The Hard Truth About Selling

I have this conversation with sellers every single week: "I think my home is worth $600K." They're right. But then they ask, "So how much will I walk away with?" and the answer is always smaller than they expect.

The gap isn't a secret. It's just not talked about openly. Let me fix that.

The Real Costs That Come Out of Your Sale Price

When you sell a home in Reno, Nevada, here's what gets subtracted from your sale price before you receive a check:

Real Example: What $550K Actually Gets You

That's 42% of your sale price going to costs and payoff. This is normal and expected—but it's a shock if you weren't planning for it.

Three Things That Will Change Your Number

1. Commission Negotiation

The 5–6% commission isn't a law; it's negotiable. After the NAR settlement in 2024, many agents are willing to discuss rates. If you negotiate your commission from 5.5% to 4.5%, you save $5,500 on a $550K sale. Not trivial.

2. The Nevada Advantage: No State Capital Gains Tax

If you made a $400,000 profit on your Reno home, you owe federal capital gains tax (if you don't qualify for the $250K exclusion). But Nevada has no state income tax, so you keep 100% of your gains at the state level. A California seller in the same situation pays state capital gains tax—Nevada sellers don't. That's money in your pocket.

3. Pre-Listing Inspection Saves Money

A $400 inspection before listing can reveal issues that, if left for the buyer to find, cost you in negotiation. A roof issue discovered by your inspector? You know it, price it into your listing, and avoid a $20K surprise after the buyer's inspection.

How to Calculate Your Specific Number

Here's what you need to gather:

• Your current mortgage payoff (call your lender; it changes daily)
• Your target sale price (or your agent's recommendation)
• Any capital gains (if you've improved the property significantly)
• Commission rate (negotiate this)

With those numbers, the math is straightforward. But it's easy to miss a cost or misunderstand Nevada's tax advantages (or lack thereof).

The Bottom Line

Selling is expensive. That's not a reason to avoid it—it's a reason to plan for it. Knowing your exact net proceeds changes how you price your home, when you sell, and whether you move forward at all.

If you're serious about selling and want to know your real number down to the dollar, that's exactly what a complimentary home evaluation does. I'll run your specific situation: your payoff, your market value, your costs, your net—and you'll know exactly what you're walking away with.