Can I Sell My House in Reno Without Listing It?

Should I sell my Reno house as-is or fix it up first?

It comes down to whether the repairs add more than they cost. Small, visible fixes usually do. Remodels usually do not.

Reno is a mix of older and newer homes. In our sample, 10 of 19 were built in 1980 or earlier, so an older house competes with newer ones and its condition shows. Older homes there hold more of their value against new construction than the Nevada median, 24.4 percent against 14.1 percent.

More in Should I Sell My House As-Is or Fix It Up First?

How fast can I sell my house in Reno?

As fast as the title work allows, if you sell privately. You and the buyer set the closing date, and the title search and Nevada’s closing documents set the floor.

A listing adds preparation, showings and negotiation up front, then the buyer’s inspection, appraisal and loan approval, any of which can push the date or end the deal.

If you are relocating, read How Do I Sell My House Fast When I’m Moving for Work?

What are the benefits of selling my Reno house off-market?

Discretion, no preparation and control of the calendar.

• No public listing. No MLS listing, no listing photos and no open house.
• The house as it stands. No repairs, no staging and no deep clean before closing.
• Your date. Close in a few weeks or a few months, whichever suits your next move.
• One counterpart. You deal with one buyer, not a run of showings and counteroffers.

What you give up is reach. A listing shows the house to every active buyer at once, which can lift the price in a strong market. Should I Sell My House Off-Market? sets out both sides.

Is now a good time to sell my house in Reno?

It depends more on your plans than on the market. The right time is usually when a sale fits your next move, your finances and the state of the house.

To read the market in Reno, look at how long homes like yours take to go under contract and what they actually sold for in the last few months, not at asking prices.

More in How Do I Know When It’s Time to Sell My House?

What does it cost to sell a house in Reno?

On a listed sale, commission is usually the largest cost, followed by transfer taxes, title and closing fees, and any repairs or credits after the buyer’s inspection. A private sale to Address District has no commission.

Federal tax on the gain may not apply at all. If you owned the house and lived in it as your main home for two of the last five years, the IRS lets you exclude up to $250,000 of gain, or $500,000 for a married couple filing jointly.

Line by line in How Much Does It Cost to Sell a House?

How does selling my Reno house off-market work?

In four steps, with no listing and no showings.

1. You tell us about the house, by the offer form or by contacting us.
2. Someone on our team reviews the house and the neighborhood and may ask to see it.
3. You get an offer, with no obligation to accept it.
4. If you accept, a title company or closing attorney handles the closing on the date you choose.

You will know in writing who the buyer is before you sign anything.

How does Reno compare with nearby neighborhoods?

Reno, 11 miles away, has two older homes among the four we sampled. Washoe Valley, 11 miles away, counts one older home among the one we sampled. Verdi, 14 miles away, shows one older home among the one we sampled. Reno ranks 73rd nationally for older homes, ahead of all of them.

Every neighborhood in the index has its own page, and the Nevada page lists all 17 in the state.

Do older homes in Reno sell for less than new construction?

In our sample, yes. The average price of older homes in 89511 was 24.4 percent of the average price of new construction in the same ZIP code. The Nevada median is 14.1 percent, and the index median is 23.1 percent.

The gap reflects size, lot and condition as much as age, so price an older house against recent sales of other older houses nearby, not against new construction.