Blaine Moore Real Estate

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Category: Selling Tips

Practical guidance for Northern Nevada homeowners preparing to sell: what it costs, what to fix, how to price, and what happens after the offer.

  • What It Costs to Sell a Home in Nevada: Know Your Net

    What It Costs to Sell a Home in Nevada: Know Your Net

    When your home sells, the price on the contract and the amount that actually lands in your account are two different numbers. That is completely normal — every sale works that way. But it is a much easier conversation to have before you list than at the closing table. Here is what sits between those two numbers here in Northern Nevada.

    The biggest line item: compensation to your brokerage

    The largest single item between your sale price and your net is compensation to your real estate brokerage. The most important thing to know about it is that it is negotiable, and it always has been. There is no standard rate and no set percentage.

    How the buyer’s agent gets paid is its own separate conversation. Sometimes you contribute, sometimes the buyer covers it, sometimes it is split. All of that gets decided when you sign a listing agreement — in writing, with real numbers in front of you, before anything is committed.

    Nevada closing costs, and the 1% title and escrow rule of thumb

    Next come the closing costs: transfer tax, escrow, title insurance, recording fees, and your property taxes prorated to the day you close.

    Two things are worth knowing. First, most of these are shared with your buyer rather than yours alone. In Washoe County the transfer tax and the escrow fee are typically split down the middle, and title insurance divides up as well.

    Second, you do not need to memorize the list. A good rule of thumb is that title and escrow fees run about one percent of your sale price — roughly $6,000 on a $600,000 sale, as an illustration of the rule rather than a quote. Transfer tax, recording fees, and prorated property taxes are on top of that. Your escrow officer will give you exact figures for your transaction.

    The one that catches sellers off guard is the HOA transfer package, if your home is in an association. It is easy to overlook and it is not small.

    The costs that don’t exist yet when you list

    There is one more bucket, and almost nobody budgets for it — because when you list, it does not exist yet: whatever gets negotiated after the offer.

    Inspection repairs. A closing cost credit. Sometimes a home warranty. These are not fixed costs you can look up in advance. They are outcomes of a negotiation, and how that negotiation goes is a large part of what you are hiring an agent for.

    Plan around your net, not your price

    So here is the rule: don’t plan your next move around your sale price. Plan it around your net.

    Your net is the number that actually funds the down payment on your next house. It determines what you can afford, what you can offer, and whether the move works at all. Your sale price is a headline. Your net is the number that does the work. Money you spend before listing moves that number too — here’s which upgrades actually pay off, and which ones you’ll never see again.

    Know your number before you list

    The best part is that you can know this number before you list, not at the closing table. It is called a seller net sheet, and it lays out every line, top to bottom, for your home at your price.

    You choose what you want to list at. I will show you exactly what is left when the dust settles. It costs you nothing and there is no obligation.

    Contact Blaine Moore, REALTOR® | RE/MAX Gold | NV License #S.169620 — (775) 354-6211 — and we’ll run your numbers before you make a single decision.

    Frequently asked questions

    What does it cost to sell a house in Nevada?

    Two categories sit between your sale price and your net: compensation to your real estate brokerage, which is fully negotiable and has no standard rate, and closing costs such as transfer tax, escrow, title insurance, recording fees, and prorated property taxes. A useful rule of thumb is that title and escrow fees run about one percent of the sale price, with transfer tax, recording fees, and prorated property taxes on top of that. Your escrow officer provides exact figures for your specific transaction.

    Who pays closing costs in Nevada, the buyer or the seller?

    Many of them are shared. In Washoe County the transfer tax and the escrow fee are typically split between buyer and seller, and title insurance divides between them as well. Prorated property taxes are allocated to the day of closing. The exact allocation is set by your purchase contract and is negotiable.

    Is real estate brokerage compensation negotiable in Nevada?

    Yes. It is negotiable and always has been. There is no standard rate, no set percentage, and no rule anyone is required to follow. It is agreed in writing in your listing agreement, and how the buyer’s agent is compensated is a separate conversation that can be structured several different ways.

    Who pays for title insurance in Nevada?

    Under the standard Sierra Nevada REALTORS® purchase agreement, the seller pays for the owner’s policy that protects the buyer, and the buyer pays for the lender’s policy required by their loan. Any additional or extended coverage is the buyer’s cost. Like everything else in the contract, this is negotiable.

