Inheriting a house can feel like a blessing — until the reality of what to do with it sets in. Whether you’ve just lost a loved one or suddenly find yourself co-owning a property in Nevada with your siblings, figuring out how to sell an inherited house comes with legal hoops, emotional stress, and lots of unanswered questions.
In Nevada, the process can be even more complex if the home hasn’t gone through probate, there’s a mortgage involved, or your co-heirs don’t see eye to eye. But don’t worry — you’re not alone, and selling an inherited property doesn’t have to be overwhelming.
In this guide, we’ll walk you through everything you need to know about selling an inherited house in Nevada, from navigating probate to dealing with taxes and understanding your options for a fast, hassle-free sale.
Can You Sell an Inherited House in Nevada?
While the process slightly varies from selling your house the traditional way, yes - you can sell an inherited property but there are a few things to consider. If you are looking sell an inherited property in Nevada, you would first have to go through the proper proceedings of legally transferring ownership. You usually have the right to do so after completing probate or another legal transfer. After you transfer ownership to your name, you do have the right to sell the inherited property just like any other piece of real estate you own.
Common Scenarios Where Heirs Sell an Inherited Property
After probate is completed: This is the most common route. Once the court approves the estate settlement and grants the property to the heir(s), the home can be sold.
Selling with siblings or joint heirs: If multiple people inherit the property, everyone must agree on the sale terms. Disagreements can delay the process or require mediation (see our guide on inheriting a house with siblings).
Selling an inherited house with a mortgage: If the property still has an outstanding loan, it can still be sold — but the mortgage must be paid off at closing. Sometimes heirs continue making payments during probate or choose to sell quickly to avoid default.
Even if probate isn’t finished yet, there are situations where you might still be able to sell a house before probate concludes in Nevada — especially if you’re working with a knowledgeable probate attorney or if the estate qualifies for Nevada’s simplified procedures.
👉 The bottom line: You absolutely can sell an inherited property in Nevada — it’s just about understanding the timing, legal steps, and who’s involved.
Probate and Legal Requirements in Nevada
If you’ve recently inherited a house in Nevada, understanding probate is crucial. In most cases, inheriting a property involves going through the probate process.
Probate is the legal process for distributing a deceased person’s estate, and whether or not you'll need to go through it depends on how the home was owned and what kind of estate planning was in place.
How Probate Works in Nevada
Probate in Nevada is handled through the county court system — typically in the county where the deceased lived (for example, Clark County for Las Vegas or Washoe County for Reno). The process involves:
Verifying the will (if there is one)
Appointing an executor or personal representative
Identifying and valuing estate assets
Paying off debts, taxes, and expenses
Distributing remaining assets to the heirs
If the home is part of the probate estate, it usually can’t be sold until the court gives its approval — unless specific exemptions apply. This is important if you're considering selling a house in probate in Nevada.
💡 Did You Know? Nevada probate laws are governed by NRS Chapters 134–156, which outline how estates are distributed, contested, and settled.
Can You Sell an Inherited Property Without Probate
Yes — in certain situations, you can sell an inherited property in Nevada without going through formal probate. Whether or not you’ll need to deal with probate depends on how the property was titled and the total value of the deceased’s estate. You may be able to avoid probate entirely if the inherited house falls into one of these categories:
Held in a Living Trust: If the deceased placed the home into a revocable living trust, the property can pass directly to the named beneficiaries without probate. This is one of the most efficient ways to avoid court involvement altogether.
Joint Tenancy with Right of Survivorship: If the home was jointly owned — for example, by spouses — the surviving co-owner typically becomes the sole owner automatically and can sell the property without probate.
Transfer-on-Death (TOD) Deed: Nevada allows the use of TOD deeds, which let the owner name a beneficiary to receive the property upon their death. This deed bypasses probate and transfers title directly to the named heir.
Nevada’s Small Estate Affidavit Process: If the estate’s total value is under $25,000, or $100,000 if the only heir is a surviving spouse, you may qualify for a simplified process using an Affidavit of Entitlement. This allows the heir to claim and sell the property without going through a lengthy probate case.
💡 Important: Even with these exemptions, you’ll still need to provide supporting documents — like a death certificate, TOD deed, or affidavit — to legally transfer title before you can sell.
How Long Does Probate Take in Nevada?
