Closing costs can surprise you if you have not bought or sold a home in North Las Vegas recently. You want a clear number, who pays for what, and how to keep more cash in your pocket at the closing table. In this guide, you will see typical ranges, how fees are split, and smart ways to reduce what you pay. You will also get local tips on HOAs, taxes, and which documents to ask for. Let’s dive in.
Quick snapshot: typical totals
- Buyers: plan for about 2%–5% of the purchase price for closing costs, plus your down payment.
- Sellers: plan for about 6%–10% of the sale price in total costs, with commission usually the largest line item.
- Many items are negotiable. Local custom in Clark County matters, and your contract can shift who pays for certain fees.
Note: These are illustrative ranges. Actual costs depend on price, loan type, HOA fees, negotiated terms, and current county fee schedules. Always review your lender’s Loan Estimate and your title company’s itemized estimate.
Buyer closing costs explained
Loan costs
- Lender origination and processing: typically 0.5%–1.5% of the loan amount. Some lenders charge a flat fee.
- Discount points (optional): 1 point = 1% of the loan to lower your interest rate.
- Appraisal: usually $450–$900, based on property size and complexity.
- Credit report: about $25–$60.
- Underwriting or commitment fees: may be separate or included in origination.
Title and escrow
- Lender’s title insurance policy: often 0.2%–0.6% of the purchase price (one-time premium).
- Escrow or closing fee: about $300–$1,200. This may be split by custom.
- Recording fees: about $50–$300, depending on document count.
- Owner’s title policy: who pays varies by local custom. Confirm with your contract and title company; premiums are similar in scale to the lender’s policy.
Prepaids and deposits
- Homeowner’s insurance: first year often paid at closing, typically $400–$2,000+ depending on coverage and property.
- Escrow deposit for taxes and insurance: often 2–3 months of combined amounts.
- Prepaid interest: prorated from the day you close to month-end.
Inspections and reports
- Home inspection: generally $300–$700.
- Pest or termite inspection: commonly $75–$300.
- HOA resale or estoppel package: often $100–$400 depending on the association and local custom.
Other buyer costs
- Private mortgage insurance (PMI): applies if you put less than 20% down; can be upfront or monthly.
- Survey if required: about $300–$900.
- HOA transfer or capital fees: see HOA section below.
Seller closing costs explained
Commission
- Combined broker commission is commonly 5%–6% of the sale price and is often the largest seller expense. The amount and split are negotiated in your listing agreement.
Title and escrow
- Owner’s title insurance policy: often paid by the seller in many areas, but it is negotiable. The premium is based on the sale price and the title company’s rate schedule.
- Escrow or closing fee: about $300–$1,200. This may be split.
- Recording and reconveyance: about $50–$300 for payoff-related documents.
Mortgage payoff and liens
- Mortgage payoff: remaining loan balance plus any prepayment penalty, if applicable.
- HOA payoff or clearance requirements: confirm any outstanding dues, fines, or transfer obligations.
Prorations and reimbursements
- Property taxes: prorated at closing based on Clark County’s tax calendar. You may see a credit or debit depending on when you close.
- Utilities and other prorated items: based on final readings and contract terms.
Other seller costs
- Buyer concessions: any agreed seller credits toward buyer costs.
- Repairs: items negotiated after inspections.
- Home warranty (if offered): typically $350–$700.
HOA fees to expect
- Resale or estoppel package: commonly $100–$400 for association documents and payoff details.
- Transfer fee: often $50–$400.
- Capital contribution: some associations require a one-time amount (sometimes equal to one month’s dues or a set fee).
- Monthly dues: prorated between buyer and seller at closing.
- Request HOA documents early. Contracts usually include deadlines to review and approve them.
Credits and buydowns that reduce cash
Seller credits
- A seller can agree to pay specific buyer closing costs up to a limit allowed by the loan program. Credits can cover lender fees, title and escrow, prepaids, HOA charges, or fund a buydown. Always confirm lender limits based on your loan type and down payment.
Lender credits
- Some lenders offer a credit that lowers your upfront cash in exchange for a slightly higher interest rate. This tradeoff reduces cash due at closing but increases your monthly payment and long-term interest.
Rate buydowns
- Permanent buydown: you or the seller pay points to lower your rate for the life of the loan. As a guide, 1 point = 1% of the loan and may reduce the rate by about 0.25% (varies by market and lender).
- Temporary buydown (for example, a 2-1 buydown): funds are set aside to lower your rate for the first one to two years. On a $300,000 loan, 1 point costs $3,000. A 2-1 buydown can cost in the low-thousands up to several percent of the loan amount, depending on the size of the rate subsidy.
How taxes and county fees work
Property taxes in Clark County are prorated at closing. You may receive a credit if the seller has prepaid taxes for a period you will own the home.
Recording fees and any documentary charges vary. Your title or escrow officer will confirm the current schedule and how each fee is allocated on your settlement statement.
Local process and documents
North Las Vegas closings use escrow and title companies. Your closing statement follows federal formats. If you are financing, your lender will provide a Loan Estimate up front and a Closing Disclosure before signing.
Cash purchases often use a HUD-1 style settlement statement. In all cases, ask the title company for an itemized estimate early so you can plan your funds to close.
Your closing cost checklists
Buyers: action steps
- Get and compare Loan Estimates from at least two lenders.
- Ask your lender for a rate and points table that shows monthly payment vs upfront costs.
- Request a preliminary title and escrow fee estimate from your title company.
- Ask the seller or your agent for HOA contacts and request the resale or estoppel package early.
- Budget for inspections, appraisal, and escrow deposits.
Sellers: action steps
- Request a payoff statement from your mortgage servicer as soon as you list.
- Ask the title company for a seller net sheet that includes owner’s policy, recording, and reconveyance fees.
- Confirm HOA fees for resale packages, transfer fees, and any payoff requirements.
- Review your listing agreement for the commission percentage and how it is split.
What changes your numbers
- Purchase price and loan amount.
- Loan type and whether you pay points or take lender credits.
- HOA-related charges and whether the association requires a capital contribution.
- Negotiated concessions, including seller credits and buydowns.
- Closing date, which affects prepaid interest and prorations.
Get a clear estimate for your deal
Use these ranges as a planning tool, not a final quote. For accurate numbers, request written estimates from your lender and title company, and confirm HOA fees directly with the association. If you want straight talk on what to expect in North Las Vegas and how to structure credits or buydowns, reach out to Robert Plummer for a quick walkthrough of your options.
FAQs
Who pays for title insurance in Nevada?
- Allocation of the owner’s policy varies by local custom and your purchase agreement. Confirm with your title company, since it is negotiable.
How are property taxes handled at closing in Clark County?
- Taxes are typically prorated. Depending on timing, the buyer may receive a credit for prepaid amounts or the seller may receive a debit.
What HOA fees should North Las Vegas buyers budget?
- Expect a resale or estoppel package around $100–$400, plus possible transfer and capital contribution fees. Monthly dues are prorated at closing.
Can seller credits fund a rate buydown?
- Yes. Seller credits can be applied to both permanent and temporary buydowns, subject to your lender’s program limits.
How much do commissions reduce a seller’s proceeds?
- Combined commissions are commonly 5%–6% of the sale price, unless you negotiate a different amount. This is often the largest seller cost.
