Buying a home in Las Vegas and wondering what you will really pay at the closing table? You are not alone. Closing costs can be confusing, and they are separate from your down payment. In this guide, you will learn what closing costs include, how much to budget in Clark County, and smart ways to lower what you bring to closing. Let’s dive in.
What closing costs include
Closing costs are the fees and prepaids needed to complete your purchase, not the down payment. They cover lender charges, title and escrow services, county recording, inspections and reports, and prepaids like interest, taxes, and insurance. You will see every item listed on your Closing Disclosure before you sign.
Typical totals to expect
As a planning rule, buyers often pay about 2-5% of the purchase price in closing costs. Your actual amount depends on your loan program, lender pricing, property type, HOA items, and any negotiated credits. Your lender must send a Loan Estimate within 3 business days of application and a final Closing Disclosure at least 3 business days before closing so you can confirm your cash to close.
Nevada escrow and title customs
In Nevada, neutral escrow companies handle closings and prepare the final settlement statement. It is common in Clark County for the seller to buy the owner’s title insurance policy, while the buyer pays for the lender’s title policy when financing. Escrow fees are often split between buyer and seller. All of these items are negotiable, so confirm what your contract says.
Key cost categories you will see
Lender and loan fees
- What they include: origination or points, underwriting, processing, application, credit report, flood certification, rate lock, and any lender-required reinspections or document fees.
- Who pays: usually you, unless you receive lender credits or seller concessions.
- What to know: origination is often a percentage of the loan. Paying points to lower your rate is optional.
Appraisal and inspections
- What they include: appraisal, general home inspection, termite or pest inspection, and any specialty inspections required by your loan.
- Typical ranges: appraisal often runs about $400-800; a general home inspection often runs about $300-600. Specialty inspections vary by need.
- Tip: you usually pay these as you go, before closing.
Title and escrow in Clark County
- What they include: title search, title insurance policies, escrow or settlement fee, document prep, notary, closing protection letter, and wire or courier fees.
- Who pays: sellers commonly buy the owner’s policy. Buyers pay the lender’s policy when financing. Escrow fees are often split. Your contract controls.
- Cost drivers: purchase price and endorsements can impact premiums, while escrow fees reflect the work to handle funds and documents.
Recording and transfer fees
- What they include: county recording for your deed and mortgage, and any state or county transfer charges if applicable.
- Who pays: often negotiable. Buyers commonly pay for recording their mortgage documents. Confirm Clark County specifics with your escrow officer because fee schedules can change.
Prepaids and escrow deposits
- What they include: prepaid mortgage interest from funding to your first payment date, your first year of homeowners insurance, initial escrow deposits for taxes and insurance, and any initial mortgage insurance premium if required.
- Why it matters: these can be a sizable part of your cash to close, even if lender fees are low.
HOA and condo charges
- What they include: HOA transfer fees, estoppel letters, document packs, prorated dues, and any special assessments.
- Local note: many Las Vegas homes are in HOA communities. Expect HOA documentation costs and plan your timeline, since HOA processing can affect closing.
City, inspections, and utilities
- What they include: any municipal inspections, lien releases, or utility transfer fees that may apply.
- Who pays: sellers often cover lien payoffs or city-required items. Some utility transfers may involve buyer fees. Your contract and local practice guide this.
Ways to lower your closing costs
- Ask for seller credits. You can negotiate a fixed dollar amount or percentage credit toward your closing costs in the contract. Your loan type may cap how much the seller can contribute, so check with your lender.
- Consider lender credits. You can choose a slightly higher interest rate to receive a lender credit that reduces cash due at closing. This can help if you need funds now and plan to refinance or sell later.
- Request the seller cover specific fees. Common asks include a share of escrow fees or other defined charges. Your leverage depends on market conditions.
- Explore financing options. Some loan programs allow certain costs to be financed or offset with credits, as long as you meet loan-to-value and program rules.
- Compare price reduction vs credit. A credit lowers your out-of-pocket costs without reducing the purchase price. A price cut reduces your loan amount but does not help with immediate cash to close. Choose what fits your goals and appraisal room.
Estimate your cash to close
You will receive three key tools to dial in your numbers:
- Loan Estimate from your lender within 3 business days of applying.
- Title and escrow fee estimate from the escrow company.
- Closing Disclosure at least 3 business days before closing.
Use this quick checklist as you plan:
- Down payment per your contract
- Earnest money already deposited
- Loan costs such as origination and points
- Appraisal and inspection fees
- Title and escrow fees, including the lender’s title policy
- Recording and local transfer charges
- Prepaid interest to your first payment date
- Initial escrow deposits for taxes and insurance
- HOA estoppel, transfer fees, and prorations
- Wire or courier fees, plus any agreed repair credits
Example for illustration only:
- Purchase price: $400,000
- Down payment at 10%: $40,000
- Closing costs estimate at 3%: $12,000
- Prepaids and escrows: $3,000
- Less earnest money on deposit: $2,000
- Estimated cash to close: $53,000
Your Closing Disclosure will provide a line-by-line breakdown of every amount.
Timing and disclosures
Federal rules require your lender to deliver a Loan Estimate within 3 business days of application and a Closing Disclosure at least 3 business days before you sign. Review them carefully. Ask your lender and escrow officer to explain any changes so you know exactly what to bring to closing.
Local tips for Las Vegas buyers
- Confirm who pays which title policies and how escrow fees are split when you draft your offer. Nevada customs often favor the seller paying the owner’s policy and a shared escrow fee, but your contract sets the rules.
- Ask your escrow officer for a current estimate of county recording and transfer charges. Fee schedules can change.
- If the home is in an HOA, request HOA documents early and budget for estoppel and transfer fees. Build in time for HOA processing.
- If cash to close is tight, discuss seller credits and lender credits up front so your offer and loan structure work together.
When you want a clear plan and strong negotiation at the table, you need a local advocate. Our team helps you structure credits, compare options, and keep your closing on track.
Ready to map out your cash to close and write a winning offer in Las Vegas? Connect with Jessica Cordero for step-by-step guidance and bilingual support.
FAQs
What are buyer closing costs in Las Vegas?
- Closing costs are the fees and prepaids needed to complete your purchase, separate from the down payment, including lender, title, escrow, recording, inspections, and HOA items.
How much should I budget for closing costs?
- Plan for about 2-5% of the purchase price, then refine with your Loan Estimate and an escrow fee quote for your specific property and loan.
Who pays for title insurance in Nevada?
- It is common for the seller to pay for the owner’s title policy, while the buyer pays for the lender’s policy when financing, but the contract controls and terms are negotiable.
Can seller credits cover my down payment?
- No. Seller credits can only be applied to your closing costs and prepaids. Your down payment must come from your funds or an approved gift per your loan rules.
When do I get my final numbers before closing?
- Your lender must provide the Closing Disclosure at least 3 business days before closing, which lists your final cash to close.
How do HOAs affect closing costs in Clark County?
- You may see HOA transfer and estoppel fees, plus prorated dues or assessments. Timing and amounts vary by community, so request documents early.
What is the difference between closing costs and prepaids?
- Closing costs are fees for services like loan processing and title work. Prepaids fund items paid in advance, such as interest, taxes, and insurance escrows.