In Nevada, probate can take anywhere from 120 days to over a year, depending on factors like:
The size and complexity of the estate
Whether a will exists
If heirs or creditors file disputes
Whether the inherited house has a mortgage (which must still be paid during probate)
If you're trying to sell an inherited house with a mortgage in Nevada, keep in mind that delays in the probate timeline could lead to missed payments and the bank can even foreclose on your home — unless arrangements are made.
Understanding Taxes on Selling an Inherited House in Nevada
Selling an inherited property can trigger tax questions — and understandably so. The good news is that inheriting a house doesn’t automatically mean you owe taxes. But you could still face capital gains taxes if you sell the property for more than its fair market value at the time of your loved one’s passing.
Capital Gains Tax on Inherited Property
Capital gains tax is based on the profit from selling a property — meaning the difference between what you paid for it and what you sold it for. When you inherit a house, though, the IRS doesn’t base your cost on what your relative paid. Instead, they use what’s called a stepped-up basis.
What Is a Stepped-Up Basis?
A stepped-up basis means the home's value is “reset” to its fair market value (FMV) on the date of the decedent’s death — not the original purchase price. This can significantly reduce or even eliminate your taxable gains.
Example of How Capital Gains Work on an Inherited House
Let’s say your parents bought the house 30 years ago for $100,000. When you inherited it, the home was worth $400,000. That $400,000 becomes your new basis.
If you sell the house shortly after inheriting it for $410,000, your taxable gain is only $10,000 — not $310,000.
If you sell it for $395,000, there’s no capital gain — in fact, it could be a loss, and you may owe nothing in federal taxes.
Does Nevada Have Inheritance or Estate Taxes?
Inheritance is a state level tax that has to be paid out by the beneficiary of the estate. Luckily, Nevada does not have a state inheritance tax or estate tax, so you wouldn't have to worry about it. However, federal tax rules still apply, especially if the estate is very large or the property sells for significantly more than its stepped-up value.
Only a few states are affected by inherited tax: Pennsylvania, New Jersey, Nebraska, Maryland, Kentucky, and Iowa.
Understanding Gift Tax and How It Differs From Inherited Property
If someone gives you a house before they pass away, it’s considered a gift, not an inheritance. While the gift giver may need to report it to the IRS, most don’t actually pay gift tax due to high lifetime exemptions.
The downside? You inherit their original cost basis, which could mean higher capital gains taxes if you sell. In contrast, inherited property gets a stepped-up basis to fair market value at the time of death — often resulting in lower taxes when sold.
How to Actually Sell an Inherited House in Nevada (Step-by-Step Guide)
Selling an inherited home can feel overwhelming — especially if you're grieving, managing probate, or dealing with out-of-state logistics. But with the right steps, you can turn a stressful situation into a smooth, profitable sale. Whether you're handling this alone or with siblings, here’s how to sell an inherited house in Nevada — the smart way.
STEP 1: Gather Your Documents
Before you can list or sell an inherited home in Nevada, you’ll need to gather a few essential legal documents. These prove your ownership (or authority to act on behalf of the estate) and ensure a smooth transfer of title during closing. Missing even one of these can delay the process — or stop the sale altogether.
Here’s what you’ll need to get started.
Key Documents Required for Selling Inherited Property
Death Certificate
A certified copy of the death certificate is required to initiate probate, transfer title, and inform banks, utility companies, and lenders of the owner’s passing.Will or Trust Documents
If the deceased left a will or had a living trust, you’ll need to present it. These documents name the rightful heirs and determine whether probate is necessary.Probate Court Approval (if applicable)
If the property wasn’t held in a trust or jointly owned, it likely must go through probate. You’ll need:Letters Testamentary (if you’re the executor named in the will), or
Letters of Administration (if there was no will and you’ve been appointed by the court).
Affidavit of Heirship (when probate isn't required)
In some cases — like small estates — you may be able to bypass formal probate by filing an Affidavit of Heirship. This legally establishes who inherits the property.Property Deed
This shows how the title was held and who currently owns the home. You’ll need the original deed or a certified copy to transfer the title to a new buyer.Valid ID and Tax Forms
All sellers will need to provide government-issued identification and fill out tax-related forms, such as a W-9 or forms related to capital gains.
💡Pro Tip: Working with a real estate attorney or title company in Nevada can make this process much easier. They’ll help verify ownership, ensure all documentation is in order, and prevent title issues during closing.
