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Home Selling in Nevada : Real Estate Advice

  • All108
  • Local Info6
  • Home Buying65
  • Home Selling17
  • Market Conditions1

Activity 223
Thu Mar 28, 2013
Alan May answered:
Wow... that's a question designed to instill trust, confidence and security in your new spouse, isn't it?

I think whether you share in your profits with your intended, is entirely up to you, and the way you structure your finances. This would be a good question to ask a financial professional, and/or a real estate attorney as laws will vary state-to-state.

Good luck.
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0 votes 1 answer Share Flag
Wed May 22, 2013
Kathy Black answered:
If you had your own business and provided quality advice to potential clients in order to help them, how would you feel if they took your free advice and gave their business to some one else without giving you the opportunity to show them what you could do for them? Would you think that to be proper behavior after all had you not advised them on what to do they would not be doing it! Turn-a-round is fairplay. If their advise was good enough for you to act on should they not be offered a chance to help you with whatever your issues are? Why did you seek their advice if you had no intentions of using their services? Or were you just out there mis-using and abusing the agent and their time? We must treat one another as we would want to be treated. ... more
0 votes 11 answers Share Flag
Fri Nov 7, 2014
Jason Schielke answered:
Good Morning,

There are no set commission costs, however, the average total commission is about 6% in Las Vegas. Closing costs will vary between 1-3% depending how the buyers offer is written. Feel free to contact me to discuss the costs in more detail.

Jason J. Schielke
Keller Williams Realty Las Vegas
3100 S. Durango Drive
Suite 106
Las Vegas, Nevada 89117
Direct: (702) 858-7598
Office: (702) 212-2222
Fax: (702) 543-3830
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0 votes 13 answers Share Flag
Sat Mar 9, 2013
Antonio Gastelum answered:
You can have a real estate professional as myself put together a list of available properties as well as comparable sales. Market in Vegas and Henderson changes every week and other websites are behind the curve in this department. ... more
0 votes 5 answers Share Flag
Tue Aug 20, 2013
Betty Gammon answered:
There are two fees to which you might be referring in the purchase of a residence:
1) It is common for brokerage firms to charge both the buyer and seller a fee called compliance
or transaction or storage fee. (Different firms term it differently). This fee is not a commission
and the flat amount is different from firm to firm. I have seen as low as $275 and as high as
almost $1000.
2) If you have signed an agreement with your broker to pay a fee/commission, then whatever
that states applies. This is uncommon as usually the seller pays 100% of the commission.

Hope this helps. If you have any questions, please feel free to call.

Betty Gammon, Realtor(r)
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0 votes 10 answers Share Flag
Mon Sep 11, 2017
Suzie Marquardt answered:
Escrow can be signed in your home or wherever is necessary. Many times the client is out side of the state where the transaction is being completed. The escrow company or the loan officer can arrange to have all the documents signed by a notary that will come to you if necessary. If the client is signing long distance arrangements will be made ahead of time to overnight that document package back to the proper parties. I am always available to assist in any way I can.
Thank You
Suzie Marquardt
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0 votes 13 answers Share Flag
Tue Feb 5, 2013
Robert Adams asked:
-Fannie Mae approves short payoffs at ridiculously high prices like the example I gave below.

-No one buys them.

-Fannie Mae forecloses or gets the property back in deed in lieu

0 votes 0 Answers Share Flag
Sat Mar 16, 2013
Robert Adams answered:
DOM is not accurate due to short sales that sit in escrow for months and months.

Best Regards,
Robert Adams
The Adams Team at
Rothwell Gornt Companies
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0 votes 3 answers Share Flag
Thu Jan 31, 2013
Steven Goldman, CRS, Realtor answered:
#1. How much do you charge? Answer is typically zero to the Buyer. Sometimes, if the price is low or the agent is greedy, they will charge a flat fee. Some agents charge just because they can and the unsuspecting buyer pays the fee.

Some Realtors will charge a retention fee with full credit going to the purchasing of a property. This is the best of both worlds. The Buyer gets a dedicated Realtor and the Realtor get a dedicated Buyer.

