Free Reno, Nevada seller net sheet calculator
Closing costs, transfer taxes and who pays what when selling a home in Reno, Nevada (Washoe County). The calculator applies the local rates for you.
- Median home value
- $498,600
- Transfer tax on $500,000
- $2,050
- Seller costs on $500,000
- About $29,602
- Median property tax bill
- $2,252 a year
- County
- Washoe County
- Population
- 281,714
Reno transfer tax
On a $500,000 sale in Reno, transfer taxes come to $2,050: Real property transfer tax (Washoe County). By custom the seller pays it.
| Tax | Rate | Paid by | On $500,000 |
|---|---|---|---|
| Real property transfer tax (Washoe County) | $2.05 per $500 | Seller | $2,050 |
| Sale price | Seller pays | Buyer pays | Total |
|---|---|---|---|
| $250,000 | $1,025 | $0 | $1,025 |
| $500,000 local median value | $2,050 | $0 | $2,050 |
| $1,000,000 | $4,100 | $0 | $4,100 |
Example Reno seller net sheet
A $500,000 sale, close to Reno's median home value of $498,600, with a 5% commission and a $300,000 mortgage payoff. Seller costs come to about $29,602, or 5.9% of the price.
| Line | Seller |
|---|---|
| Sale price | $500,000 |
| First mortgage payoff | −$300,000 |
| Real estate commission (5%) | −$25,000 |
| Real property transfer tax (Washoe County) | −$2,050 |
| Owner's title insurance policy | −$1,860 |
| Escrow fee | −$600 |
| Release / satisfaction recording | −$42 |
| Wire / courier / payoff processing | −$50 |
| Estimated net before property tax prorations | $170,398 |
Who pays what in Reno
Reno closings follow Washoe County customs. In Washoe County, the seller customarily pays the owner's title policy. The escrow fee is customarily split between buyer and seller. Closings are usually handled by an escrow company.
Property taxes in Reno
The median property tax bill for homeowners in Reno is $2,252 a year, about 0.45% of the median home value of $498,600 (Census Bureau American Community Survey, 2019-2023). Taxes here are paid in advance, so at closing the bill is prorated between buyer and seller to the closing date. Fiscal year Jul-Jun, quarterly installments paid in advance (Aug, Oct, Jan, Mar); seller is credited for prepaid days.
Rates verified 2026-09-29. Home value and tax bill: Census Bureau American Community Survey, 2019–2023. A net sheet is an estimate; final figures come from the escrow company.
Reno seller questions
How much is the transfer tax in Reno, Nevada?
On a $500,000 sale in Reno, transfer taxes come to $2,050: Real property transfer tax (Washoe County). By custom the seller pays it.
How much are seller closing costs in Reno?
On a $500,000 sale, close to the median home value in Reno, with a 5% commission, estimated seller costs are about $29,602 (5.9% of the price). Without commission they are about $4,602. The loan payoff and property tax proration change the final number.
What county is Reno in, and does it matter at closing?
Reno is in Washoe County, Nevada. County and state rules set the transfer taxes and recording fees, and local custom decides who pays for title and closing. In Washoe County, the seller customarily pays the owner's title policy. The escrow fee is customarily split between buyer and seller.
How much are property taxes in Reno?
The median property tax bill for homeowners in Reno is $2,252 a year, about 0.45% of the median home value of $498,600 (Census Bureau American Community Survey, 2019-2023). Taxes here are paid in advance, so at closing the bill is prorated between buyer and seller to the closing date. Fiscal year Jul-Jun, quarterly installments paid in advance (Aug, Oct, Jan, Mar); seller is credited for prepaid days.
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