Nevada Real Estate Purchase and Sale Agreement (Investor PDF)
An investor-ready purchase and sale agreement drafted for Nevada transactions, plus a plain-English summary of what Nevada law expects in a residential purchase contract. Free PDF, no signup required.
Nevada Purchase and Sale Agreement
Free PDF • Updated July 2026
Part of our free real estate investor forms library.
What Nevada Requires in a Purchase Contract
These are the contract and disclosure requirements our research identified for Nevada residential transactions, with statute citations. Requirements change; always confirm the current rule before closing.
Seller's Real Property Disclosure Form (SRPD) Verbatim language required
NRS 113.130; form prescribed by regulation (NAC 113; NRED Form 547); remedies NRS 113.150
Seller must complete and serve the state-prescribed SRPD at least 10 days before conveyance; buyer CANNOT waive the requirement (NRS 113.130(3)); newly discovered/worsening defects must be disclosed before conveyance; violation exposes seller to treble the repair/replacement cost plus fees (suit within 1 year of discovery or 2 years of conveyance, whichever later). Limited exemptions (e.g., foreclosure-related sales, transfers to relatives/co-owners).
Applies to: all residential (1-4 units); mandatory, non-waivable; use current NRED Form 547
Open range disclosure Verbatim language required
NRS 113.065
Before buyer signs a sales agreement for property adjacent to open range, seller must provide a separate signed written open-range/livestock disclosure containing the statutory statement, and record the signed original with the county recorder; compliance is an affirmative defense.
Applies to: home or improved/unimproved lot adjacent to open range
Gaming enterprise district disclosure
NRS 113.070, 113.080
In larger counties, seller must disclose in writing whether the property is within or near a gaming enterprise district (casino zoning) before conveyance; buyer rescission rights if omitted.
Applies to: residential in counties over threshold population (Clark)
Common-interest community resale package
NRS 116.4109
Resale of a unit in an HOA requires delivery of the resale package (CC&Rs, budget, demand statement) with a statutory 5-day cancellation right for the buyer.
Applies to: residential in common-interest communities
Federal lead-based paint disclosure Verbatim language required
42 U.S.C. § 4852d; 40 C.F.R. § 745.113
Pre-1978 housing: verbatim federal Lead Warning Statement plus disclosure/acknowledgment block required in or attached to the contract.
Applies to: pre-1978 residential dwellings
Nevada Closing Practice at a Glance
| Deed convention | Grant, bargain and sale deed (NRS 111.170 statutory covenants) - NOT a general warranty deed; escrow closings universal |
| Transfer tax | Real Property Transfer Tax (RPTT), NRS 375.020-375.026: $1.95 per $500 of value statewide base; Clark County total $2.55/$500; Washoe & Churchill $2.05/$500 |
| Customary payer | seller (customary, especially southern NV); statutorily buyer and seller are jointly and severally liable and allocation is negotiable |
| Attorney closing | Attorney not required for a typical closing. Escrow/title company state; licensed escrow officers close. Attorneys rare in residential deals. |
| Witness and notary | Deeds require notary acknowledgment for recording (NRS 111.240); no witnesses required. Declaration of Value form must accompany every recorded conveyance (NRS 375.060); NRS 113.065 open range disclosure itself must be recorded when applicable. |
More Investor Resources
Disclaimer: This template and summary are provided free for reference and educational purposes. Clearway Home Buyers is not a law firm and does not provide legal advice, and no attorney-client relationship is created by downloading or using these forms. Real estate law varies by state and by transaction. Review any form with a licensed Nevada attorney before use. Read the full disclaimer.
Want SEO leads delivered to your team?
We generate motivated seller leads nationwide and route them to a small network of established local buyers. Apply to work with us in your market.
Apply to Work With Us