How to Sell a House By Owner in Nevada

Regardless of how commissions play out in the future, buyers’ agents will expect compensation for the work they do to bring a buyer to the negotiating table, such as arranging showings and helping to place qualified buyers on deck. In addition, when a seller isn’t partnering with an agent, the buyer’s agent may end up lifting more of the weight to get the sale to the finish line.

Finally, a FSBO sale does not mean that a seller won’t need professional services. The state of Nevada does not require you to hire a real estate attorney when you’re selling your home, but FSBO sales typically warrant legal and professional oversight to avoid legal risk.

Most homeowners who sell FSBO will want to hire an attorney to review and prepare the purchase agreement and make sure other required paperwork is filled out properly, such as the seller’s disclosures. We’ll address what disclosures are required when selling a house in Nevada later in this post.

Why sell a house by owner in Nevada?

The top three reasons people cite for selling FSBO include: “did not want to pay a commission or fee” (31%); sold to a relative, friend, or neighbor (36%); or that the buyers contacted the seller directly (20%), according to NAR data.

However, transaction data from NAR also shows that FSBO homes sold at a median of $310,000, significantly lower than the median of agent-assisted homes at $405,000.

As you can see, FSBO is a mixed bag. So, before we share our selling tips, let’s lay out some pros and cons to help you decide if this is the route for you.

Pros of selling a house by owner

• More control over the sales process: Selling a home by owner gives you complete control over how you market the property, the pricing strategy, and the negotiation process with buyers.
• No real estate commission fees: One of the most appealing aspects of FSBO is the potential to save on commission fees that are typically paid to real estate agents, which currently can range from 5% to 6% of the sale price.
• Direct communication with buyers: Sellers can directly interact with potential buyers, which may lead to a more straightforward and personal negotiation process.
• Flexibility on showing the home: As the owner and seller, you can schedule showings and open houses at your convenience, without having to coordinate with a realtor’s schedule.
• Personal satisfaction: There is a sense of personal achievement and satisfaction that comes from successfully selling your home on your own.

Cons of selling a house by owner

• Time-consuming: Managing the entire sales process without professional help can be extremely time-consuming, from marketing the property to handling paperwork and negotiations.
• Your sale may take longer: Unless the seller already has a buyer lined up, FSBO listings can take longer to sell.
• Likelihood of less proceeds: As noted above, FSBO listings tend to sell for less money, statistically speaking.
• Less market exposure: Without access to the Multiple Listing Service (MLS) that Realtors use, your property may get less visibility among potential buyers.
• Pricing challenges: Without the market knowledge and expertise of a real estate agent, setting the right price for your home can be difficult, potentially leading to underpricing or overpricing your property.
• Negotiation complexities: Sellers may find themselves at a disadvantage in negotiations without the experience and negotiating skills of a professional realtor.
• Risk of legal or financial mistakes: Handling the legal and financial aspects of a home sale can be complex and risky without the guidance of a professional, possibly leading to costly mistakes.
• Costs can add up: You’ll still have selling costs, which may include transfer taxes and settlement fees. Not having agent representation could also lead to paying more in seller concessions.
• Security concerns: You’re inviting unvetted strangers into your home every time you show it. Real estate agents have processes to confirm if home shoppers are legitimate.

In spite of the cons, we’ll help you navigate the pitfalls of FSBO if you’re committed to selling your Nevada house without agent assistance. For the right person, selling a home FSBO can be an exciting challenge, and success is often measured in more ways than one.

Steps to sell a house by owner

Next, let’s review the FSBO process step by step.

1. Prepare your house for sale

For the highest proceeds — whether selling with an agent or FSBO — you’ll want to get your Nevada home into presentable shape before any showings. According to a recent HomeLight survey of more than 1,000 top agents, a nicely prepared and staged home can sell for up to 13% more than an unstaged home.

Here are a few basic preparation tasks to put on your list.

Inside your house

These interior efforts will go a long way toward impressing buyers looking for a home in Nevada:

• Declutter floors, shelves, and surfaces throughout the home to create a sense of space.
• Make small fixes and repairs, such as addressing a leaky faucet or fixing a broken door handle.
• Lightly updatewith new light fixtures, faucets, or cabinet hardware to modernize the space.
• Refinish hardwood floors to restore their natural beauty and appeal.
• Repaint bold walls or those that look dingy in a neutral color to make spaces feel larger and more inviting.
• Reduce furniture in crowded rooms — consider using a temporary storage unit to avoid overcrowding.
• Stage the home with final touches like fresh-cut flowers or a basket of fresh produce to add a welcoming atmosphere.
• Use rugs to define spaces, placing them strategically to enhance room layouts.
• Deep clean until the house is sparkling to make a strong first impression.
• Open blinds or drapes to show off great views and add natural lighting. Replace any dim, blown, or missing bulbs with bright ones to enhance brightness.
• Have a dedicated home office space or room to make the home appealing to remote workers.

