Cassie Craig and Paul Dunham with Craig Team Realty help Carson City sellers price with confidence, compare escrow/title quotes, and negotiate who pays what—so your bottom line isn’t a surprise on closing day.

Quick Definitions

• Closing costs: Third-party charges tied to transferring ownership (escrow/settlement, title insurance, recording, transfer tax, HOA resale documents where applicable).
• Seller fees: Items you choose or agree to (repairs, credits, optional home warranty, septic/well or pest work if needed, professional services you hire).

What Carson City Sellers Commonly Pay

1. Escrow / Settlement Fee

   A neutral escrow company handles funds and documents. In many Northern Nevada sales, the escrow fee is often shared between buyer and seller, but the purchase contract controls the final split.

2. Owner’s Title Insurance Policy

   One-time premium that helps protect the buyer’s ownership interest. In Northern Nevada, it’s common for the seller to provide the owner’s policy, while the buyer pays any lender’s policy if they finance. Practices can vary by county and negotiation.

3. Real Property Transfer Tax (RPTT)

   Nevada charges a state transfer tax when deeds record. Carson City’s rate is $1.95 per $500 of value (or fraction thereof). Example: at $500,000, RPTT is $1,950. Some counties add a small surcharge; Carson City does not. Who pays is negotiable in the contract, but both parties are legally responsible until it’s paid at recording.

4. Recording & Courier

   Nominal fees to record the deed and move documents securely. Amounts depend on page count, timing, and whether rush services are used. Learn about Carson City recording notices.

5. HOA Resale Package & Demand (If Applicable)

   For properties in a common-interest community, Nevada law requires the unit owner (seller) to furnish the buyer an HOA resale package and the association’s certificate. These documents carry regulated fees and are time-sensitive; the package generally remains effective for 90 days, and buyers typically have a five-day right to review after receipt. Payment responsibility for various HOA items (resale package, demand/transfer) is often negotiated in the offer.

6. Loan Payoff & Related Charges

   Existing mortgage payoff plus daily interest through recording, plus small trustee or reconveyance fees. Any liens/judgments must be cleared to deliver marketable title.

7. Optional Home Warranty (If Offered)

   Some sellers offer a one-year home warranty to support negotiations. Plans and pricing vary by provider and coverage level.

8. Seller Credits (If Negotiated)

   Credits toward a buyer’s allowable closing costs can speed a deal or offset needed updates. Credits must follow loan programs rules and be shown on the final settlement statement.

9. Compensation for Professional Real Estate Services

   Always individually negotiated between each seller and their broker and documented in writing. There are no standard or set rates; discuss scope and pricing with your listing agent.

How Much Are Seller Closing Costs?

Third-party closing charges (things like title, escrow, transfer tax, recording, HOA documents)—not including any negotiated professional service compensation, repairs, or concessions—often land in the low single digits as a share of the price. Nevada-wide data points suggest ~about the 1–3% range for these third-party items depending on price, county, and HOA needs. For the most accurate number, ask for a custom seller net sheet from escrow/title for your Carson City address.

From Listing to Recording: Cost Touchpoints

1. Pre-Listing (1–3 Weeks)

   Confirm HOA status (if any), request preliminary title, and gather payoff info. Cassie Craig and Paul Dunham will also request early title/escrow quotes so you can price with your net in mind and handle pre-listing prep.

2. Offer & Negotiation (Days to a Week)

   Agree on price and who pays which items—escrow split, owner’s policy, RPTT, HOA charges, credits, compensation, timing. Customs help, but your written contract rules.

3. Escrow Period (3–5 Weeks Typical)

   Title updates the file, obtains payoffs, confirms HOA ledgers, prepares the deed, and issues rolling disclosures as numbers finalize.

4. Signing, Funding, Recording (Final Days)

   You sign seller documents; buyer signs loan docs (if any); funds arrive; the deed records. After recording, escrow releases your proceeds per your written instructions.

Ways to Reduce Seller Costs (Without Hurting Your Sale)

• Compare title/escrow quotes. Rates are filed, but fees and discounts can vary. Ask for written estimates from reputable Carson City providers.
• Clarify HOA items early. Request the resale package promptly and confirm any master/sub-association rules to avoid rush fees.
• Mind the calendar. Closing near month-end can trim daily interest on your payoff. Ask your payoff lender about cutoffs.
• Use targeted credits. A smaller, focused credit can be more efficient than a large price cut.
• Pre-list fixes that matter. Address health/safety and system issues that commonly trigger re-negotiations and unnecessary repairs.
• Proof every detail. Names, vesting, and payoff details should be exact—avoids redraws and extra courier runs.

Carson City–Specific Notes

• Historic homes: Expect buyers to scrutinize permits and systems; clean documentation can reduce credits later.
• Master-planned & golf communities: Some have transfer or capital contribution fees. Confirm who pays each item in the offer.
• Tenant-occupied sales: Coordinate notices and access to prevent delays and rush charges, especially when there’s an existing mortgage.

Frequently Asked Questions

Are Carson City seller closing costs fixed?

No. Many items are negotiable and allocated by the purchase contract. Some charges (RPTT, recording) follow statute and county schedules, but who pays can still be negotiated unless a rule or HOA document says otherwise.

Who picks the title/escrow company?

It’s negotiated. Many sellers choose a company their agent trusts for speed, communication, and accuracy. You can compare quotes before accepting an offer.

Is the seller required to provide the HOA resale package?

If the property is in a common-interest community, Nevada law requires the unit owner (seller) to furnish the resale package and certificate. Buyers typically have five days after receipt to review. The package generally remains effective for 90 days.

Do sellers usually pay the owner’s title policy in Carson City?

In Northern Nevada, it’s common for sellers to provide the owner’s policy while buyers pay any lender’s policy if they finance. Customs can shift; your agent will advise what’s competitive for your price point.

When will I receive my proceeds?

After recording and confirmation that funds are in, escrow releases proceeds per your instructions—often the same business day or next, depending on bank cutoffs.

Seller Checklist: Paperwork That Speeds Up Closing

• Government-issued ID matching vesting
• Mortgage payoff details (servicer, account)
• Any HELOC/second-loan info
• HOA contacts and account status (if applicable)
• Receipts/warranties for major recent work
• Utility list for smooth final billing
• Lease details if tenant-occupied

How We Help You Plan Your Net

From your first meeting, we build a custom net sheet and keep it updated as offers arrive. We compare escrow/title quotes, confirm HOA requirements, and negotiate clean, clear terms on who pays what—so you always know where you stand and protect your net proceeds.

• Offer-by-offer net comparisons
• Vendor coordination and written estimates
• Negotiation strategies that protect your bottom line
• Clear communication from listing through recording