How does selling a house to Sell My House NV work?
You send us the address and a short description of the situation. We research the property and pull the recorded documents, then walk you through the selling options that actually fit your house, including a written cash offer. If you accept, we open title with a Nevada title company and you pick the closing date. Nothing is owed at any point.
What follows is the entire process in detail, including what we look at, what we pay for, what we will tell you if a cash offer is not your best move, and where the Nevada specifics change the picture.
How Our Nevada Home Buying Process Works
Step 1: You tell us about the property
Use the form on this page or call (702) 208-2434. We need the address, contact information, and a sentence or two about what is going on. You do not need to know the value, gather paperwork, or clean anything up first.
Step 2: We research the property and your situation
Before we talk numbers we look at recent comparable sales in your specific neighborhood, the age and construction of the home, and the recorded history of the parcel. We also ask about your situation, because the right answer for someone relocating in ninety days is different from the right answer for someone with a trustee sale already scheduled.
Step 3: We look at title early instead of late
Most failed sales fail because of something in the public record that nobody checked until escrow. We pull it at the start. That means mortgages and second liens, judgment liens, delinquent property taxes, HOA assessment liens, probate status, unreleased deeds of trust, mechanics liens, and financing statements filed against solar equipment.
Step 4: We compare the selling options with you
A cash offer is one path of several, and it is not automatically the best one. We lay out the options that realistically apply to your property along with what each one is likely to net you and how long each takes. The four we consider are covered in the next section.
Step 5: We inspect the condition, without asking you to fix anything
We walk the property or review photos and video if you are out of state. This is not a home inspection you have to pass. We are pricing the work, not grading your housekeeping. Roofs, HVAC systems that have given up in a Las Vegas summer, foundation movement, plumbing, and fire or water damage all get accounted for in the number rather than becoming your problem to repair.
Step 6: You get a written, no-obligation offer
The offer comes in writing with the terms spelled out: purchase price, what we pay for, what comes out of proceeds, and the timeline. Take it to an attorney, an accountant, or your family. There is no expiration pressure and no fee if you decline.
Step 7: We open title and you choose the closing date
If you accept, we open escrow with a Nevada title company. Title runs its search, we resolve what needs resolving, and the deed is recorded with the county recorder. Funds reach you through escrow. You set the date, and we move as fast as the title company can accommodate or wait as long as you need.
The Four Ways We Can Help You Sell
A direct cash sale suits sellers who want speed, certainty, privacy, and no repairs. It does not suit every house. These are the four paths we compare before recommending anything.
Option 1: A direct cash offer
We buy the house ourselves, as-is, with no commissions and no repair requests. This is the fastest and most certain path, and it is the right call when the property needs work, when the timeline is driven by something outside your control, or when you simply do not want strangers walking through your home.
Option 2: A renovation-backed retail sale
For certain homes in strong neighborhoods, funding the renovation and then selling on the retail market can net you more than an as-is cash price. This requires underwriting approval and is not available on every property, but when it fits, it can be worth considerably more to you.
Option 3: A mortgage takeover review
If you owe close to what the house is worth, a traditional sale can leave you bringing money to closing. In some of those cases a structure where the existing financing stays in place can be reviewed. This one carries real trade-offs and is not right for most sellers. If we discuss it, we will put the risks, the documents, and the timeline in front of you before you decide anything.
Option 4: A referral to a local agent
Sometimes the honest answer is that you should list. If the home is updated, financeable, and likely to show well, the retail market will usually beat a cash offer even after commissions. When that is the case we say so and can point you to a local agent instead. We would rather tell you that than buy a house you should have listed.
What a Cash Offer Means, and What It Does Not
A cash offer means the purchase does not depend on a bank approving a loan, an appraisal coming in at value, or a buyer selling their current home first. That is where the certainty comes from.
What it does not mean is retail value. An as-is cash price accounts for the repairs, the holding costs, and the risk that we take on instead of you. Any company that claims to pay full market value while also covering repairs, commissions, and closing costs is not being straight with you. What we can tell you honestly is what the number is, how we got there, and what the alternatives would likely net you so you can compare them side by side.
What “As-Is” Actually Means Here
As-is means you do not repair, clean, stage, haul, or fix anything. Specifically:
- No repairs, no contractor bids, no re-inspections
- No cleaning or junk removal. Leave furniture and belongings behind if you want to
- No landscaping, no pool restoration, no HOA violation cure work before closing
- No lender-required repairs, because there is no lender
- No open houses, no showings, no lockbox, no strangers in your home
Nevada sellers still have disclosure obligations under NRS 113 even in an as-is sale. Telling us about known defects does not cost you the sale. It protects you, and it keeps the number from changing later.
Get An Offer Today, Sell In A Matter Of Days
The Nevada Details That Change a Sale
Buying houses in Nevada is not the same as buying them anywhere else. Three things come up constantly here, and each one changes the timeline more than the condition of the house does.
HOA assessment liens carry unusual power
Under NRS Chapter 116, a Nevada homeowners association lien includes a super-priority portion that sits ahead of the first mortgage, covering up to nine months of assessments. In a state where a large share of homes sit inside master-planned communities, an unpaid HOA balance is not a minor line item. It affects who has to be paid, in what order, and how quickly. We find out where the association stands before we make an offer, not after.