Outside your house

Some important exterior curb appeal upgrades can include:

• Mow the lawn and pull weeds to enhance the home’s initial yard-view impression.
• Apply fresh mulch liberally to garden areas for a tidy, cared-for look.
• Upgrade your landscaping, possibly adding a new walkway, flowerbed, or shrubs to boost curb appeal.
• Add a fresh coat of paint to refresh the home’s exterior appearance.
• Install a new garage door if the current one is outdated or not functioning properly.
• Check for weather damage from storms—this includes loose shingles, gutter damage, or driveway cracks.
• Clean and power wash outdoor decks and patio spaces to revive their look.
• Make sure the A/C is maintained, especially since Nevada summers can be hot, to ensure comfort for potential buyers.

2. Set a competitive price

This is perhaps the most critical step in your FSBO process: setting the right listing price. You don’t want to leave money on the table, but you also want to encourage buyer activity on your listing.

Before placing a home on the market, a seasoned real estate agent typically creates a comparative market analysis (CMA) report for their seller client. This is a highly detailed look at comparable nearby homes, known as comps, that have sold recently or are part of the existing active housing market.

In a 2023 HomeLight survey, 28% of top agents said the biggest mistake sellers make is overpricing their property. A professional CMA from an experienced agent can help you avoid this misstep. However, with some time and research, a FSBO seller can set a competitive price. We’ll show you how.

Conduct your own “CMA Lite”

It’s time to roll up your sleeves and research what your home might be worth. Below are the steps to follow, as well as some visual examples.

Start with an online home value estimate

As a starting point, look at several online estimators for your home’s value. HomeLight’s Home Value Estimator aggregates publicly available data such as tax records and assessments, your home’s last sale price, and recent sales records for other properties in the same neighborhood.

We also add a new layer of information to our estimates using a short questionnaire. Tell us a few details about your Nevada home, such as:

• How much work does it need?
• What type of home is it (single-family, condo, townhouse, or other)?
• When was your house built?
• Are you planning to sell soon?

Using these insights, we’ll provide you with a preliminary estimate of home value in under two minutes.

Whether you use HomeLight’s home value estimate or other estimators (Zillow, Chase, Realtor, Redfin), think of any online home price tool as a first step — and recognize that the data used may be limited.

Narrowly filter your search for comps

When you’re ready to find comps, you can choose from sites like Zillow, Trulia, Redfin, or Realtor. You’ll want to filter your searches to the area very near your house (within blocks if possible) and with similar characteristics. If you’re not finding any comps, expand your search map.

You’ll also want to filter results by details like:

• Listing status (look at recently sold, pending, and active)
• Number of bedrooms
• Number of bathrooms
• Square footage
• Home type (single-family, condo, etc.)

Beyond this criteria, the more homes you find with floor plans and an age similar to yours, the better.

Use a site like Zillow to collect your data

As an example, let’s take a look at how to filter your search for comps on Zillow.

• Navigate to Zillow.
• Type in your address. If a pop-up with your home’s specs appears, close it with the “X” on the top right (or sometimes you must click “Back to search” on the top left).
• Filter by “sold.” Yellow dots should appear on the map surrounding your house, and you will see all the recently sold homes on the right.

• Now, filter by the number of bedrooms and bathrooms and check the box “Use exact match.”

• Next, filter by home type.

• Next, select the “More” box. Here you can specify square footage, lot size, year built, and — crucially — the “sold in last” (time period) category.

• While still in the “More” filter box, scroll down and select to view houses that sold in the last 30 days. If you find there are not many results in your area, try expanding to 90 days. However, the further back you go, the less relevant the comps.
• If necessary, click the plus or minus buttons to widen the search area.
• Once you’ve collected data for sold houses, revise or restart the search to view active and pending listings, as well.

Hire a professional appraiser

If you want to further reduce guesswork, top agents recommend paying an appraiser to provide a professional opinion of value for your home. Similar to an agent conducting a CMA, an appraiser will consider recently sold property data, research the surrounding market, and facts they have collected from a walkthrough of your house to determine an appraised value.