Typically the Realtor receives payment from the Seller side after close of escrow. Any additional fees received by the agent/Broker must be disclosed on the HUD1 (closing document showing all funds into and out of the transaction provided by Escrow). Taking a fee and not disclosing it is a violation of NV and RESPA law. In addition, a Broker in NV must provide an accounting, to the person paying the fee when requested.

In NV, all fees paid MUST be paid directly to the Broker and NOT to the agent. Never, ever, ever, pay a fee to an agent.

Please contact me immediately if you know a person that cannot make their mortgage payments. I will work with them to avoid foreclosure or bankruptcy at no charge or fees to them.

Steven Goldman, CRS
Broker Salesman
Certified Distressed Property Expert (CDPE)
Certified Default Advocate (CDAT)
Certified Short Sale Professional (CSP)
Certified Probate Real Estate Specialist (CPRES)
REO-BPO Certified
Realty One Group
10750 W. Charleston #180
Las Vegas, NV 89135
Direct 702-242-1372
Fax: 866-286-2099
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0 votes 5 answers Share Flag
Mon Aug 24, 2015
Nakia Woodson answered:

This question is best answered by an attorney, after they review your written agreement. A GENERAL answer is to submit an immediate cancellation in writing to the seller and escrow company if applicable. If the buyer is in their due diligence period or there is another clause that allows for cancellation, there will not be a penalty. However, if the buyer is outside the cancellation period, the buyer will typically lose their earnest money deposit.


Nakia Woodson
Wardley Real Estate
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0 votes 5 answers Share Flag
Fri Apr 4, 2014
Steve Mikrut answered:
It depends on the length of the listing contract. Look at page 1 of the listing agreement and it will outline the term of the contract.

If you are unhappy with something that's being done, or not done, then contact the agents broker with the intentions of coming to a solution. These types of problems are often a result of a break-down in communication somewhere.

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0 votes 7 answers Share Flag
Wed Jan 23, 2013
Diggity answered:
Here is the definition of a reconveyance fee and yes it is a separate fee from the other fees you pay at title. reconveyance n. in those states which use deeds of trust as a mortgage on real property to secure payment of a loan or other debt, the transfer of title by the trustee (which has been holding title to the real property) back to the borrower (on the written request of the borrower) when the secured debt is fully paid. Under the deed of trust the borrower transfers title in the real property to the trustee (often a title or escrow company) which holds it for the benefit of the lender (called "beneficiary"). The lender must surrender the promissory note to the trustee who cancels it and then reconveys title and records the reconveyance. Hope that helps . ... more
0 votes 2 answers Share Flag
Wed Jan 23, 2013
Jeff & Kelly Stafford answered:
The contract specifically addresses this question. It states that three things can happen:
1. seller can come down (usually happens)
2. buyer can come up (or split difference, etc.) or
3. deal can be cancelled with buyer getting their earnest money back.

Let me know if I can be of further help.
Kelly Stafford
Prudential Americana.
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0 votes 2 answers Share Flag
Sun Jan 27, 2013
Betty Gammon answered:
It varies depending on the type of sale it is (a short sale, equity sale, etc.) and the type of financing the buyer is receiving. FHA and VA have their specific guidelines, but with conventional financing the items for which the seller is responsible can sometimes be negotiable.

I have a list of the most common cost splits between the buyer and seller and would be happy to share that. Give a call or e-mail if you are interested.

Betty Gammon, GRI
Realty One Group
10750 W. Charleston Blvd. #180
Las Vegas, NV 89135
FAX 702-255-0070
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0 votes 4 answers Share Flag
Wed Jan 30, 2013
Phil Rotondo answered:
It makes sense that real estate agents should always notify clients that consulting an attorney is their option.
0 votes 2 answers Share Flag
Wed Aug 7, 2013
Pat & Steve Pribisko answered:
Pamela, there is more to your story than you can possibly write here. I suggest that you consult with another attorney regarding your issues.
0 votes 9 answers Share Flag
Mon Dec 24, 2012
Adrian Ornelas answered:
In any normal home purchase the buyer pays for Buyer's Closing Costs and the seller for the Seller's Closing costs. In a buyer's market it is common for a seller to pay for the buyer's closing costs, but currently Las Vegas is a Sellers market. Are they requesting that you pay for the seller's closing costs? ... more
0 votes 7 answers Share Flag
Tue Mar 3, 2015
Steven Shluker answered:
The questions differ whether you are selling or buying.
But I suggest you ask if the realtor is a full time professional or a part timer, how long they have been a realtor, have they done at least 12-15 transactions in past year (I did 20 this year), and how successful is the realty company they work for ( we are #1 in Las Vegas valley), ... more
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Fri Dec 28, 2012
Nadia Lewis answered:

The following are "SOME" typical problems or occurrences to look for in the major components and systems of the home while doing an inspection.

