Costs of Selling Land in Nevada

Selling Costs in Nevada: What to Know

Nevada charges a real property transfer tax on most sales, and the rate depends on the county. Clark County pays the most. Nevada has no personal income tax, so the state does not tax your gain.

This page lists each cost of selling land in Nevada, who usually pays it, and a worked example for a $25,000 lot.

Nevada transfer tax by county

Nevada's transfer tax has two parts, both set in NRS chapter 375. Every county adds $1.30 per $500 for the state (NRS 375.023). The county part is $1.25 per $500 in a county of 700,000 people or more, which is Clark County, and 65 cents in smaller counties (NRS 375.020). Smaller counties may add up to 5 cents more (NRS 375.026).

That makes $2.55 per $500 in Clark County. Washoe County posts a rate of $2.05 per $500. Other counties start at $1.95. Ask your county recorder for its exact rate.

The tax applies when the price or value is more than $100. Each deed also needs a declaration of value form (NRS 375.060).

Who pays what by custom

Nevada law makes the buyer and seller jointly and severally liable for the transfer tax (NRS 375.030). In practice the purchase contract says who pays, and in many sales the seller pays it. Escrow fees are often split, and title insurance follows local custom.

Property taxes are usually prorated to the close of escrow, so you pay for the days you owned the land.

Recording fees

Each county recorder sets its fee schedule under state law. Washoe County lists a general recording fee of $43 per document. Check your county recorder for its current fee.

Escrow, title company or attorney

Most Nevada land sales close through an escrow or title company. It holds the money, pays the transfer tax and records the deed. You can hire a lawyer for the contract or a title problem, but most sales close without one.

Capital gains basics: federal and state

Your taxable gain is the sale price minus your selling costs and your basis. Basis is usually what you paid plus improvements such as surveys, roads or wells. For inherited land, basis is generally the value on the date of death; see IRS Publication 551.

If you owned the land for more than one year, the federal government taxes the gain at the long-term rates of 0%, 15% or 20%, based on your income. Land held one year or less is taxed at your ordinary income rate. See IRS Topic 409. Higher earners can also owe the 3.8% net investment income tax (IRS Topic 559).

The home sale exclusion covers your main home. A separate vacant lot does not usually qualify on its own; see IRS Topic 701. The closing agent normally reports the sale to the IRS on Form 1099-S.

Nevada does not tax your gain. Article 10, Section 1 of the Nevada Constitution says no income tax may be levied on the wages or personal income of natural persons. You still owe federal tax. This page is general information, not legal or tax advice. Confirm the details with the county office or a tax professional before you sign.

How selling to a cash buyer changes the costs

On a listed sale, the seller usually pays an agent commission plus their share of the closing costs. When you sell your Nevada land to EasyLotBuyer, there are no fees or commissions and we pay the closing costs. That includes the items in the table that a seller would normally pay at closing.

We make a cash offer within 24 hours and can close in as few as 7 days. If the land has back taxes, they are paid at closing from the sale. We also buy land with liens, title issues or no road access, and land held by heirs or an estate.

Your capital gains tax is still your own matter, because it depends on your basis and income. The closing agent will still report the sale on Form 1099-S.

• No agent commission
• No transfer tax or recording costs out of your pocket: we pay closing costs
• Back taxes paid at closing from the sale
• Try the offer calculator or the land value estimator
• See selling land in Nevada