Sell Your Investment Property in Las Vegas for a 1% Listing Fee
Do you own a rental home, condo, duplex, or small apartment building in Las Vegas?
Diana Valento with RE/MAX Reliance can list and sell it for a 1% listing fee.
Diana has sold real estate in Nevada for 16 years.
She has helped sell more than 500 homes in Las Vegas, Henderson, North Las Vegas, Summerlin, and the rest of Clark County.
If your property does not sell, you pay no listing fee.
No sale, no fee.
What the 1% Listing Fee Means for You
- 1% listing fee on homes, condos, and rental property.
- $3,500 minimum for sale prices under $350,000.
- No sale, no fee. You only pay when the sale closes.
- Commercial property at 1% too, such as retail, office, and small apartment buildings.
- Your property goes on the Las Vegas REALTORS MLS, so local agents and buyers can see it.
Learn more on our 1% home listing fee page.
How Much Can You Save? A $400,000 Example
| Listing fee | Cost on a $400,000 sale |
|---|---|
| 1% with Diana Valento | $4,000 |
| 2.5% typical fee | $10,000 |
| 3% typical fee | $12,000 |
On a $400,000 rental, a 1% fee can keep $6,000 to $8,000 more in your pocket.
This example covers the listing side only.
A buyer’s agent fee, if you offer one, is a separate choice you make with Diana.
Selling a Rental Property With Tenants in Nevada
You can sell a Nevada rental while a tenant still lives there.
Nevada’s landlord and tenant law is NRS Chapter 118A.
Here are the key points for sellers:
- The lease stays in place. Under NRS 118A.349, the new owner takes over the old lease unless the buyer and tenant agree to change it.
- The deposit moves to the buyer. You must transfer the tenant’s security deposit to the new owner.
- The buyer must tell the tenant. Within 30 days after closing, the new owner must give the tenant written notice with rent payment details and the deposit amount.
- Showings need notice. NRS 118A.330 lets a landlord show the unit to buyers with 24 hours notice, at reasonable times. A tenant can not unreasonably refuse.
Investor buyers will ask for the lease, the rent amount, payment history, and the deposit amount.
Have these ready before you list.
Some homes sell for more to a buyer who wants to live there, so Diana will talk with you about selling with the tenant in place or after the lease ends.
Taxes When You Sell a Las Vegas Rental
Nevada has no state income tax on individuals, says the Nevada Department of Taxation.
That means no Nevada tax on your gain. Federal tax still applies.
- Capital gains. The IRS taxes most long-term gains at 0%, 15%, or 20%, based on your income (IRS Topic 409). Gains on property held one year or less are taxed as ordinary income.
- Depreciation recapture. The part of your gain from past depreciation (called unrecaptured Section 1250 gain) is taxed at up to 25%.
Diana is a real estate agent, not a tax advisor.
Talk with your CPA before you list.
Using a 1031 Exchange When You Sell
A Section 1031 exchange lets you put off paying tax on your gain when you trade one investment property for another.
The IRS says it only applies to real property held for business or investment.
Here are the main rules from the IRS Form 8824 instructions:
- 45 days: Name your replacement property in writing within 45 days after you sell.
- 180 days: Close on the new property within 180 days, or by your tax return due date (with extensions), whichever comes first.
- Like-kind: Most U.S. real estate is like-kind to other U.S. real estate. A rental house can be traded for land or a commercial building.
- Cash you receive is taxed. Most sellers use a qualified intermediary to hold the money so they never touch it.
Steps to Sell Your Investment Property
- Call Diana at 702-508-8262. Talk about your goals, your tenant, and your timeline.
- Get a price. Diana checks recent sales and rents nearby.
- Gather papers. Lease, rent records, deposit amount, HOA info, and repair records.
- Talk to your CPA and a qualified intermediary if you plan a 1031 exchange.
- List on the MLS. Photos, showings with proper tenant notice, and offers.
- Close. Hand over the deposit and keys. Pay 1% only when it sells.
Frequently Asked Questions
Can I sell my rental property with tenants in Nevada?
Yes. The lease stays in place after the sale.
The new owner takes over as landlord under NRS 118A.349.
How much notice does a tenant get for showings?
Nevada law asks for 24 hours notice before you enter to show the home to buyers, at reasonable times.
Does Nevada tax capital gains?
No. Nevada has no state income tax on individuals.
You still owe federal capital gains tax and depreciation recapture.
What are the 1031 exchange deadlines?
You have 45 days to name the new property and 180 days to close on it.
Both clocks start the day you sell.
What does it cost to sell my investment property with Diana Valento?
The listing fee is 1%, with a $3,500 minimum under $350,000.
If it does not sell, you pay no listing fee.
Do you sell commercial property too?
Yes. Diana lists commercial property for 1% as well.
Talk to Diana Valento
Ready to sell your Las Vegas rental or investment property?
Call Diana Valento at 702-508-8262 for a free price check.
Go back to the home page to learn more.
Diana Valento, REALTOR, Nevada license S-0169007. RE/MAX Reliance.
Each Office Independently Owned and Operated.
This page is general information, not tax or legal advice.