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Understand every fee you'll pay at closing. This itemized breakdown shows typical costs, who pays them, and whether they're negotiable.
| Closing Cost Item | Typical Range | Who Pays | Negotiable? |
|---|---|---|---|
| Loan Origination Fee |
0.5% - 1% of loan ($2,000 - $4,000 on $400K) |
Buyer | Yes |
| Appraisal Fee | $400 - $650 | Buyer | No |
| Credit Report Fee | $25 - $75 | Buyer | No |
| Title Search & Insurance |
$1,000 - $2,500 (Varies by purchase price) |
Buyer/Seller Split | Yes |
| Escrow/Settlement Fee | $300 - $800 | Buyer/Seller Split | Partial |
| Home Inspection | $300 - $500 | Buyer | No |
| Survey Fee |
$300 - $600 (Not always required) |
Buyer/Seller | Yes |
| Recording Fees |
$100 - $300 (County specific) |
Buyer | No |
| Transfer Taxes |
$1.95 per $500 ($1,560 on $400K home) |
Seller (NV custom) | Partial |
| Property Taxes (Prepaid) |
2-6 months prepaid ($800 - $2,400 typical) |
Buyer | No |
| Homeowners Insurance (1 year) |
$800 - $1,500 (Paid at closing) |
Buyer | Shop Rates |
| HOA Transfer/Setup Fees |
$200 - $600 (If applicable) |
Buyer/Seller | Yes |
| TOTAL BUYER CLOSING COSTS | $8,000 - $15,000 | 2% - 5% of purchase price |
Get Your Personalized Closing Cost Estimate
Calculate My Exact CostsFirst-time Nevada homebuyers can save thousands on closing costs with these proven strategies recommended by experienced loan officers.
Negotiate with the seller to cover part of your closing costs. FHA allows up to 6% seller concessions, conventional loans allow 3-6% depending on down payment. On a $400K home, that's $12,000 - $24,000 the seller can contribute toward your closing costs and prepaid expenses.
Real Example:
Nevada buyer negotiated $8,500 in seller concessions on $425K Henderson home purchase. Covered entire closing cost burden, only paid down payment.
Nevada offers multiple down payment assistance programs that can also help with closing costs:
Origination fees vary wildly between Nevada lenders—some charge 1% ($4,000 on $400K loan), others 0.5% or even waive it entirely with rate trade-offs. Getting 3+ quotes can save $1,000 - $3,000.
Pro Tip:
Ask lenders for a Loan Estimate within 3 days—this official document shows exact fees. Compare side-by-side. Don't just look at interest rate; analyze total closing costs in Section C.
Accept a slightly higher interest rate (0.25% - 0.5% higher) in exchange for lender credits that cover $2,000 - $6,000 of closing costs. Makes sense if you plan to refinance within 3-5 years or want to preserve cash now.
Option A: Pay Closing Costs
6.5% rate | $0 credits | $10,000 closing costs
Option B: Lender Credits
6.875% rate | $5,000 credits | $5,000 closing costs
Close near month-end to minimize prepaid interest. If you close on June 28th vs. June 1st, you only prepay 2-3 days of interest instead of 30 days—saving $400 - $800.
In Nevada, buyers can shop for title insurance—rates vary by up to 30% between companies. Title insurance on a $400K home ranges $1,200 - $2,000. Also compare escrow fees ($300 - $800). Savings: $500 - $1,200.
Note: Seller may have preference, but buyer has the right to choose in most Nevada transactions unless contract specifies otherwise.
Review your Loan Estimate line-by-line with your loan officer. Question every fee over $100. Common negotiable/eliminable fees:
Using 3-4 of these strategies together, Nevada first-time buyers typically save $3,000 - $7,000 on closing costs. Our loan officers help negotiate seller concessions, identify assistance programs, and review Loan Estimates to catch every possible savings opportunity.
Get Personalized Cost-Saving AnalysisAnswers to the most common questions Nevada first-time homebuyers ask about closing costs, fees, and savings strategies.
Not directly. You cannot finance buyer closing costs into a purchase loan in Nevada—you must pay them in cash at closing or negotiate seller concessions/lender credits. However, there's an indirect workaround:
For refinances, you CAN roll closing costs into the new loan amount (as long as you have sufficient equity), but not for purchases.