STEP 2: Prepare the Inherited Property for Sale
Before listing or marketing the home, it needs to be presentable.
Clean it out:
Start by clearing out personal belongings, furniture, and anything left behind. This not only helps depersonalize the space for buyers but can also be emotionally cathartic.
Make light repairs:
Address obvious issues like leaky faucets, chipped paint, broken fixtures, or dirty carpets. You don’t need to renovate, but fixing small problems can help attract stronger offers.
Keep up with payments:
If you inherited a house with a mortgage, you’ll want to keep up with mortgage payments. Falling behind could affect your ability to sell. Contact the lender to confirm the status and options.
💡 Pro tip: If you want to skip the hassle of going through the inherited property to clean or repair, you can sell directly to a cash buyer, they can typically buy houses as-is, without the hassle.
STEP 3: Determine the Fair Market Value (FMV) of Your Home
The Fair Market Value (FMV) is what a knowledgeable buyer would reasonably pay for the property in its current condition. This number is essential for:
Setting your listing price
Negotiating offers
Calculating capital gains tax when you sell
There are two ways to determine FMV:
Hire a licensed appraiser
A professional appraisal is typically used during probate, and it’s considered the most accurate method. This will give you a defensible valuation if the IRS ever questions the property’s worth.Request a Comparative Market Analysis (CMA)
A real estate agent can provide a CMA by comparing similar nearby homes (comps) that recently sold. This is less formal than an appraisal but often good enough for pricing strategy.
STEP 4: Choose How You Want to Sell Your Inherited Property In Nevada
Now that all the prep work is all done, and you are ready to sell your inherited house, next step is to determine how you want to sell.
There are typically a few options to sell your property. And the decision is highly weighted on your priorities - time vs money vs hassle.
✅ Option 1 - Selling Using a Real Estate Agent
The first option out there is of course the most traditional way of selling property - through the MLS with a Real Estate Agent. This option is of course one of the best options as it can maximize the sale price of your home (especially if the market is hot). Plus by utilizing real estate agents, you get full market exposure by listing the property in the open market (MLS) to get the most eyes on it. Agents also handle all the showings and negotiations involved.
The downside though is the timeline. First off, you may need to put in some capital to get the property market ready - everything from cleaning, repairs, staging, and showings. The process is typically longer as well (on average 60-90 days). You also have to pay agent commissions and closing fees (which can add up to around 8% of the total sale price).
✅ Option 2 - Selling to a Cash Buyer
Working with a seasoned real estate investor cash buyer can be a great option if you have a tight timeline. Direct Homebuyers can help you sell your inherited property in NV fast for cash. Selling to these investors is a great alternative to selling traditionally. They can typically buy your home without the need to clean, do any repairs, do inspections, or handle multiple walkthroughs. Plus they can typically pay fo ryour closing costs, and eliminate the need to pay agent fees. Be sure to do research on the most reputable homebuyers in your area.
✅ Option 3 - Selling as a FSBO (For Sale By Owner)
A third option is to of course sell it yourself. This option is great if you truly want to maximize the sale price of your home. This option will help you eliminate agent fees as well since you will be representing yourself.
The downside of course is time. The time it takes to sell your own property goes up drastically, compared to when you list with an agent or sell direct to a cash buyer.
STEP 5: Schedule Closing
Once you’ve accepted an offer, the buyer will open escrow with a licensed Nevada title company. During closing:
Title is transferred to the buyer
Any liens or mortgages are paid off
You’ll sign final paperwork and receive proceeds via wire or check
If you're in probate, court approval may be needed before closing — especially if the property is under a formal administration. In some cases, a Set Aside Without Administration or Affidavit of Entitlement (for small estates) may simplify this step.
Final Thoughts
Selling an inherited house in Nevada doesn’t have to be complicated — if you know the steps and get the right support. From determining fair market value to choosing how to sell and preparing for taxes, this guide gives you the clarity and confidence to move forward.
Whether you're selling a house in probate in Nevada, splitting the inheritance with siblings, or need help navigating legal red tape — knowledge is your best tool.
Need help from a local expert? We’re here to walk you through the process or make a cash offer if you want to skip the hassle entirely.
👉 For a deeper dive into the full process, check out our Ultimate Guide to Inheriting a House — it covers everything you need to know about taxes, probate, sibling disputes, and more.
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