    Does the seller pay HOA fees when selling a home in Reno?

    If the home is in an association, the seller typically pays for the HOA transfer package, while the buyer typically covers HOA setup fees. The transfer package is the cost that most often surprises sellers, so it is worth asking about early.

    What is a seller net sheet?

    A seller net sheet is a line-by-line estimate of what you will actually walk away with at a given sale price — sale price at the top, every cost subtracted, your net at the bottom. It is prepared before you list so you can plan your next purchase around a real number instead of a guess.

  • Which Home Upgrades Actually Pay Off When You Sell?

    Which Home Upgrades Actually Pay Off When You Sell?

    Thinking about selling your home? Before you spend money on upgrades, here’s the truth most sellers learn the hard way: the most affordable improvements almost always pay off the most — and the expensive ones? You’ll rarely see that money again. Here’s where to spend, where to save, and the one rule that keeps thousands in your pocket.

    Spend here: the money-makers

    The biggest returns happen to be the most affordable. A fresh coat of neutral paint often returns more than every dollar you put into it. A deep clean and a serious declutter cost almost nothing and completely change how a home shows — buyers need to picture their life in the space, not yours. And curb appeal — a tidy yard, a fresh front door, a clean entry — sets a buyer’s entire impression before they even walk in.

    Small updates, big return

    Next, small updates that make a home feel current for very little money: modern cabinet hardware, updated light fixtures and faucets, and fresh caulk in the kitchen and baths. Call it the illusion of new — it makes a dated home feel updated without a renovation. And always fix the obvious stuff: the leaky faucet, the sticky door, the cracked switch plate. Little flaws make a buyer wonder what else got ignored.

    Where sellers waste money

    Here’s where budgets get torched: the full kitchen or bathroom remodel right before listing. A major kitchen remodel often returns only 50 to 60 cents on the dollar — and worse, today’s buyer usually wants to pick their own finishes anyway. The same goes for high-end custom upgrades and big-ticket items like a pool, which can actually turn some buyers off. Renovating for a buyer you haven’t even met yet is how you lose money.

    The rule to remember

    The more affordable the upgrade, the better it tends to pay. Because you’re not selling a renovation — you’re selling a first impression and a move-in-ready feeling. Buyers will pay a premium for clean and turnkey. They will not pay you back for your $50,000 kitchen.

    Thinking about selling in Reno or Northern Nevada?

    Every home and every market is different, so before you spend a single dollar, let’s talk. I’ll walk your home and tell you exactly which improvements are worth it for your property, your neighborhood, and your price point — and which to skip so you keep that money. And once you know what you’ll spend getting ready, it’s worth knowing what it actually costs to sell a home in Nevada when you reach the closing table.

    Contact Blaine Moore, REALTOR® | RE/MAX Gold | NV License #S.169620 — (775) 354-6211 — for a free pre-listing walkthrough.

    Frequently Asked Questions

    What home improvements have the best ROI when selling?

    The most affordable ones: fresh paint, a deep clean and declutter, and curb appeal. Small updates like hardware, fixtures, and faucets also punch above their cost. Major remodels typically have the worst return.

    Should I remodel my kitchen before selling?

    Usually not. A major kitchen remodel often recoups only about 50 to 60 cents on the dollar, and many buyers prefer to choose their own finishes. A minor refresh — new hardware, fixtures, and a deep clean — is far smarter.

    Does painting before selling actually help?

    Yes. A fresh coat of neutral paint is one of the highest-return improvements you can make, often returning more than it costs, because it makes the whole home feel clean and updated.

    Is it worth adding a pool before selling?

    Generally no. Pools are expensive, rarely return their cost, and can actually deter some buyers who don’t want the maintenance.

    What’s the smartest way to prep my home to sell on a budget?

    Focus on presentation, not renovation: clean, declutter, paint, boost curb appeal, and fix obvious small issues. Skip the big remodels.

  • Should You Sell Your Home Before Buying the Next One in Reno, NV?

    Should You Sell Your Home Before Buying the Next One in Reno, NV?

    Should You Sell Your Home Before Buying the Next One?

