Selling in Gardnerville and wondering which closing costs you’ll pay? This guide breaks down typical seller fees in Gardnerville, Nevada—from the Real Property Transfer Tax (RPTT) and recording charges to title/escrow and HOA items—so you can see how each line affects your net. It’s written by local pros Cassie Craig and Paul Dunham with Craig Team Realty to help Gardnerville sellers prepare with confidence.

What counts as “closing costs” for a Gardnerville home seller?

Closing costs are the fees, taxes, and service charges paid to legally transfer your property to the buyer. In Gardnerville you’ll commonly see:

• Real Property Transfer Tax (RPTT) — paid at recording, calculated from the value reported on the Declaration of Value form.
• Title insurance & escrow/settlement fees — charged per rate/fee schedules that Nevada title insurers and title agents file with (and must publish per) the Insurance Commissioner.
• County recording charges — fees to record the deed (and any lien releases) under the Douglas County Recorder’s fee schedule.
• HOA items (if applicable) — resale package/certificate, transfer fees, and demand statements required by Nevada’s common-interest community law.
• Prorations — property taxes and HOA dues are adjusted between seller and buyer to the closing date; Douglas County bills property taxes in four installments (Aug, Oct, Jan, Mar).

Who pays what in Nevada?

Nevada law doesn’t fix a statewide split of closing costs. The purchase agreement decides who pays each item. For RPTT specifically, Nevada statutes say the buyer and seller are jointly and severally liable for the tax (the parties can agree by contract who will pay it, but the Recorder may collect from either one).

Title and escrow/settlement charges are set by filed schedules; which party pays is a matter of local custom and negotiation that we put in writing in your offer and counter.

Real Property Transfer Tax (RPTT) in Gardnerville

The RPTT applies when a deed or similar document is recorded to transfer title. The County Recorder collects it at recording, using the value stated on the Declaration of Value.

Douglas County rate

For Douglas County (Gardnerville), the general rate is $1.95 per $500 (or fraction). Additional county add-ons apply in Washoe and Churchill (+$0.10) and in Clark (+$0.60); those do not apply in Douglas County.

Declaration of Value: the form that sets the tax base

Every deed offered for recording must include a Declaration of Value on the state-prescribed form; the Recorder computes RPTT from that declaration.

You can preview the current state form (LGS-F049) to see exactly what’s reported (price, exemptions, etc.).

Quick example (for illustration)

If a Gardnerville home sells for $525,250, the value is rounded up to the next $500 increment ($525,500). At $1.95 per $500, the RPTT would be $2,049.45. (Final figures come from the Recorder’s calculation at closing.)

Title insurance & escrow in Nevada: how fees are set

In Nevada, title insurers and title agents must file their rate schedules, fee schedules, and forms with the Insurance Commissioner; they must also publish the fee schedule for the public. When title/escrow services are performed in connection with issuing a title policy, charges must follow the filed schedule. That’s why we obtain written quotes early for accuracy.

• Owner’s title policy (insures the buyer’s ownership): commonly negotiated in Nevada; many transactions have the seller provide it, but it’s contract-specific. (The fee still follows the filed schedule.)
• Lender’s policy (if the buyer finances): typically paid by the buyer in practice, but again negotiated.
• Escrow/settlement fee: charged per the filed schedule when tied to issuing title insurance; parties often split it by agreement.

Recording fees (Douglas County)

Douglas County posts a Recorder’s fee schedule for recording deeds and related documents. We’ll confirm current fees with the title/escrow company so your net sheet reflects today’s schedule.

HOA resale package & transfer items (if your property is in an HOA)

For homes in a common-interest community, Nevada law requires a resale package/certificate with association documents and financials. The association must provide the package within 10 calendar days of a written request, and the package remains effective for 90 days. Fees and rush options vary by HOA/management company.

• Who orders it? Usually the seller (or the listing agent) once in contract; sometimes earlier to stay ahead of timelines.
• Who pays? Many HOAs charge the seller for the resale package and also assess transfer/demand fees—always check your HOA’s current schedule.

Required Nevada disclosures that affect your timeline

Nevada requires a Seller’s Real Property Disclosure (SRPD) for most residential resales. The seller—not the agent—must complete the form and serve it at least 10 days before conveyance. If the disclosure is not properly delivered, the buyer may have rights including rescission before conveyance per statute. We’ll walk you through the current state form.

You can review the state-issued SRPD form language to see what’s covered and the instructions about delivery.

Property tax timing & prorations in Gardnerville

Douglas County offers four equal tax installments: August (3rd Monday), October (1st Monday), January (1st Monday), and March (1st Monday), with a short grace period. If you close partway through a period, taxes are typically prorated between seller and buyer to the closing date.

Simple way to estimate your net proceeds

1. Start with your contract price.
2. Subtract mortgage/lien payoffs and any required releases (recording fees apply per county schedule).
3. Subtract RPTT for Douglas County using $1.95 per $500 (or fraction) of value from the Declaration of Value.
4. Subtract title insurance premium and escrow/settlement charges per the filed fee schedule quote.
5. Subtract agreed credits to the buyer (if any) and any HOA resale/transfer/demand fees.
6. Adjust for property tax and HOA prorations to the timelines of the closing date (use the county’s installment calendar to sanity-check).

Tip: We’ll prepare a custom net sheet for your Gardnerville address using real quotes from your chosen title/escrow provider and the county’s tax calendar, so you can compare offers apples-to-apples.

How offers can change your bottom line

Beyond price, buyers sometimes request seller credits (for rate buydowns or closing costs). Credits are allowed in Nevada but must fit the buyer’s loan rules. We’ll model any credits alongside RPTT, title/escrow fees, HOA items, and tax prorations so you can choose the offer that truly nets the most.

Frequently asked questions (Gardnerville sellers)

What is the RPTT rate in Gardnerville?

In Douglas County the general rate is $1.95 per $500 of value (or fraction), calculated from the Declaration of Value you file at recording.

Is the seller required to pay all closing costs?

No. Nevada does not mandate a fixed split. Costs are negotiable in the purchase agreement. For RPTT specifically, buyer and seller are jointly and severally liable by statute, though the contract may allocate who pays.

Does my HOA have to deliver a resale package on a deadline?

Yes. After a written request, the association must provide the package within 10 calendar days, and it remains effective for 90 days.

When do I complete the Seller’s Real Property Disclosure?

The seller must complete the SRPD and have it served at least 10 days before conveyance. Statutes outline buyer remedies if delivery doesn’t occur as required.

How Craig Team Realty helps Gardnerville sellers keep costs in check

• Accurate quotes, not guesses: We request filed title/escrow fee schedules and written estimates so your numbers match what will be charged at closing.
• Clear RPTT math: We verify your Declaration of Value and compute the tax per Douglas County’s rate to avoid surprises.
• HOA timing handled: If your property is in an HOA, we help request the resale package early so you stay inside Nevada’s 10-day window.
• Contract timelines: Who pays what is negotiable; we’ll structure credits and fee splits to protect your net while complying with Nevada rules.

This article provides general information for Nevada home sellers in Gardnerville. It is not tax, legal, or financial advice. For advice on your situation, consult qualified professionals.