What Happens at a Las Vegas Home Closing for Sellers

by Ryan Rose

You have accepted an offer, survived inspections, made it through appraisal, and now closing day is approaching. What actually happens at closing, and what do you need to do? Here is what Las Vegas sellers should expect at the closing table.

Before Closing Day

Most of the work happens before the actual closing:

Review the settlement statement. A few days before closing, you will receive a settlement statement (also called a closing disclosure or HUD-1) showing all the numbers: sale price, payoffs, fees, prorations, and your net proceeds. Review this carefully and ask questions about anything you do not understand.

Verify wire instructions. If proceeds are being wired, confirm the wire instructions directly with the title company. Wire fraud is real. Never trust wire instructions sent via email without voice verification.

Prepare the home. Complete any agreed repairs. Remove your belongings. Clean the property. Have it ready for the buyer's final walkthrough.

Gather documents. Bring government-issued ID to closing. You may also need to bring keys, garage remotes, alarm codes, and any documentation about the property you agreed to provide.

Before Closing	What to Do
3-5 days before	Review settlement statement, ask questions
2-3 days before	Confirm wire instructions by phone
1-2 days before	Complete move-out, final cleaning
Day before or morning of	Buyer's final walkthrough

The Closing Appointment

In Nevada, closings typically happen at the title company's office. The seller and buyer may close at the same time or separately. Many sellers now sign documents a day or two before the official closing date to accommodate scheduling.

At the appointment, you will sign numerous documents:

Grant deed. This transfers ownership from you to the buyer.

Settlement statement. Confirms all financial terms of the transaction.

Affidavits. Various sworn statements about the property, your identity, and your authority to sell.

Tax documents. Forms related to tax reporting of the sale.

A notary public will witness your signatures and verify your identity.

Remote Closing Options

If you cannot attend in person, options exist:

Mobile notary. A notary comes to your location to witness signatures.

Remote online notarization. In some cases, you can sign and notarize documents via video conference.

Power of attorney. You can authorize someone else to sign on your behalf, though this requires advance planning and approval from the title company.

What You Sign

Expect to sign 15-30 pages of documents. The key ones include:

Deed. The document that actually transfers ownership.

Closing disclosure. Final accounting of the transaction.

Title affidavit. Your sworn statement about ownership and liens.

FIRPTA certificate. Confirms you are not a foreign person (relevant for tax withholding).

1099-S information. For IRS reporting of the sale.

Receiving Your Proceeds

After all parties have signed and the transaction records with the county, funds are disbursed. Your mortgage is paid off, selling costs are deducted, and you receive the remainder.

Proceeds are typically delivered by wire transfer on closing day or the next business day. Some sellers opt for a check, though this is less common for larger amounts.

Handing Over the Property

At or after closing, you provide:

Keys. All keys to all locks.

Garage door openers. All remotes and keypads.

Security codes. Alarm codes, gate codes, smart lock codes.

Mailbox keys. If applicable.

HOA access. Pool keys, amenity cards, or other community access items.

These are typically left at the property or given to the buyer's agent.

After Closing

Once you receive confirmation that the sale has recorded and funds have been disbursed, the transaction is complete. Cancel utilities, update your address, and move forward with your next chapter.

Keep copies of all closing documents for your records, especially for tax purposes. You may need them to document the sale for future reference.

Where to Start

If you are approaching closing on your Las Vegas home sale and have questions about what to expect, I am here to help guide you through the final steps.

Still in the early stages? Request a free home evaluation here or reach out directly to start the selling process.

Las Vegas Home Closing FAQs for Sellers

Q1: How long does a home closing take in Las Vegas?

The actual closing appointment typically takes 30-60 minutes. However, the entire closing process from accepted offer to final recording usually takes 30-45 days in Las Vegas. Sellers often sign documents a day or two before the official closing date, and funds are typically disbursed on closing day or the next business day once the transaction records with the county.

Q2: Do I need to attend closing in person?

Not necessarily. While most Las Vegas closings happen at the title company's office, you have options if you cannot attend in person. You can use a mobile notary who comes to your location, utilize remote online notarization via video conference, or arrange for someone to sign on your behalf using a power of attorney (which requires advance planning and title company approval).

Q3: When will I receive my proceeds from the sale?

You'll receive your net proceeds after all parties have signed and the transaction records with the county. Proceeds are typically delivered by wire transfer on closing day or the next business day. Your mortgage will be paid off first, selling costs will be deducted, and you'll receive the remainder. Some sellers opt for a check, though wire transfer is more common for larger amounts.

Q4: What documents do I need to bring to closing?

You must bring a government-issued photo ID to closing. You should also bring all keys, garage door remotes, gate access cards, alarm codes, and any documentation about the property you agreed to provide. If you have manuals, warranties, or HOA documents, these are helpful to leave for the buyer as well.

Q5: What is a settlement statement and when do I receive it?

The settlement statement (also called a closing disclosure or HUD-1) is a document showing all the financial details of your transaction: sale price, mortgage payoffs, fees, prorations, and your net proceeds. You'll receive this 3-5 days before closing. Review it carefully and ask your agent or the title company about anything you don't understand before closing day.

Q6: How do I protect myself from wire fraud at closing?

Wire fraud is a real threat in real estate transactions. Never trust wire instructions sent only via email. Always verify wire instructions by calling the title company directly using a phone number you look up independently (not one provided in an email). Confirm all account numbers and routing information verbally before authorizing any wire transfer.

Q7: Do the buyer and seller close at the same time?

Not always. In Nevada, the seller and buyer may close at the same time or separately at the title company's office. Many closings are done separately for scheduling convenience. Some sellers even sign their documents a day or two before the official closing date, especially if they're relocating or have scheduling conflicts.

Q8: What happens during the buyer's final walkthrough?

The buyer's final walkthrough typically occurs the day before or morning of closing. The buyer verifies that the property is in the agreed-upon condition, that any required repairs have been completed, and that all your belongings have been removed. Make sure the home is clean, empty, and ready for the new owners before this walkthrough.

Q9: What is a FIRPTA certificate?

FIRPTA stands for Foreign Investment in Real Property Tax Act. The FIRPTA certificate is a document you'll sign at closing confirming you are not a foreign person. This is relevant for IRS tax withholding requirements. If you are a U.S. citizen or resident, this is a simple form that certifies your status and prevents mandatory tax withholding from your proceeds.

Q10: When do I need to be completely moved out?

You should be completely moved out 1-2 days before closing to allow for the buyer's final walkthrough. The property should be empty, clean, and in the condition specified in your contract. Unless your purchase agreement specifically includes a post-closing occupancy period (which requires separate negotiation), the buyer takes possession at closing.

Q11: What closing costs do sellers pay in Las Vegas?

Las Vegas sellers typically pay the real estate commission (usually 5-6% of the sale price), title insurance for the buyer, escrow fees (often split with the buyer), any agreed-upon repairs, prorated property taxes, and HOA transfer fees if applicable. Your exact costs will be detailed on the settlement statement you receive before closing.

Q12: Do I need to cancel my homeowners insurance before closing?

Wait until after closing is confirmed and recorded before canceling your homeowners insurance. Once you receive confirmation that the sale has recorded and funds have been disbursed, you can contact your insurance company to cancel coverage. You may be entitled to a refund for any prepaid premium period after the closing date.