For a typical single-family home, an appraisal will cost in the range of $300 to $550. But this is well worth the investment to avoid possibly over- or underpricing your property by thousands of dollars.

Compare and adjust based on your research

Compare your home’s features against the nearby comps you collected. Hopefully, the houses you studied give an indication of an appropriate price range for your home. From there, you can make dollar adjustments based on characteristics that add value (frog room, patio, extra bedroom, etc.) versus detracting from it (a highway noise or busy street, deferred maintenance, less square footage, etc.).

A covered patio, fenced backyard, deck, or entertainment room are additional examples of valuable home features in Nevada.

Weigh the differences and similarities of comps with the appraised value of your property to select a price that will encourage buyer activity — not too high, and not too low..

3. Photograph your home

Listing photos can be one of your most potent selling tools, either drawing in buyers or pushing them away. Top agents often refer to online photos as a digital curb appeal opportunity.

To give your FSBO home listing an extra edge, consider hiring a professional real estate photographer. While they may charge $120 to $200 an hour, the ROI can easily prove exceptional. Ask your photographer about including a video tour with their quote.

If you do go the DIY route for photos, here are some tips:

• Use a quality camera with a wide-angle lens
• Pay attention to the lighting in each room
• Include a photo of every room and living space
• Take multiple pictures of each space, especially the kitchen
• Shooting from different angles and perspectives

See our handy guide on how to take quality real estate photos.

4. Write a compelling listing with details

Along with quality photos, you’ll want to craft a well-written, informative, and compelling listing. Leverage both the listing description (a few paragraphs highlighting key features) and the property details to show buyers what makes your home unique or desirable.

Tell a story with your description

Attract more potential buyers with a powerful listing description that tells a story about your Nevada house, including details like:

• Most unique and desirable features, like a breakfast nook or sunroom.
• Coveted upgrades like a kitchen or bath remodel, new roof, or HVAC system.
• High-end or energy-efficient appliances, materials, or finishes.
• Outdoor features like a pool, jacuzzi, or covered patio.
• Neighborhood amenities or community features.
• Nearby parks, walking trails, restaurants, attractions, or impressive walk scores.
• Highlights in major metropolitan areas (Las Vegas, Henderson, Reno), such as best performance or sports venues, steakhouses, and cultural opportunities.

The listing description is a chance to sell more than just the house, it allows you to promote the community and surrounding areas. You can describe what a photo may not be able to convey.

Pro tip: As a FSBO seller, you might specify in your description the commission a buyer’s agent will receive from the proceeds. Most agents don’t want to show their clients properties from which they’d receive a nominal commission. If you choose not to list in the MLS so you can forego the buyer commission, you will limit the exposure your home will get.

Play up the property details

Along with writing the listing description, depending on the service you’re using, you may be prompted to enter information like:

• Age of your home
• Total square footage
• Architectural style (i.e., rancher, craftsman, split-level)
• Appliances and fixtures included with the sale
• Exterior building materials
• Flooring types
• Homeowners association (HOA) fees
• School district information
• Property lot size

Real estate agents and potential buyers will read this “fine print” on your listing, so it’s important to include accurate details — and plenty of them.

5. List your home online

At this point, it’s time to post your Nevada home online. While you can create FSBO listings for free on popular search sites, you’d have to do a lot of searching and vetting to post site by site, and your listing would not reach the majority of potential buyers and their agents.

For maximum exposure, it’s best to pay to have your home featured on your local multiple listing service ((MLS) — the industry platform agents use to share active properties with one another as well as major real estate sites. Posting on the MLS will feed your listing to buyers’ agent databases and to the sites home shoppers use the most.

It should be noted that only licensed real estate agents and brokers who are MLS members can post properties to the MLS. However, you have two options to gain access: paying an agent to post for you or using a FSBO platform online. Let’s briefly look at each one.

Pay an agent to list your home on the MLS

A local real estate agent may be willing to list your home on the MLS for a flat fee, without any other involvement in your transaction. If you decide to go this route, ask whether the fee includes updating your listing if you need changes later.

Use a FSBO platform with an MLS option

You can use any number of paid sites to list your Nevada house online as “for sale by owner.” These websites typically offer different packages ranging from $100 to $400 for just a listing, or a larger flat fee of $3,000 to $5,000 that includes additional professional marketing services.

