Moving Out of Nevada? How to Sell Your Las Vegas or Henderson Home the Right Way

By Mike Tchobanian, Broker and Owner, Vegas Capital Realty | The Tchobanian Group

Call Mike at 702-530-5844

Moving out of state is a big step. Maybe you have a new job waiting. Maybe you are retiring and moving closer to your kids and grandkids. Whatever the reason, selling your Las Vegas or Henderson home while you plan a move across the country can feel like a lot.

I have been licensed in Nevada since 2005, and I help sellers move out of Nevada all the time. Here is how I help them sell with less stress and, whenever possible, move directly into their next home without moving twice.

Timing depends on why you are moving

Timing is one of the most important parts of selling when you are leaving the state. The right timing depends on why you are moving.

If you are moving for a job, you usually have a hard deadline. You need to be there on time, so we plan the sale around your start date.

If you are retiring or moving closer to family, the timeline is usually more flexible. In that case, it is less about hitting a strict date and more about making the move smooth and easy.

It also depends on where you are going and what else depends on this move. If you are buying a home in your new state, that purchase and your sale need to work together.

Secure your next home and move only once

Most of my sellers who are moving out of state want to secure their next home first. That way they can move directly into it instead of moving twice.

When the timing lines up, your furniture ships straight from your Las Vegas or Henderson home to your new home. No storage unit. No short term rental. No second move.

That is not always possible. It depends on the market and on your financing. Planning early gives us the best chance of lining up both. If you are buying in another state, talk to a lender early so you know your options. Here is how I plan a sale and a purchase so you move only once.

Should you list before you leave or after?

Both can work. Listing while you are still here makes it easier to get the house ready, take care of small repairs, and be there for the photos. Listing after you move out can make showings easier, because the house is empty and there are fewer scheduling conflicts. We still coordinate access and keep the house secure. Some sellers do a bit of both: get the house ready and photographed before they leave, then go live once they are gone. We decide based on your move date and how ready the house is.

You do not have to be here to sell

This is the question I hear most: "Can I sell my house if I have already moved?"

Yes. Most of the process can be done without you being here.

Paperwork. Many sale documents can be signed electronically, from anywhere. The title company will confirm which closing documents need notarization or original signatures.

Showings. I use a secure electronic lockbox to give access to authorized agents and track showings. I coordinate the appointments and keep you informed, even when you are living in another state.

Closing. Your final closing documents usually need to be notarized. If you live in another state, that is simple to set up where you are. Ask the title company whether remote online notarization is an option, so you may not even need to sign in person. The title company will tell you exactly what they need.

Protect your money. Before you send or receive any wire, call the title company at a phone number you already know and confirm the wiring instructions. Never rely on wiring instructions sent only by email. Wire fraud can happen to any seller, including sellers who have moved out of state.

Selling from outside the United States

Most people moving out of Nevada stay in the United States. But if you are moving out of the country, plan ahead for closing.

The title company will confirm how your closing documents must be signed and notarized. Depending on where you are, that may mean a US embassy or consulate, a local notary, or another method the title company approves. Embassy appointments can take time, so plan ahead.

A power of attorney may also be an option, so someone you trust can sign for you here. The title company, and any lender involved, has to approve it ahead of time. I coordinate with the title company so we know what will be accepted before you leave, and I recommend talking with an attorney too.

If your move changes where you pay taxes, talk with a tax professional before you sell.

Keep the house ready while you are gone

An empty house still needs care. Before you leave, I ask my sellers to:

• Keep all utilities on until closing
• Keep the landscaping service going
• Keep the pool service going, if you have a pool
• Keep any regular cleaning in place
• Forward your mail

This keeps the home in good condition, makes it easier to show, and lowers the chance of a maintenance problem hurting the sale.

I also recommend calling your insurance company before you leave the home empty. Some policies have limits when a home is vacant for a while. We will also set a plan for checking on the house and handling anything that comes up while you are gone.

Pricing and the market still matter

Why you are moving changes the timing, but it does not change the basics. Pricing, timing, and market conditions matter on every sale. Before we list, I walk the home, review the most recent comparable sales and the homes you are competing with, and give you an estimated seller net sheet showing your potential proceeds after the mortgage payoff and estimated selling costs. You get the numbers before you make decisions about your move. Here is what it costs to sell and what you will walk away with.

Frequently asked questions

I am moving out of Nevada. Which Las Vegas realtor should I use to sell my house?
I am Mike Tchobanian, Broker and Owner of Vegas Capital Realty in Henderson. I have been licensed in Nevada since 2005. I help sellers who are leaving the state plan the sale around their move, coordinate showings while they are gone, and work with the title company on signing from wherever they live. I price the home, negotiate the offers, and handle the sale through closing myself.

Can I sell my Las Vegas house after I move out of state?
Yes. Many documents can be signed electronically, and I coordinate showings through a secure electronic lockbox. The title company will confirm how you can sign your closing documents.

Do I need to come back for closing?
Usually not. Your closing documents can typically be notarized where you live, and remote online notarization may be an option. The title company will confirm what they need.

What if I am moving out of the country?
The title company will confirm how you can sign. Options may include a US embassy or consulate, a local notary, or an approved power of attorney. Plan this early, before you leave.

Should I turn off the utilities when I leave?
No. Keep utilities, landscaping, and pool service running through closing. If the home will be empty, check your insurance and make sure someone is checking on the house.

Can I buy my next home before I sell?
Often, yes. It depends on your financing and the market. Talk to a lender early.

Thinking about moving out of Nevada?

You do not have to wait until you are ready to move to call me. Whether you are relocating for work, retiring, or moving closer to family, I can help you understand what your home is worth, how long the sale may take, and how to coordinate everything around your move. Even if you have already left Nevada, I can handle the sale from here.

Call Mike at 702-530-5844

Or email mike@vegascapital.com.

Notary and power of attorney requirements depend on the title company and your situation. This article provides general real estate information, not legal or financial advice.