2026 Nevada Real Estate Laws: Essential Information for Buyers and Sellers

Navigating the Nevada real estate market in 2026 means understanding important legal changes

that affect every property transaction. Whether you are buying your first home in Las Vegas, selling an investment property in Henderson, or managing inherited real estate, knowing the current laws helps protect your interests and ensures a smooth process. Recent legislation has introduced new requirements for brokerage agreements and adjusted probate thresholds, among other updates. This guide breaks down the key laws now in effect and explains what they mean for buyers, sellers, and real estate professionals.

Written Brokerage Agreements Are Now Mandatory

One of the most significant changes in Nevada real estate law comes from Assembly Bill 258, effective October 1, 2025. This law requires all brokerage agreements between clients and real estate brokers to be in writing. Oral agreements are no longer valid.

What Buyers Need to Know

Before your agent shows you any properties, you must sign a written buyer-broker agreement. This document clearly outlines the services your agent will provide, how they will be compensated, and their duties to you. This transparency helps avoid misunderstandings about expectations.

What Sellers Should Expect

Sellers must have all listing agreements documented in writing. The agreement should specify the terms of the listing, including the duration, commission, and any special conditions. This written contract protects both the seller and the broker by defining responsibilities clearly.

Why This Change Matters

Written agreements create a clear, statewide standard that improves consumer protection. They reduce legal risks by preventing disputes over compensation and duties that often arose from oral agreements. With everything documented, both parties know exactly what to expect, which builds trust and smooths the transaction process.

Increased Probate Thresholds Affect Property Transfers

Senate Bill 404, effective October 1, 2025, raised the probate thresholds in Nevada. This change impacts how estates with real estate assets are handled after a property owner’s death.

What Has Changed

The summary administration threshold increased significantly. This means that smaller estates can now avoid full probate court proceedings, speeding up the transfer of property to heirs or beneficiaries. For example, estates valued below the new threshold can use a simplified process, saving time and legal fees.

How This Affects Buyers and Sellers

If you are inheriting property, the increased threshold means you may be able to take ownership faster and with less paperwork. Sellers dealing with inherited properties should understand these rules to manage transactions efficiently. Real estate professionals should advise clients on probate implications to avoid delays.

Other Important Legal Updates in Nevada Real Estate

Disclosure Requirements

Nevada law continues to require sellers to disclose known material defects about the property. This includes issues like water damage, foundation problems, or zoning restrictions. Buyers should carefully review disclosure statements and consider professional inspections.

Escrow and Title Procedures

Title companies in Nevada follow strict guidelines to ensure clear ownership transfer. Escrow agents hold funds and documents until all conditions are met. Understanding these procedures helps buyers and sellers avoid surprises at closing.

Fair Housing and Anti-Discrimination Laws

Nevada enforces federal and state fair housing laws that prohibit discrimination based on race, color, religion, sex, disability, familial status, or national origin. Both buyers and sellers should be aware of these protections to ensure compliance and fair treatment.

Practical Tips for Buyers and Sellers in 2026

• Get all agreements in writing. Never rely on verbal promises from your agent or broker.

• Review probate rules if inheriting property. Consult an attorney if the estate value is near the threshold.

• Ask for full disclosure. Request detailed information about the property’s condition.

• Work with experienced professionals. Choose brokers, agents, and title companies familiar with Nevada’s updated laws.

• Understand your rights. Know the protections under fair housing laws to avoid discrimination.