Not sure who pays Clark County’s real property transfer tax or how much it adds to your closing? You are not alone. This cost shows up at recordation and can surprise buyers and sellers if it is not modeled early. In this guide, you will learn how the tax is calculated in Las Vegas and greater Clark County, when exemptions often apply, and how to build a simple net sheet you can adapt to your deal. Let’s dive in.
Transfer tax basics
Nevada’s real property transfer tax is governed by Nevada Revised Statutes Chapter 375. The tax applies when real property changes hands and is generally based on the taxable consideration for the transfer. In practice, title and escrow collect the tax at closing when the deed is recorded with the county.
In Clark County, the Recorder and Treasurer administer the process and publish current forms and instructions on the county’s site. You can confirm the current rate and filing steps by checking the Clark County Recorder and Treasurer pages or contacting your closing agent.
Who pays in Clark County
The purchase contract usually decides who pays the transfer tax. Local practice may lean one way or the other, but the contract controls. Escrow will collect the agreed amount from the responsible party and remit it to the county when recording the deed.
If you are writing or reviewing an offer, clarify the transfer tax line item. It is negotiable, so make sure the allocation matches your intentions before you sign.
Calculate your tax
Clark County applies the tax to the taxable consideration for the transfer. Consideration typically includes cash paid and may also include any mortgage or lien the buyer assumes. Always confirm how assumed debt is treated for your deal using the statute and county guidance.
Counties commonly express the rate as either a dollar amount per fixed increment or as a percentage. If the county posts a per-increment rate, you will compute units and round up to the next increment as required. For example, if the rate is listed per 500-dollar increments, you divide the sale price by 500, round up to the next whole unit, then multiply by the posted amount. Check the county’s current increment and rounding rule on the Clark County site before you calculate.
Important: Rates and increments can change. Confirm the current rate on the Clark County fee schedule or with your escrow officer before relying on any estimate.
Step-by-step estimate
Confirm the current county rate and increment. Use the Clark County Recorder and Treasurer pages or ask your escrow officer to pull the current schedule.
Identify taxable consideration. Start with the contract price. Add any debt the buyer will assume if applicable under NRS Chapter 375.
Apply the county’s rounding rule. If the rate is per 500-dollar increment, divide by 500 and round up to the next whole unit.
Multiply by the posted rate or apply the posted percentage.
Decide who pays per your contract. Escrow will collect and remit at recordation.
Illustrative example only
This example shows how the math works. Use it as a model and confirm the real, current rate before you budget.
- Assumptions: Sale price 400,000. No assumed mortgage. Sample rate for demonstration only: 0.39 percent (equivalent to 1.95 per 500 dollars).
- Percentage method: 400,000 × 0.0039 = 1,560.
- Per-increment method: 400,000 ÷ 500 = 800 units; 800 × 1.95 = 1,560.
Label this figure as a placeholder until your closing team verifies the live rate and any rounding.
Exemptions and exclusions
Some transfers are exempt by statute. Review NRS Chapter 375 and county instructions, and file any required exemption affidavits at recordation. Common categories include:
- Transfers between spouses, including those related to divorce or property settlements.
- Transfers that occur by court order.
- Transfers to or from governmental entities, and certain public agencies.
- Certain nonprofit or tax-exempt transfers where allowed by statute.
- Gifts or transfers with no monetary consideration. Be careful if there is debt involved, since assumed obligations may count as consideration.
- Trustee’s deed upon sale or sheriff’s sale circumstances that the statute treats differently.
If you believe an exemption applies, ask escrow for the correct form and filing procedure well before closing. Missing paperwork can delay recording or trigger unexpected tax due.
What counts as consideration
Taxable consideration is more than just the sticker price. Under the statute, it can include cash and other forms of value, including assumed mortgages or liens. If you are negotiating an assumption or taking title subject to a lien, discuss the transfer tax impact with your closing agent early.
For complex deals, such as corporate reorganizations, multiple parcels, or unusual consideration structures, consult your title team and consider legal or tax counsel. The county and the Nevada Department of Taxation publish general guidance, but your transaction details matter.
Sample seller net sheet
Use this example to understand how transfer tax fits into your bottom line. Replace the placeholders with your numbers and the current county rate.
- Sale price: 400,000
- Less seller closing costs (illustrative only):
- Real estate commission at 5 percent: 20,000
- Transfer tax (sample math above): 1,560
- Title, escrow, and recording estimate: 1,500
- Mortgage payoff example: 200,000
- Other costs and prorations: 500
- Estimated seller net: 400,000 − (20,000 + 1,560 + 1,500 + 200,000 + 500) = 176,440
Your figures will vary. Confirm the live transfer tax rate and any rounding rules with the county or your escrow officer before you rely on totals.
Avoid common mistakes
- Using an outdated rate. Always verify the current fee schedule on the Clark County site or with your closing agent.
- Forgetting assumed debt. If the buyer assumes a mortgage, that amount may be part of the taxable consideration under NRS 375.
- Missing exemption paperwork. If you qualify for an exemption, submit the correct affidavit with your recording package to avoid delays.
- Ignoring rounding rules. If the calculation uses fixed increments, you usually round up to the next unit.
How to confirm your exact amount
- Check the current rate and increment on the Clark County Recorder and Treasurer pages.
- Ask your escrow officer for a written estimate that includes transfer tax, title charges, and recording fees.
- Review NRS Chapter 375 for definitions of consideration and exemptions.
- For complex or unusual transactions, consult your title officer and consider legal or tax advice.
Next steps
If you are selling, decide early whether you or the buyer will pay the transfer tax and reflect that in the offer. If you are buying, factor the tax into your total cash-to-close and confirm the number once you are in escrow. Either way, verify the current county rate and any rounding rules before you finalize budgets.
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FAQs
Where can I find the current Clark County transfer tax rate?
- Check the county’s fee schedule and instructions on the Clark County Recorder and Treasurer pages, or ask your escrow officer for the current rate.
Who pays the transfer tax in Las Vegas closings?
- The purchase contract decides. Escrow collects from the party named in the contract and pays the county at recordation.
Does an assumed mortgage increase the taxable amount for transfer tax?
- It can. Assumed debt may be treated as part of taxable consideration under NRS Chapter 375. Confirm your scenario with escrow.
What transfers are commonly exempt from the tax?
- Transfers between spouses, certain court-ordered transfers, transfers to or from governmental entities, qualifying nonprofit transfers, and gifts with no consideration are common categories. Review NRS Chapter 375 and file required forms.
How does rounding work when calculating the tax?
- If the rate is expressed per fixed increment, you usually divide by that increment and round up to the next whole unit. Confirm the exact increment and rule on the Clark County site.
