What a Cash Sale Really Means in Nevada
In Nevada, most real estate closings are handled by a neutral title/escrow company. In a cash deal, there’s no lender underwriting, so the process can move faster. The escrow holder coordinates money and documents, confirms title is clear, records the deed, and then releases your proceeds. For more speed-focused context, see our overview on a home fast in Nevada.
Why sellers choose cash
- Speed: Without a loan, timelines can compress—often to about one to two weeks when title is clear.
- Simplicity: Fewer financing steps and potentially fewer contingencies.
- Certainty: The buyer’s funds aren’t tied to lender approval.
Fast—but Still Compliant: Nevada’s Required Disclosures
“As-is” doesn’t mean “no disclosure.” Nevada requires a Seller’s Real Property Disclosure (SRPD) for most 1–4 unit residential sales. The SRPD must be completed by the seller (not the agent) and served on the buyer before closing. If you’re comparing process basics for a traditional listing, here’s a broader primer on sell a home in Nevada.
SRPD basics every Nevada seller should know
- Serve the completed SRPD before conveyance of the property. If you discover new or worsening defects before closing, update the buyer in writing.
- If the SRPD is not served as required, the buyer may be able to rescind before conveyance.
- If you disclose a new defect before closing, the buyer can either cancel before conveyance or accept the property with the disclosed issue. Nevada law sets specific steps and timing for any buyer rescission.
Homes in HOAs or Common-Interest Communities
If your property is in an HOA or other common-interest community, the seller must provide an HOA resale package (sometimes called a resale certificate plus documents). Key timing points sellers watch:
- The association generally has up to 10 calendar days to provide the package after a written request.
- The resale package is effective for 90 days from issuance.
- After the buyer receives the package, Nevada law generally provides a 5-day period to cancel the purchase agreement.
How Fast Can a Cash Closing Happen?
When everything is straightforward, a Nevada cash closing often wraps up in roughly 7–14 days. That timeline depends on how quickly the title search clears, how fast documents are exchanged and signed, and whether any issues pop up (for example, liens, judgments, or needed HOA documents). For additional planning, read about how long it can take.
Typical quick timeline (example)
- Day 0–1: Accept a written cash offer with proof of funds and open escrow at a Nevada title/escrow company.
- Day 1–3: Title search starts; you serve the SRPD; if there’s an HOA, you or your agent request the resale package right away.
- Day 3–10: Buyer completes any agreed inspections. If you learn new information about a defect, give the buyer an updated written notice before closing.
- Day 7–14: Title clears, closing statements are finalized, you sign, the deed records, and funds are disbursed.
How to Sell Your House Fast for Cash—Step by Step
1) Prep the essentials
- Gather prior title policy (if any), HOA info, utility details, and receipts for big repairs or upgrades.
- Complete the SRPD carefully and honestly. If anything changes before closing, update the buyer in writing. Also see what’s not to fix before listing.
2) Price for speed, not just price
Cash buyers often pay for certainty and speed. Your net can be lower than a fully marketed listing. A local Realtor can show you relevant recent sales in Reno, Sparks, Carson City, Fernley, and Gardnerville to help you weigh time versus price in today’s real estate market. To budget accurately, review cost to sell in Nevada.
3) Vet the cash buyer
- Proof of funds: Bank statement or verification that comfortably covers the purchase price and closing costs.
- Earnest money: A meaningful deposit held by a Nevada escrow/title company.
- Paperwork: Use Nevada-appropriate forms and open escrow promptly. If you’re weighing “as-is,” read about sell as-is tradeoffs.
4) If there’s an HOA, start early
Request the resale package immediately so the buyer can review it and the closing stays on schedule. Remember the 5-day buyer review period after delivery and that the package is valid for 90 days. If you’re coordinating move-out and payments, here’s when to stop paying the mortgage.
5) Understand closing costs that affect speed and net
- Real Property Transfer Tax (RPTT): Nevada charges this tax when recording the deed. Rates are by statute and vary by county. (See the county-specific example below.)
