Selling Your Las Vegas Home After Owning Less Than Two Years

by Ryan Rose

Life changes sometimes require selling sooner than planned. A job opportunity, family situation, or change in circumstances may mean selling your Las Vegas home before the two-year mark. While this is entirely possible, there are financial considerations you should understand before proceeding.

The Two-Year Rule for Capital Gains

The IRS allows homeowners to exclude up to $250,000 in capital gains ($500,000 for married couples filing jointly) when selling their primary residence. However, this exclusion requires owning and living in the home for at least two of the five years before the sale.

If you sell before meeting this requirement, any profit may be subject to capital gains tax.

Ownership Duration	Tax Treatment
Less than 1 year	Short-term capital gains (taxed as ordinary income)
1-2 years	Long-term capital gains (lower rates, but no exclusion)
2+ years as primary residence	Up to $250K/$500K excluded from taxes

Partial Exclusion for Qualifying Circumstances

The IRS allows a partial exclusion if you sell before two years due to certain qualifying circumstances:

Job relocation. If your new job is at least 50 miles farther from your home than your old job was.

Health reasons. If you sell due to illness, injury, or a doctor's recommendation.

Unforeseen circumstances. Death, divorce, multiple births from a single pregnancy, job loss, or other IRS-specified events.

The partial exclusion is prorated based on how long you lived in the home. If you lived there 18 months (75% of two years), you may exclude 75% of the maximum exclusion.

The Financial Reality

Beyond taxes, selling quickly often means losing money:

Selling costs. Agent commissions, title fees, and closing costs typically run 8-10% of sale price. You need significant appreciation to break even after these costs.

Limited equity building. Early mortgage payments are mostly interest. After one year, you have built very little equity through payments.

Market risk. If prices have not risen (or have fallen) since you bought, you may sell for less than you paid.

Running the Numbers

Before deciding to sell, calculate your actual position:

Current value. What is your home worth today?

Original purchase price. What did you pay, including closing costs?

Current loan balance. How much do you still owe?

Selling costs. Estimate 8-10% of sale price.

Tax liability. If you have gains, what will you owe?

If sale price minus loan balance minus selling costs minus taxes equals a negative number, you will need to bring money to closing.

When Selling Early Makes Sense

Despite the costs, selling before two years sometimes makes sense:

Major life changes. Job relocation, divorce, or health issues may require moving regardless of financial impact.

Significant appreciation. If your home has appreciated substantially, you may still profit after costs and taxes.

Avoiding larger losses. If you expect the market to decline or cannot afford payments, selling at a small loss may be better than waiting.

Better opportunity elsewhere. Sometimes the cost of selling is worth it to pursue a better opportunity in another location.

Alternatives to Consider

Before committing to sell early:

Wait if possible. If you can wait until the two-year mark, you preserve the tax exclusion.

Rent it out. Convert to a rental property while you move elsewhere. This has its own tax and practical implications but avoids the immediate sale.

Rent it and sell later. You can rent the home temporarily and still claim the exclusion if you sell within three years of moving out (and meet the two-year ownership and use test within the five-year window).

Consult Professionals

Early sales have tax complexity. Before proceeding, consult a tax professional who can analyze your specific situation, calculate potential tax liability, and advise on strategies to minimize impact.

Where to Start

If you are considering selling your Las Vegas home before the two-year mark, understanding your financial position is essential. I can provide a market analysis to determine current value and help you evaluate whether selling makes sense.

Ready to explore your options? Request a free home evaluation here or reach out directly to discuss your situation.

Frequently Asked Questions About Selling Your Las Vegas Home Before Two Years

Q1: Can I legally sell my Las Vegas home before owning it for two years?

Yes, you can legally sell your home at any time after purchase. There are no restrictions preventing you from selling before the two-year mark. However, selling early may result in tax consequences and financial losses due to limited equity building and selling costs.

Q2: What is the capital gains tax exclusion for homeowners?

The IRS allows homeowners to exclude up to $250,000 in capital gains ($500,000 for married couples filing jointly) when selling their primary residence. To qualify, you must have owned and lived in the home for at least two of the five years before the sale.

Q3: What happens if I sell my home after one year of ownership?

If you sell after owning for one to two years, any profit will be taxed as long-term capital gains at lower rates than ordinary income. However, you won't qualify for the capital gains exclusion. If you sell before owning for one year, profits are taxed as short-term capital gains at your ordinary income tax rate.

Q4: Are there exceptions that allow me to get a partial tax exclusion?

Yes, the IRS allows a partial exclusion if you sell due to job relocation (at least 50 miles farther from your home), health reasons, or unforeseen circumstances like divorce, death, job loss, or multiple births. The partial exclusion is prorated based on how long you lived in the home.

Q5: How much does it typically cost to sell a home in Las Vegas?

Selling costs in Las Vegas typically run 8-10% of the sale price, including agent commissions, title fees, and closing costs. This means you need significant home appreciation just to break even after covering these expenses.

Q6: Will I lose money if I sell my Las Vegas home before two years?

Many homeowners lose money when selling early because early mortgage payments go mostly toward interest rather than principal, building limited equity. Combined with 8-10% selling costs and potential tax liability on gains, you need substantial appreciation to avoid losing money on an early sale.

Q7: Can I rent out my Las Vegas home instead of selling it early?

Yes, converting your home to a rental property is an alternative to selling early. You can rent it out while you move elsewhere, and you may still claim the capital gains exclusion if you sell within three years of moving out, provided you meet the two-year ownership and use requirements within a five-year window.

Q8: When does selling before two years actually make financial sense?

Selling early may make sense if you're experiencing major life changes that require relocation, your home has appreciated significantly enough to cover costs and taxes, you're avoiding larger potential losses in a declining market, or the cost of selling enables you to pursue a better opportunity elsewhere.

Q9: How do I calculate if I can afford to sell my home early?

Calculate your current home value minus your loan balance, minus 8-10% selling costs, minus any tax liability on gains. If this number is negative, you'll need to bring money to closing. It's essential to run these numbers before deciding to sell.

Q10: Should I consult a tax professional before selling my Las Vegas home early?

Absolutely. Early home sales involve tax complexity that varies based on your specific situation. A tax professional can calculate your potential tax liability, determine if you qualify for partial exclusions, and advise on strategies to minimize the financial impact of selling before the two-year mark.

Q11: Is the Las Vegas real estate market favorable for sellers in 2025?

Market conditions change regularly. For current Las Vegas condo prices and trends, check the latest Las Vegas Market Update. Understanding current market conditions helps you determine if selling now will result in appreciation or a loss.

Q12: How does Nevada residency affect my home sale taxes?

Nevada has no state income tax, which is beneficial for residents. However, federal capital gains taxes still apply when selling a home. If you're establishing Nevada residency or moving from Nevada, understand the implications by reviewing the Complete Guide to Establishing Nevada Residency.