Is the ridge (peak) showing a sag, or is it straight and level?
Is the roof sagging between the rafters or trusses?
Are there any signs of deterioration of asphalt shingles, such as curling, warping, broken edges, rounded corners or key holes(slits) becoming wider that normal?
Any loose flashing's, at the chimney, roof-to-wall connection or elsewhere?
Does the wooden roof deck appear rotten or delaminate under the last row of shingles?
Are there any roof vents visible?

Is the masonry cap cracked or broken?
Are any bricks flaking or missing? Mortar missing?
Is the chimney leaning?

Note whether the soffit and fascia are wood, aluminum or plastic.
Any loose or missing sections?
If wood, are there any paint problems? Any visible rot?

Ensure gutters slope down toward downspouts.
Any rust or peeling paint?
Apparent leaks or loose/sagging sections?
Are the downspouts extended away from the foundations?

Look for missing mortar
Are the bricks flaking or cracking?
Look for loose, missing or rotten siding, deteriorated paint.>
Does the siding appear new? Does it hide the foundation wall?
Exterior walls bowed, bulged or leaning?

Look for problems with paint or caulking, and rotted wood components.
Are the windows new or older? Are they the original windows? How old are they?

Cracking or flaking masonry?
Check for paint problems, rotted wood, and wood-earth contact.
Note any settlement or separation from the house.
Inspect the underside, if accessible.

Check for cracks, flaking or damaged masonry.
Note any water markings and efflorescence (whitish, chalky substance)
Any bowing, bulging or other irregularities?
Soft mortar?

Does the grade slope away from the house?
Any settled/low areas next to the foundation, or cracked walks/driveway?
Is the property lower than the street or neighboring properties?

Note any evidence of water penetration (stains, mildew/odors, efflorescence, loose tiles etc.)

Check for deteriorated coverings or cracked ceramics.
Any water staining or other damage?
Sloping or sagging?

Randomly sample to check that the windows and doors work.
Are the walls straight vertically and horizontally?
Look for cracked or loose plaster.
Look for stains, physical damage or previous repair evidence.
Any drywall seams or nails showing?

Check for cracks in the plaster or loose, sagging plaster.
Look for stains, mechanical damage or evidence of previous repair.
Seams or nails showing?

Check that all fixtures are secure.
Are there any cracks in the fixtures?
Note the condition of the tiles and caulking in the tub/shower area.
Are the faucets working? Do they leak? Sufficient water pressure?
Look for staining and rot under the counter-tops
Randomly sample the operation of the cabinet doors and drawers.

Type, style and age of heating & cooling systems. When were they last inspected or serviced?
Type of water supply piping and drains - any visible rust and corrosion?
Size and age of electrical service - are the outlets grounded? Visible wiring in good condition?
Have there been any upgrades?

Nadia Lewis
Keller Williams Southern Nevada
2900 Horizon Ridge Parkway, Ste 101
Henderson, NV 89052
702-219-6884 Cell
702-777-0002 x 2763 Office
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Sat Jan 5, 2013
Suzanne MacDowell answered:
You don't. There are lots of other websites where you can advertise your home for sale by owner. And you can do all the things that need to be done, or pay an attorney to do all the things that need to be done, rather than pay a realtor. However, neither you nor your attorney are an expert at getting homes sold, so you will not have the advantage of having a professional on your team.

Real Estate Professionals have the tools, they know how to market your home effectively, they know how to negotiate the best deal on your behalf, they know which home inspection issues are important and which are not and they know how to coordinate all the other aspects of the sale so that the very complex process goes smoothly. Statistics show that homeowners actually get MORE MONEY in their pocket at the end of the day when they pay a realtor than when they do not. So, the answer is, you don't HAVE to use an agent, but you would be foolish not to.
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