They're separate but both due at closing:
Down Payment:
Closing Costs:
Total cash needed at closing = Down Payment + Closing Costs - (Seller Concessions + Lender Credits + Assistance). On $400K home: $14K + $10K - $8K concessions = $16,000 actual cash needed.
Partially. Here's what IS and ISN'T deductible for Nevada homebuyers:
Deductible:
NOT Deductible:
Important: Tax laws change frequently. Consult a Nevada CPA or tax professional for current deduction rules and how they apply to your specific situation. This is general guidance only.
Usually wire transfer, not cashier's check. Most Nevada escrow companies require funds be wired 24-48 hours before closing. Here's the process:
Get final Closing Disclosure (3 days before)
Shows exact amount due from you, typically $15K - $30K for first-time buyers
Escrow sends wiring instructions via secure method
⚠️ Fraud Warning: ALWAYS verify wire instructions by calling escrow company directly using number from your purchase contract—NOT from email. Wire fraud is common.
Wire from your bank 24-48 hours before closing
Same-day wires risk delays. Wire early so funds clear in time for signing appointment.
Cashier's checks are backup only if wire isn't possible—but expect closing delays if bringing physical check since escrow must verify funds cleared before recording deed.
Yes—100% of your closing costs can come from gift funds with FHA loans. This is huge for Nevada first-time buyers. Requirements:
Example: Parents gift Nevada buyer $20,000. Can use $14,000 for 3.5% FHA down payment + $6,000 for closing costs. Buyer brings $0 of own savings to closing (though still needs reserves for approval).
Pro Tip: Gift letter template and complete documentation checklist available when you get pre-approved. We guide donors through exact paperwork to avoid underwriting delays.
You have options—don't panic. Here's what Nevada buyers do:
Before you're in contract:
After you're in contract but before closing:
Cannot do:
Best approach: Work with experienced Nevada loan officer BEFORE making offers. We calculate exact cash needed, identify all savings opportunities, and ensure you're financially ready before contract so no surprises derail your purchase.
Senior Loan Officer | 12+ Years Nevada Mortgage Experience
Sarah specializes in helping Nevada first-time homebuyers navigate the complex closing process, with particular expertise in minimizing closing costs through seller concessions, lender credits, and down payment assistance programs. Since 2013, she has closed over 1,600 first-time buyer transactions in Nevada with an average closing cost reduction of 34% below market rates through strategic negotiation. Sarah holds the Certified Homeownership Professional (CHP) designation and has helped hundreds of Nevada families who thought they couldn't afford closing costs achieve homeownership through creative financing solutions and state/local assistance programs in Las Vegas, Henderson, and Reno markets.
Closing costs vary by county in Nevada. Compare average costs for Las Vegas (Clark County), Reno (Washoe County), and other major markets.
| Nevada County | Median Home Price | Typical Closing Costs | % of Purchase | Recording Fees |
|---|---|---|---|---|
| Clark County (Las Vegas) | $450,000 | $10,500 - $13,200 | 2.3% - 2.9% | $175 - $225 |
| Clark County (Henderson) | $480,000 | $11,000 - $14,000 | 2.3% - 2.9% | $175 - $225 |
| Washoe County (Reno) | $545,000 | $11,800 - $14,600 | 2.2% - 2.7% | $190 - $240 |
| Washoe County (Sparks) | $495,000 | $10,800 - $13,400 | 2.2% - 2.7% | $190 - $240 |
| Nye County (Pahrump) | $340,000 | $8,200 - $10,800 | 2.4% - 3.2% | $150 - $200 |
| Lyon County (Fernley) | $420,000 | $9,800 - $12,400 | 2.3% - 3.0% | $160 - $210 |
| Carson City | $465,000 | $10,600 - $13,300 | 2.3% - 2.9% | $180 - $230 |
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Valley West Mortgage - NMLS #65506
Nevada Mortgage Lender License
Licensed to conduct business in Nevada
NMLS Consumer Access: www.nmlsconsumeraccess.org
We are an Equal Housing Lender. We do business in accordance with the Federal Fair Housing Law and Equal Credit Opportunity Act. This company does not discriminate on the basis of race, color, religion, national origin, sex, marital status, age, or handicap.
This is not a commitment to lend. All loans subject to credit approval. Rates, terms, and conditions are subject to change without notice. Not all applicants will qualify. Additional restrictions may apply. Property insurance required. Flood insurance may be required. This website is for informational purposes only and does not constitute financial advice. Consult with a licensed loan officer for personalized guidance.