    Both paths — selling first or buying first — come with real financial and timing tradeoffs, and the right choice depends on your equity, your risk tolerance, and current market conditions.

    Full Transcript

    Trying to decide whether to sell your current home before buying the next one in Reno or Sparks? Both paths — selling first or buying first — come with real financial and timing tradeoffs, and the right choice depends on your equity, your risk tolerance, and current market conditions.

    Selling first means you know exactly what you have to work with — no risk of carrying two mortgages, and you can make a clean, non-contingent offer on your next home. The tradeoff: you might need temporary housing if the timing doesn’t line up perfectly.

    Buying first means no scrambling to find temporary housing — you move once. But you’re taking on two mortgages, even briefly, and your offer on the new home may need a sale contingency, which makes it less competitive in a multiple-offer situation.

    There are ways to bridge the gap — a home equity line on your current home, a bridge loan, or negotiating a rent-back period after you sell so you stay put while you shop. None of these are one-size-fits-all — the right one depends on your equity, your timeline, and your risk tolerance.

    The right answer also depends on the market. In a seller’s market, buying first is riskier because you’re competing against clean, non-contingent offers. In a slower market, selling first can mean sitting without a home lined up. Knowing which market you’re actually in matters more than a generic rule of thumb.

    There’s no universal right answer here — it depends on your equity, your timeline, and what you can’t afford to have surprise you along the way.

  • Is Zillow Wrong About Your Home’s Value?

    Is Zillow Wrong About Your Home’s Value?

    Zillow’s own data shows their home value estimate can be off by 7.5% on a home that isn’t currently listed. On a $500,000 home, that’s a $37,000 swing — in either direction. Here’s why that gap exists, and what actually gets you a real number.

    Full Transcript

    Zillow’s own data shows their home value estimate can be off by 7.5% on a home that isn’t currently listed. On a $500,000 home, that’s a $37,000 swing — in either direction. Here’s why that gap exists, and what actually gets you a real number.

    Automated estimates have no idea what’s actually inside a property. They don’t know you redid the kitchen, finished the basement, or that the roof still has ten years left on it — and they don’t know about deferred maintenance either. They’re pricing a house they’ve never walked through.

    Accuracy depends entirely on how many recent sales exist nearby. In a neighborhood in Reno, Sparks, or Incline Village with only a couple of sales in the past year, the model is filling in the gaps with guesswork, not local knowledge.

    An algorithm averages what already happened — it doesn’t read what’s happening in your specific neighborhood this month. Whether buyers are competing for homes like yours right now, or sitting on the sidelines, isn’t something a model picks up on.

    An accurate number comes from real comparable sales, your home’s actual condition, and what buyers are doing today — not last year’s data.

    If you want an accurate answer instead of a 7.5% guess, I’ll walk your home and put together an actual comparative market analysis based on what’s happening in today’s market.

    Ready to take the next step? Visit the contact page to connect with Blaine Moore and find out what your home is really worth.

    It’s Never Been Inside Your Home

    Automated estimates have no idea what’s actually inside a property. They don’t know you redid the kitchen, finished the basement, or that the roof still has ten years left on it — and they don’t know about deferred maintenance either. They’re pricing a house they’ve never walked through.

    The Data Behind It Can Be Thin

    Accuracy depends entirely on how many recent sales exist nearby. In a neighborhood in Reno, Sparks, or Incline Village with only a couple of sales in the past year, the model is filling in the gaps with guesswork, not local knowledge.

    It’s Reading History, Not Right Now

    An algorithm averages what already happened — it doesn’t read what’s happening in your specific neighborhood this month. Whether buyers are competing for homes like yours right now, or sitting on the sidelines, isn’t something a model picks up on.

    An accurate number comes from real comparable sales, your home’s actual condition, and what buyers are doing today — not last year’s data.

    What Actually Determines Your Home’s Value

    • Recent comparable sales on your street and in your immediate neighborhood
    • Your home’s real condition, updates, and any deferred maintenance
    • Current buyer activity in your specific market, not historical averages

    Get a Real Number

    If you want an accurate answer instead of a 7.5% guess, I’ll walk your home and put together an actual comparative market analysis based on what’s happening in today’s market.

    Ready to take the next step? Visit the contact page to connect with Blaine Moore and find out what your home is really worth.