Selling a Las Vegas House You Have Already Inherited
Sometimes the house is already yours, or yours and your siblings', before anyone has decided what to do with it. This page is for heirs whose title has passed, or is about to, without a court-supervised sale.
- Belongings can stay
- No repairs or cleanout
- We work with your probate attorney
- No agent commission
- We wait on the court
Make sure the paperwork has actually caught up
Inheriting a house and being able to sell it are two separate moments. A title company will not insure a sale just because a family knows who was supposed to receive the home. It looks at what the Clark County Recorder actually has on file. Before talking price with anyone, find the most recent recorded deed and check whose names are on it and how they hold title. Here is how the most common routes compare:
| How the house passed | What usually gets recorded | Court case needed? |
|---|---|---|
| Deed upon death naming you | Affidavit of the owner's death with a certified death certificate | Usually not |
| Joint tenancy with right of survivorship | Affidavit of death of the joint tenant with a certified death certificate | Usually not |
| Community property with right of survivorship | Affidavit of death of the spouse with a certified death certificate | Usually not |
| Probate that has closed | Court order of distribution or a deed from the personal representative | Already completed |
If the house is still in an open case, our guide for executors selling during an active probate fits better. If the house sits in a living trust, the successor trustee usually handles the sale instead of the heirs individually, and a court case is often unnecessary. Wherever your family's situation lands, our guide to every probate and inheritance situation we buy in points to the right starting place.
The non-probate routes in more detail
Deed upon death beneficiaries
Nevada adopted the Uniform Real Property Transfer on Death Act, found at NRS 111.655 through 111.699. An owner can record a deed upon death during life, naming one or more beneficiaries, and the deed takes effect only at the owner's death. Afterward, the beneficiary typically records an affidavit of the grantor's death with a certified copy of the death certificate. The house passes subject to liens that existed at the date of death, so a mortgage does not vanish. The full statute text is published in NRS Chapter 111 on the Nevada Legislature site.
Surviving joint tenants
When two or more people hold title as joint tenants, the survivor takes the deceased owner's share. Under NRS 111.365, recording an affidavit of death, sworn by someone with knowledge of the facts and accompanied by a certified death certificate, creates a presumption that title vested in the survivor. Title companies rely on that recorded affidavit.
Community property with right of survivorship
Married couples in Nevada often hold title this way. The process for the surviving spouse closely mirrors joint tenancy: an affidavit of death plus a certified death certificate, recorded in Clark County.
When none of these apply
If the deceased owner held title alone, with no deed upon death and no trust, the house generally has to go through some form of probate before it can be sold. For modest estates, Nevada offers shorter procedures, such as summary administration or a set-aside, and in some very small estates an affidavit procedure. Which one fits depends on the estate's makeup and value, and those value limits change over time. Your attorney or title officer can tell you which applies, and whether a title company will insure a sale under it.
Whenever You're Ready
There is no deadline on our side. Tell us about the house and where things stand with the estate, and we will explain what a direct sale could look like, including how it would fit with your attorney and the court.
If you would rather hear a voice first, the red button at the bottom of the screen calls our line.
Deciding as a family what to do with the house
Once title is clear, there is no court deadline pushing a decision. That freedom can be a relief, and it can also let a hard conversation drift for months while the house sits empty.
Keep it, rent it, or sell it
Some families move in, some rent the house out, and some sell. Each choice carries different costs: insurance on a vacant home, landlord duties, or repairs a retail buyer might ask for. If owners cannot agree, our page about siblings and heirs who see the sale differently lays out the paths families use before things get adversarial.
Taxes are a separate conversation
Selling inherited property can have federal income tax consequences, and the rules on basis and reporting are technical. We are not tax advisors. Talk with a CPA or tax professional before you close so the timing and paperwork fit your situation.
From recorded affidavit to closing day
For heirs who decide to sell to us directly, the sequence usually looks like this:
- Record what needs recording. The affidavit of death, death certificate, and any required declaration of value go to the Clark County Recorder, often with help from an attorney or title company.
- Walk the house once with us. We look at it as-is. Nothing has to be cleaned, repaired, or emptied first.
- Review a written cash offer together. Every owner on title reviews it, and anyone who wants their own attorney to look it over is welcome to.
- Close through a title company. Each owner signs, title pays off any liens from the proceeds, and the remaining funds are split according to ownership.
Our step-by-step walkthrough of a direct sale covers what we do at each stage, and the questions heirs ask us most often cover timing, belongings, and who needs to sign. If one owner lives far away, signing can usually be arranged through the title company without a trip to Las Vegas.
What carries over with the deed
An inherited house brings its obligations along. A mortgage stays attached, and with a reverse mortgage the loan generally comes due after the last borrower dies. Unpaid property taxes and homeowners association dues follow the property too. Our guide to an inherited home that still carries a loan, taxes, or HOA balance goes deeper on each.
Location shapes the rest. A home inside the age-restricted streets of Sun City Summerlin comes with association rules, while an older house in North Las Vegas sits under a different city government and its own permit history. We buy in both, as-is, with belongings left behind if that is easier for the family. Nothing on this page is legal or tax advice; confirm your situation with a Nevada attorney.
A Few Common Questions
Do I need probate if my parent left me the house with a deed upon death?
Usually not. A properly recorded Nevada deed upon death passes the house to the named beneficiary at death without probate. You generally still need to record an affidavit of death with a certified death certificate before a title company will insure a sale. An attorney or title officer can confirm the deed was valid and recorded correctly.
Can I sell right after recording the joint tenancy affidavit?
Once the affidavit of death and certified death certificate are recorded, title is presumed to have vested in the surviving joint tenant, and a sale can generally move forward. The title company will still run its own search for liens, judgments, and other recorded issues, so a short review period before closing is normal.
What if two of us inherited the house together?
Every owner on title has to sign the sale. If you and a sibling were both named beneficiaries, you will both review and sign the offer, and the proceeds are divided by ownership share at closing. If you cannot agree on selling, our page on heirs who disagree explains common options.
Is there a Nevada inheritance tax?
Nevada does not impose a state inheritance tax. Federal income tax rules can still apply when you sell inherited property, and the details depend on your circumstances. Before the estate closes on the house, please talk the sale through with a CPA or tax professional. We are home buyers, not tax advisors, and cannot tell you what you will owe.