What Should You Leave Behind When Selling Your Mountain's Edge Home?

by Ryan Rose

Fixtures stay with the home while personal property goes with you. Fixtures are items permanently attached to the property, including built in shelving, plumbing fixtures, light fixtures, ceiling fans, blinds, and attached landscaping. Personal property includes furniture, rugs, portable appliances, and anything not physically attached.

What Typically Stays

Items generally considered fixtures that remain with a Mountain's Edge home include: all lighting fixtures and ceiling fans, window blinds and shutters, built in bookcases and cabinets, plumbing fixtures (sinks, faucets, toilets), hardwired security systems, permanently installed outdoor structures like gazebos and built in grills, landscape lighting, and irrigation systems. Appliances vary: dishwashers and built in microwaves typically stay, while freestanding refrigerators, washers, and dryers are usually considered personal property unless specifically included in the contract.

Common Gray Areas

Disputes often arise over certain items. Wall mounted televisions present a frequent issue: the TV itself is personal property, but the mounting bracket is typically a fixture. Curtains and curtain rods may be negotiable, with blinds generally staying while drapes may go. Hot tubs are personal property if portable but fixtures if built into a deck or permanently wired. In Mountain's Edge, pool equipment generally stays as it is essential to property function, but decorative pool features may need clarification.

Putting It in the Contract

The purchase agreement should explicitly list any items that deviate from standard expectations. If you want to take the dining room chandelier, exclude it in writing. If buyers want the refrigerator included, add it to the contract. Nevada law does not override the contract terms, so clear documentation prevents closing day surprises. Your agent should ensure all inclusions and exclusions appear in the final agreement.

Local Expert Insight

Ryan Rose recommends addressing potential fixture questions before listing your Mountain's Edge home. If you plan to take something that a buyer might assume stays, remove it before photos and showings, then replace it with something comparable. This prevents disappointment and negotiation complications. Clarity upfront about what stays and what goes creates smoother transactions and happier buyers at the final walkthrough.