Lisa Harris · NV License S.0059389
Sellers guide
Selling your home strategically in Henderson, Green Valley, Summerlin, and the Las Vegas Valley — with one agent, not a 150-person team.
A practical walk-through of compensation, pricing, preparation, marketing, offers, and closing. Equal Housing Opportunity.
In this guide
Lisa Harris
Salesperson · S.0059389
SimpliHOM Nevada LLC
A note from Lisa
Welcome to your home-selling journey
How listing agents and buyer brokers are paid has changed. After the NAR practice changes, compensation is discussed up front and is no longer advertised in the MLS the way it used to be. That is not a reason to panic. It is a reason to have a clear plan.
I have helped Southern Nevada sellers for more than 25 years — primary homes, investments, relocations, short sales, and foreclosures — as an individual agent. You work with me. This guide is how I walk Henderson and Las Vegas sellers through the process.
Nothing here is legal, tax, or lending advice. Listing agreements, concessions, and commission are negotiated in writing for your property. Equal Housing Opportunity.
After the NAR changes
Compensation is no longer in the MLS
Transparency
You should know, in writing, what you are paying your listing agent and whether you will offer anything toward a buyer’s broker. We discuss that before the sign goes up.
Negotiated, not assumed
There is no single “standard” commission posted in the MLS. Options include listing-side fee only, seller concessions toward the buyer’s costs, or other terms that fit the offer.
MLS practice change
Offers of buyer-broker compensation are not advertised in the MLS. You can still attract buyers with price, condition, and, if you choose, concessions disclosed the proper way.
Your choice
Sellers keep control over whether, and how, to help a buyer with closing costs. We will look at what similar Henderson and Las Vegas homes are doing — not a national slogan.
Three ways sellers often handle buyer-side costs
- Seller concession. A credit toward the buyer’s closing costs, which the buyer may use for their own expenses, including broker compensation where allowed.
- Direct conversation. Some terms are negotiated with the buyer’s broker outside the old MLS compensation field. Everything still belongs in the contract.
- Price the house correctly. A well-priced Green Valley or Summerlin listing still draws traffic. Pricing is not a substitute for a written compensation discussion, but it is still the loudest signal in the market.
The number that matters first
Pricing and the CMA
We start with a comparative market analysis: recent sales of similar homes, what is competing with you right now, the condition and updates in your house, and how the new compensation rules may change buyer-broker behavior. Citywide averages are not enough. Green Valley North does not price like MacDonald Highlands.
For scale only: Las Vegas REALTORS reported a $475,000 median price for existing single-family homes sold through the Southern Nevada MLS in August 2026, and $299,900 for condos and townhomes. The single-family median was down 1% from August 2025 and below the $490,000 high in May and June 2026. The Las Vegas Review-Journal published those figures on September 9, 2026. They are valley numbers, not the value of your house. Source.
The goal is a list price that is competitive and honest — not a number that sits, and not a number that gives the house away.
Recent comparable sales
Size, condition, and features — not just the same ZIP code.
Current competition
Active listings, days on market, and price cuts in your pocket of Henderson or Las Vegas.
Your home
Updates, lot, HOA, and repairs that appraisers and buyers will notice.
Before the photographer arrives
Prep-your-home checklist
Throughout the house
- Remove excess furniture and personal photos
- Pack seasonal and rarely used items
- Organize closets, cabinets, drawers
- Deep-clean floors, walls, fixtures, fans
- Clean windows and mirrors
Kitchen & baths
- Clear counters; hide sponges and clutter
- Clean appliances inside and out
- Polish sinks and faucets
- Clear personal toiletries; hang fresh towels
- Remove soap scum and mildew
Bedrooms & living
- Neutral bedding, made beds
- Open blinds for daylight
- Arrange furniture for space, not storage
- Hide cords; tidy electronics
- Minimize personal décor
Repairs & odors
- Fix leaks, running toilets, damaged trim
- Touch up paint; replace bulbs
- Air out pet, smoke, or cooking odors
- Use fragrance sparingly — buyers are wary of cover-ups
How buyers actually find the house
Marketing the listing
1. Photos and video
Professional stills, and video or a walk-through when the property warrants it. Phone snapshots lose the first click.
2. MLS and portals
Listed through the local MLS and syndicated to major consumer sites. The copy has to match the house, not a template.
3. Digital reach
Online exposure and, when useful, targeted promotion — not noise for its own sake.
4. Showings
Open houses when they help; private showings for serious buyers. Broker notification so other agents know it is live.
More than the top line
Reading an offer
Price is one column
Also weigh earnest money, financing vs cash, appraisal and inspection contingencies, closing date, and whether the buyer must sell another home.
You can counter
Price, dates, repairs, inclusions, and deposit can all move. Rejection is also an option if the offer is not usable. Keep it in writing.
Stay in the business
Selling a home is emotional. The contract is not. I will tell you what the paper actually says, not what you hope it says.
Nevada escrow
From contract to keys
In Southern Nevada, a title/escrow company typically holds funds, runs the title search, and coordinates the settlement statement. The buyer’s lender orders the appraisal. Inspections happen on the contract timeline. Before closing, the buyer does a final walk-through so agreed repairs and inclusions are actually there.
You sign the deed and closing documents, funds move through escrow, and keys transfer when the file records. I stay on it until it records — not until the listing photos look good.
Seller path
Typical timeline
Goals, timeline, and a first look at the property. No obligation.
Comps, competition, and a recommended list strategy.
Repairs, staging notes, photos, and the written listing terms — including compensation.
MLS, portals, showings, and feedback.
Compare terms, counter if needed, go under contract.
Inspections, appraisal, title, and repair conversations.
Walk-through, documents, recording, keys.
How long this takes depends on price, condition, and the market that week. I will give you a realistic range for your house, not a national average.
Southern Nevada
Where I work
I live and work this market: Henderson (including Green Valley, Anthem, and Inspirada), Summerlin, Downtown Las Vegas, North Las Vegas, and MacDonald Highlands. A local agent’s job is current inventory, recent sales, and the practical details of HOAs, new construction, and resale — not a brochure about somewhere else.
I can introduce inspectors, lenders, and vendors I actually use here. I will not fill this page with placeholder names.
Questions sellers ask
FAQ
Can I still offer buyer-agent compensation?
Yes. It is no longer advertised in the MLS the old way. We can still talk about concessions or other terms in the listing agreement and the purchase contract. Not legal advice.
What is a buyer concession?
A credit or allowance from the seller toward the buyer’s closing costs. Buyers sometimes use that to cover their own broker fee or other expenses. Structure depends on the loan type and the contract.
What is a CMA?
A comparative market analysis of nearby sold and listed homes used to inform list price. I prepare it for your address, not for “the Las Vegas market” as a whole.
How long does a sale take?
It varies with price, condition, and demand. After an accepted offer, escrow in Nevada is often around 30 days if financing is clean — longer if it is not. I will time yours from the data, not a slogan.
Who do I call?
Lisa Harris, Nevada salesperson license S.0059389, SimpliHOM Nevada LLC. (702) 523-3336 · Lisah2072@cs.com · isellvegasrealestate.com. Individual agent, not a large team.
Ready to talk about your house?
I will walk the property, run the comps, and tell you what I would list it at — including how compensation should be written in this market.
Lisa Harris, Salesperson, NV License S.0059389, SimpliHOM Nevada LLC, 170 S. Green Valley Pkwy, Suite 300, Henderson, NV 89012. This guide is general information, not a listing agreement, legal advice, or a guarantee of sale price or timeline. Equal Housing Opportunity.