- Title and escrow fees: Paid to the title/escrow company for handling the transaction.
- Negotiable items: In Nevada, “who pays what” is negotiable between buyer and seller and can differ by county and market conditions. To prep the house efficiently, check the tips on get your house ready.
Example: Washoe County (Reno, Sparks, Verdi, Sun Valley)
As of today, Washoe County’s RPTT rate is $2.05 per $500 of value (state base plus county add-on). Other counties may differ (for example, Clark County’s rate is higher). Discuss the correct rate for your county with your escrow officer before you sign. If you’re considering alternatives to listing, compare a traditional sale with options like without a Realtor or sell by owner.
Today’s Practice Changes Sellers Should Know
Recent nationwide practice changes connected to the National Association of REALTORS® mean two big things many Nevada sellers will notice:
- Written buyer agreements before touring: Many buyer-side agents now must have a signed written agreement with their client before touring a home (in-person or virtually).
- No offers of buyer-broker compensation in the MLS: MLS listings no longer display offers of compensation to buyer representatives. Any compensation to a buyer’s broker, if used, is negotiated and may be communicated off-MLS.
For you as the seller, this means your listing strategy should focus on price, terms, and clear communication with your listing agent about what you will—and will not—offer. Compensation is negotiable and should be handled transparently and in writing. If you’re weighing timelines and pricing, this primer on sell our house is useful.
What “As-Is” Really Means in Nevada
- You can sell “as-is,” but you still must disclose known defects (SRPD). “As-is” does not remove disclosure duties.
- If you learn about a new or worsening defect before closing, provide an updated written notice; the buyer then has specific rights, including the option to cancel before conveyance.
- For homes in HOAs, deliver the resale package and allow the buyer’s 5-day review period. For overall expectations, see sell a home basics.
Common Questions from Nevada Sellers
Do I have to fix anything in an “as-is” cash sale?
No repairs are promised in “as-is,” but Nevada law still requires truthful disclosures. If something new comes up before closing, update the buyer in writing as required.
Can we really close in roughly a week or two?
Often, yes—especially when title is clean, funds are verified, and documents are delivered quickly. Complex title or HOA issues can add time. For planning, revisit how long cash sales can take.
Can a buyer waive the SRPD?
The SRPD is a seller obligation in most residential sales. Buyers have specific remedies if it isn’t served as required. If parties discuss any waiver of remedies, that’s a legal question—sellers and buyers should consult their own attorneys.
Who chooses the title/escrow company?
It’s negotiated in the offer. Your Nevada Real Estate Agent will suggest reputable local companies in areas like Reno, Sparks, Carson City, Dayton, Fernley, Fallon, Minden, Genoa, Gardnerville, Moundhouse, Sun Valley, Silver Springs, Stagecoach, Silver City, Virginia City, and Verdi. For additional checklist items, read the sell a home guide.
Where We Help Sellers Move Fast
Craig Team Realty at eXp helps sellers sell a home in Reno, Sparks, Carson City, Dayton, Fernley, Fallon, Minden, Genoa, Gardnerville, Moundhouse, Sun Valley, Silver Springs, Stagecoach, Silver City, Virginia City, and Verdi—and nearby Northern Nevada communities.
Talk Through Your Best “Fast for Cash” Plan
If you want speed without surprises, partner with a local team that knows Nevada’s forms, timelines, and title/escrow workflow. We’ll map out the fastest realistic path for your property and your timeline—whether that’s an immediate cash sale or a broader market launch for stronger price discovery.
Call or text (775) 306-7591 to connect with Craig Team Realty at eXp and Cassie Craig, or visit www.craigteamrealty.com.
Important Notes
- This guide is specific to Nevada. Customs and fees can vary by county and are negotiable between the parties.
- For legal, tax, or accounting questions, consult qualified professionals. Your agent guides the real estate process but does not provide legal or financial advice.