Foreclosure here follows a recorded schedule
Nevada foreclosures are usually nonjudicial and run on deadlines set out in NRS Chapter 107. A notice of default gets recorded, a statutory period runs before a sale can be noticed, and owner-occupied borrowers have reinstatement rights that continue late into the process. Once a trustee sale completes there is no redemption period. If a notice has been recorded on your property, the calendar matters more than anything else, and it is worth reading our page on selling a house facing foreclosure in Nevada.
Probate and estate property runs through district court
Estates are handled by the district court in the county where the person lived, which for most of our market means the Eighth Judicial District Court in Clark County or the Second Judicial District Court in Washoe County. Nevada offers simplified paths for smaller estates, and the dollar thresholds were amended recently, so we confirm the current figures against the statute rather than repeating numbers off an old article. What matters for you is that probate changes who can sign and when, not whether the house can be sold.
What We Pay For
- Closing costs. Escrow, settlement, recording, and document fees.
- Real property transfer tax. Collected by the county recorder when the deed records. In Clark County the rate is $2.55 per $500 of value, and in Washoe County it is $2.05 per $500.
- Title insurance. The owner’s policy on the transfer.
- Commissions. None exist, because you are not listing.
Mortgages, liens, judgments, delinquent taxes, and HOA balances are paid out of proceeds at closing exactly as they would be in a traditional sale. You do not clear them first and you do not bring money to the table to do it.
Situations We Buy In
- Foreclosure or a recorded notice of default
- Inherited property and probate, including estates with multiple heirs
- HOA assessment liens and violation notices
- Title problems, missing heirs, unreleased liens, and deed errors
- Out-of-state ownership and tired landlords
- Divorce, relocation, downsizing, and moves into assisted living
- Vacant homes, tenant-occupied rentals, code enforcement notices, fire and water damage
- Leased solar equipment with a financing statement recorded against the property
Where We Buy in Nevada
Our office is in Henderson and we buy throughout southern and northern Nevada, including Henderson, Green Valley, Las Vegas, North Las Vegas, Summerlin, Summerlin South, Spring Valley, Paradise, Winchester, Reno, Sun Valley, and the Nevada side of Lake Tahoe.
Why Work With Sell My House NV
Sell My House NV is a Nevada home buying company founded in 2015 and registered in Nevada. You can verify the entity yourself through the Nevada Secretary of State business entity search, and you should do that with any company asking to buy your house.
The company is led by Kyle Newman, a second-generation real estate professional whose family has been in this industry since 1977. Across the markets we operate in, our team has completed more than 400 transactions. Sellers who have worked with the company in our other market can be read about on our sister site, Sell My House NM reviews. Nevada is a newer market for us, and we would rather point you to real reviews from a sister brand than manufacture ones here.
Our Henderson Office and Contact Information
Sell My House NV
2831 St Rose Parkway, Suite 200
Henderson, NV 89052
Phone: (702) 208-2434
Email: info@sellmyhousenv.com
Available 24 hours a day, 7 days a week
Frequently Asked Questions About Our Process
What happens right after I send my property information?
We research the property and the recorded documents, then contact you to ask about your situation and timeline. Nothing is committed at that stage and no fee applies.
How long does the whole process take?
That depends on the title company and on what the title search turns up, which is why we do not publish a fixed number of days. Clean title with a motivated seller moves quickly. Probate, missing heirs, or an unresolved HOA lien take longer. You set the pace and we work to it either way.
Am I obligated to accept your offer?
No. There is no listing agreement, no exclusivity, and no fee for declining.
Can you buy a house with tenants in it?
Yes. Tell us the lease terms and whether rent is current. We buy tenant-occupied property and take on the lease. You do not need to evict anyone or wait for a lease to expire before selling.
What if the house has liens, back taxes, or is in probate?
Those are common and they are paid or resolved through escrow. Probate affects who can sign and when, not whether the property can be sold. Tell us early and we will map out what has to happen.
Do I have to live in Nevada to sell to you?
No. A large share of Nevada property is owned by people who live somewhere else. Documents can be signed remotely with a notary and funds are wired to you, so you never need to fly in.
What if I owe more than the house is worth?
Say so at the start. There are still options, and pretending otherwise wastes your time. We will explain what each one involves and what the trade-offs are before you commit to anything.
Get a No-Obligation Cash Offer
Send the address and we will do the research and come back to you with options in writing. No fee, no obligation, no pressure. You can also call (702) 208-2434 or request your cash offer here.
Our Priority Markets
We buy anywhere in Nevada. These are the communities we work in most often.
Written by Kyle Newman, a second-generation real estate professional with family in the industry since 1977. Last updated August 14, 2026. Sell My House NV is a tradename of United Homes of America LLC, a Nevada-registered company founded in 2015. Sell My House NV is a home buyer, not a law firm or a licensed Nevada brokerage. Statutes, county fees, and thresholds change, so confirm anything that affects your decision with the county recorder, the court, or your own advisor.