Some of these flat-fee listing companies display their rates on their websites, but others won’t quote a fee until you enter your address or select a region of the country. Some examples include:

• Houzeo.com
• mlsmyhome.com
• ISoldMyHouse.com
• FSBO.com
• Houwzer
• Homie Real Estate
• Assist-2-Sell
• Help-U-Sell

It’s important to note that most of these companies serve FSBO sellers nationwide, which can cause knowledge gaps if the assisting representatives don’t understand the local market trends in your Nevada community or neighborhood.

Whatever you choose, read the fine print carefully: some sites may have initially undisclosed fees or take a percentage off your sale — a detour you’d rather avoid when taking the FSBO route.

If you don’t want to pay for the MLS

If you’re striving to save money by foregoing the MLS, you can create a free FSBO listing on Zillow. With this option, you are allowed to post a video, unlimited photos, and get reasonably wide exposure via Zillow and the Zillow-owned website Trulia.

6. Market your Nevada home

Experienced agents know that posting a house on the MLS is just the beginning of the marketing phase. A successful sale requires a targeted marketing plan to reach the best buyers and attract the highest offers.

For the best results, you’ll want to implement a wide-reaching marketing strategy. This will include paid advertising, social media posts, physical signs, and open houses. The goal is to reach more homebuyers, which will hopefully result in receiving more offers and more options.

Here are some of the steps you can take to market your home:

Place a quality FSBO sign

Consider getting a custom yard sign rather than purchasing a generic one you write on with a Sharpie. You can order a custom sign on a site like Vistaprint with your contact information, plus a stand, for as little as $25 plus shipping. Note that some MLS providers may have rules about whether you can post a FSBO yard sign while your home is on the MLS.

Before posting anything, review local ordinances and your HOA’s rules about posting signs. For example, your town or HOA may limit the size or placement of for-sale or open-house signs.

Share on social media

Share your home across key social media platforms, and ask your friends to share, too. Many Nevada home shoppers are likely to look at the MLS, Zillow, Facebook, and Instagram, so you will want to post on these and other social sites that can expand your buyer net.

It can also be helpful to follow local real estate agent accounts to see their social media strategies to get additional ideas about what works and doesn’t work in your Nevada market.

Plan an open house

Try these strategies for a successful open house event:

• Share details on Facebook and Nextdoor.
• Update your MLS listing with the open house details (if you’re able to as part of paying the flat fee), or update your DIY FSBO listing.
• Place open-house signs at nearby intersections.
• Tidy up the house before potential buyers come through.
• Pass out info sheets with the address, bullet points about the house, your contact info, and perhaps one photo.
• Collect visitors’ info and then follow up later to ask if they have any questions.

Find more expert tips for how to hold an open house at this link.

7. Manage showings

If your marketing is successful, your next step will be to show the home to prospective buyers. This is typically the busiest and most challenging phase of the home sale process. A major reason some FSBO sellers switch to an agent is that they underestimate the time, energy, and expertise needed to manage this pivotal selling step. A Realtor can also bring a comforting level of added security to the showing process.

Here are some tips to manage showings:

• Respond to inquiries ASAP.
• Set end times if you need to fit many showings in one day. This will also create a sense of demand and urgency for buyers to place offers.
• Remove or secure valuables from your home.
• Clean your home and tidy up for showing guests, inside and out.
• Follow up with buyers’ agents after showings to get their feedback.

Should you be present for showings?

If you’d rather not be present for every showing, consider using a lockbox with a code to let buyers’ agents enter the house. This is a common industry practice among trusted agents. To ensure you’re working with a legitimate agent, use Google or sites like arello.com to check their real estate license number and do some research to confirm it’s actually them.

With unrepresented buyers, you should plan to be on the property for the showing. During a showing, we recommend you:

• Point out highlights of the house, yard, and community.
• Let buyers look without hovering or making them feel uncomfortable.
• Be prepared to answer questions and have supporting documents nearby.
• Let the house do the talking and avoid the temptation to tell all.
• Remain detached and neutral if a potential buyer shares their feedback.

8. Evaluate offers, negotiate, and make disclosures

Before signing an offer, make sure the buyers are prequalified by a mortgage lender. Here are key considerations when considering an offer on your Nevada home:

• Vet potential buyers by requiring a mortgage pre-approval letter or proof of funds.
• Require everything in writing and watch out for scams.
• Counter-offer and negotiate based on your selling objectives.
• Hire a real estate attorney to review the offer. (See the next step!)

Property condition disclosure

In Nevada, home sellers are required by law to complete the Seller’s Real Property Disclosure form. This form is designed to provide potential buyers with information about the condition of the property, which includes known defects and other facts that could affect property value.

