home, etc.

During the due diligence period, a buyer should hire a licensed inspector to ensure no serious mechanical issues with the home. If there are, buyers will send a repair request asking you to fix or, sometimes, request a credit in place of repairs.

Sometimes it’s not possible to sign in person. You may request a notary, which costs around $125.

If your buyer uses a VA loan, the seller is responsible for a pest inspection. A pest inspection can cost $75-$125.

A couple relaxes on the sofa while moving, understanding sellers closing costs

Peace of mind.

Every seller has a different and unique story and situation. Ask yourself, what’s most important? Speed, price, peace of mind, or the net amount in your pocket. 

Is a quick sale with little to no stress more important than money? Get quotes from an iBuyer. Perhaps you’ve sold several homes, and you can completely control the process. Selling For Sale By Owner or through a discount broker may be better.

At First&Sold, we believe real estate should be a happy and easy journey. This is why we focus on customer experience with a balance of mid-tier fees and unique programs. If you believe First&Sold is an option that fits your needs, we would love to hear from you.

Seller’s Closing Cost Calculator

Enter your estimated sales price, remaining mortgage balance and commission %.

About The Author

Picture of Travis French

Travis French

On a 750-mile trek across 4 states, I felt the void: good info on places to live was missing. So, I started gathering. Today, I'm still searching for my perfect place alongside you and adding each bit of helpful information I discover along the way. —Writer, Home Advisor, & Owner of First&Sold. NVRED Lic #S.0182305

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