Selling Your Las Vegas Home with Solar Panels

by Ryan Rose

Solar panels are increasingly common on Las Vegas rooftops. The desert sun makes solar particularly effective here, and many homeowners have invested in systems. But when it comes time to sell, solar panels create considerations that affect your sale. Whether your panels are owned or leased makes all the difference.

Owned vs. Leased: The Critical Distinction

How you acquired your solar panels dramatically affects your sale:

Ownership Type	Impact on Sale
Owned outright	Panels convey with property, adds value
Financed (loan)	Loan must be paid off or assumed by buyer
Leased	Buyer must qualify and assume lease
PPA (Power Purchase Agreement)	Buyer must assume agreement

If You Own Your Panels Outright

Owned solar panels are the simplest situation and can add value to your home:

They convey with the property. Like other fixtures, owned panels transfer to the buyer.

They represent savings. Buyers understand they will have lower electric bills.

They may add value. Studies suggest solar can add 3-4% to home value, though this varies by market and system.

Documentation helps. Provide system details, production history, and any remaining warranties.

If You Have a Solar Loan

Many homeowners financed their solar systems with loans. At sale:

Pay off the loan. The most straightforward option. Use proceeds from the sale to satisfy the loan, and the panels convey free and clear.

Buyer assumes the loan. Some solar loans are assumable, allowing the buyer to take over payments. This requires lender approval and buyer qualification.

Most sellers pay off solar loans at closing from proceeds, treating it like any other lien on the property.

If Your Panels Are Leased

Leased solar panels complicate sales significantly:

The lease is a contract obligation. Someone must continue making lease payments for the remaining term.

Buyers must qualify. The leasing company must approve the buyer to assume the lease, based on credit and other factors.

Some buyers will not want the lease. A leased system narrows your buyer pool. Some buyers specifically avoid homes with solar leases.

Buyout option. You may be able to buy out the lease and own the panels, which simplifies the sale. Review your lease for buyout terms.

Common Leased Solar Problems

Sellers with leased panels frequently encounter:

Buyer rejection. Some buyers walk away rather than assume a lease obligation.

Financing issues. Some mortgage programs have restrictions on homes with solar leases.

Delayed closings. Lease transfer approval takes time and can slow your transaction.

Buyout costs. If you decide to buy out the lease to facilitate the sale, costs can be significant.

Marketing Solar to Buyers

When marketing a home with solar:

Highlight energy savings. Show actual utility bills demonstrating the savings.

Provide system details. Size, age, production capacity, and warranty information.

Be upfront about ownership. Disclose whether panels are owned, financed, or leased from the start.

Have documentation ready. Lease documents, loan payoff amounts, or ownership proof should be available.

Las Vegas Solar Advantages

Solar makes particular sense in Las Vegas:

Abundant sunshine. Over 300 sunny days per year means excellent production.

High cooling costs. Air conditioning drives significant electric bills that solar can offset.

Net metering. Excess production can credit against future bills.

These advantages make solar attractive to many Las Vegas buyers, but the ownership structure still matters most.

Preparing for Sale

Before listing a home with solar:

Determine ownership status. Confirm whether you own, are financing, or are leasing.

Get payoff or buyout amounts. Know the numbers so you can plan.

Gather documentation. System specs, warranties, production data, and contracts.

Consider your options. Decide whether to pay off financing, buy out a lease, or market with the existing arrangement.

Where to Start

If you are selling a Las Vegas home with solar panels, understanding your ownership situation and its impact on the sale is essential. I can help you navigate solar considerations and market your home effectively.

Ready to discuss your property? Request a free home evaluation here or reach out directly to talk through your situation.

Frequently Asked Questions About Selling Las Vegas Homes with Solar Panels

Q1: Do solar panels add value to my Las Vegas home?

Yes, owned solar panels can add approximately 3-4% to your home's value. The Las Vegas market particularly appreciates solar due to abundant sunshine and high cooling costs. However, leased panels may not add value and can actually complicate the sale process since buyers must qualify to assume the lease.

Q2: What happens to my solar panels when I sell my home?

It depends on ownership type. If you own them outright, they convey with the property like any other fixture. If financed, you'll need to pay off the loan at closing or have the buyer assume it. If leased, the buyer must qualify and assume the lease agreement, or you'll need to buy out the lease before selling.

Q3: Can I sell my house if I have leased solar panels?

Yes, but it's more complicated. The buyer must qualify with the leasing company and agree to assume the lease payments for the remaining term. This can narrow your buyer pool, as some buyers specifically avoid homes with solar leases. Alternatively, you can buy out the lease before listing to simplify the transaction.

Q4: What's the difference between a solar lease and a Power Purchase Agreement (PPA)?

Both require buyer assumption when selling. A lease involves fixed monthly payments for using the solar system, while a PPA means you pay for the power the panels produce at a set rate. Either way, the buyer must be approved by the solar company and agree to continue the contract through its remaining term.

Q5: Should I pay off my solar loan before selling?

Most sellers pay off solar loans at closing using proceeds from the sale, treating it like any other lien on the property. This is typically the simplest approach. Some solar loans are assumable, but paying it off eliminates the need for buyer qualification and streamlines the transaction.

Q6: Will buyers reject my home because of leased solar panels?

Some will. Leased solar panels narrow your buyer pool because they represent a long-term financial obligation. Some buyers specifically avoid homes with solar leases, and certain mortgage programs have restrictions on properties with leased systems. Being upfront about the lease from the start helps attract only qualified, interested buyers.

Q7: What documentation should I have ready when selling with solar?

Gather system specifications, age, production capacity, warranty information, actual utility bills showing savings, and ownership documents. If leased, have the lease agreement ready. If financed, obtain a payoff amount. If owned, provide proof of ownership and any transferable warranties. Production history data is also valuable for buyers.

Q8: How long does it take for a buyer to assume a solar lease?

Lease transfer approval typically takes several weeks and can delay closing. The leasing company must review the buyer's credit and financial information, which adds time to the transaction. This is why many real estate agents recommend starting the assumption process early or considering a lease buyout if timeline is critical.

Q9: How much does it cost to buy out a solar lease in Las Vegas?

Buyout costs vary significantly based on your lease terms, remaining contract length, and the leasing company. Review your lease agreement for buyout provisions, or contact your solar company for a current buyout quote. While costs can be substantial, buying out the lease often makes the home easier to sell and may attract more buyers.

Q10: Are solar panels more valuable in Las Vegas than other markets?

Yes, solar has particular advantages in Las Vegas due to over 300 sunny days per year, high air conditioning costs, and net metering benefits. These factors make solar more effective here than in many other markets, and buyers generally understand the value. However, ownership structure still matters more than location when it comes to the sale process.

Q11: Can buyers get a mortgage on a home with leased solar panels?

Usually yes, but some mortgage programs have restrictions or additional requirements for homes with solar leases. FHA and VA loans may have specific guidelines regarding leased systems. The lease payment may also be considered in the buyer's debt-to-income ratio. It's important to work with a knowledgeable lender familiar with solar lease situations.

Q12: Should I disclose my solar panel situation upfront to buyers?

Absolutely. Be transparent from the beginning about whether panels are owned, financed, or leased. This prevents wasted time with buyers who won't accept the terms and helps you attract qualified buyers who understand the situation. Include solar details in your listing and have all documentation readily available for interested parties.