Whether required by law or not, some sellers may prefer to provide the disclosures before an offer has even been presented so that a prospective buyer is more informed beforehand and less likely to withdraw from a deal later on.

In an agent-assisted sale, your listing agent would likely provide you with the required disclosure form. However, as a FSBO seller, you can find the form online or request it through the local government agency that oversees home sales.

What will you be asked? In Nevada, you can expect to disclose any significant defects or issues you’re aware of concerning:

• Heating, ventilation, and air conditioning (HVAC)
• Electrical systems
• Plumbing and appliances
• Water source/treatment
• Sewage or wastewater disposal systems
• Roof, gutters, and downspouts
• Exterior finish
• Additions and alterations
• Soil, structural, drainage, or foundation
• Infestations such as termites or other wood-destroying pests
• Hazardous substances such as asbestos, lead-based paint, fungi or mold
• Insurance and property damage claims
• Pool or spa
• Lakes and ponds/waterfront property
• Subdivision/homeowners association (HOA)
• Common interest areas or facilities such as pools, tennis courts, walkways
• Conservation easements
• Solar panels

To learn more, see the residential disclosure guide brochure on NV.gov.

If in doubt about an issue with the home’s condition, most agents recommend you disclose it to the buyers. If you know of a significant problem with the house and choose not to disclose it, and that defect is later discovered, you could be held liable for damage or subsequent costs.

9. Close the sale — consider professional assistance

While some states require that FSBO sellers hire a real estate lawyer to help close their sale, Nevada does not.

However, whether required or not, it’s still a good idea to invest in the services of an experienced attorney as you close one of the biggest and most complex deals of your life. By doing so, you’ll minimize your legal and financial risk, plus simplify the process for yourself, especially when legal paperwork is involved.

Real estate attorney fees can vary depending on location and how much help you want or need. In Nevada, they generally range from $150 to $350 per hour — well worth it for professional guidance in closing one of life’s largest legal transactions.

FSBO mistakes to avoid in Nevada

On your FSBO journey, watch out for these major pitfalls:

• Missing out on the MLS.
• Forgetting or refusing to pay the buyer’s agent commission.
• Over- or under-pricing.
• Letting your house sit on the market too long.
• Not getting enough marketing exposure.
• Being overly fixated on any one detail.
• Not showing your home’s full potential if you don’t declutter and remove personal decor.

Alternatives to selling by owner in Nevada

If you decide you don’t want the hassle or pressure of FSBO, you’ve got other solid options.

Enlist the help of a top-rated real estate agent

Ultimately, the services and price gains you can get with an experienced real estate agent may put more money in your pocket than FSBO. A proven agent is also better equipped to help you achieve your selling and moving timelines.

Interested in such expertise? HomeLight can connect you to top-performing agents in your Nevada market who have built a network of trusted local professionals. Our free tool analyzes over 27 million transactions and thousands of reviews to determine which agent is best for you based on your needs. It takes only two minutes to receive your matches.

Request a cash offer to buy your Nevada home

If you’d like to skip the sale prep altogether — plus avoid paying agent commissions — you can opt to sell your home as-is to an all-cash buyer instead.

For a low-stress experience, consider requesting a cash offer from HomeLight’s Simple Sale platform. Tell us a few details about your home, and within 24 hours, we’ll send a no-obligation all-cash offer your way. If you decide to accept the offer, Simple Sale sellers have the ability to close in as little as 10 days.

Without leaving the Simple Sale platform, you’ll also be able to compare your cash offer to an estimation of what your home would sell for on the open market so you can make an informed decision.

Ready to sell your Nevada home?

Unless you already have a buyer lined up, selling a house by owner in Nevada requires a significant investment of time and effort. You’ll need to pull your own comps, capture excellent pictures, create a listing, market the house online, field inquiries, host showings, negotiate, and close the deal. And that’s after preparing the house itself.

You also have to consider that FSBO listings tend to sell for less than agent-assisted sales. An experienced agent who knows the area can make recommendations for targeted upgrades to help you maximize your sale price and get a premium offer. This can help to offset or, in some cases, more than make up for the cost of commission — while saving you time and headaches.

If you choose to go FSBO, you should have a good idea now of what to expect from the process.  Otherwise, our internal transaction data at HomeLight shows that the top 5% of real estate agents sell homes for as much as 10% more than average, and we’d be happy to introduce you to some of the best agents in your Nevada market.

Header Image Source: (Jason Peters / Unsplash)