Nevada · Las Vegas-Henderson-North Las Vegas, NV metro area

Buying a home in Sunrise Manor, Nevada

In Sunrise Manor, the median value of owner-occupied homes is $320,000, Clark County's effective property tax rate is 0.48%, a purchase mortgage carried a median $8,422 in total loan costs in 2025, and median gross rent is $1,397 a month.

Data as of : Census ACS 2020-2024, Census Vintage 2024, HMDA 2025, HUD FY 2027. Sources

Sunrise Manor home costs, fact by fact

About Sunrise Manor

Buyers in Sunrise Manor will find that 51.7% of homes are owner-occupied, with a median home value of $320,000, the median value of owner-occupied homes as estimated by owners, not a sale price. Sunrise Manor is part of the Las Vegas-Henderson-North Las Vegas, NV metro area, ranked 29th in the country.

Reading the Sunrise Manor figures

Sunrise Manor's owners put their homes at $320,000, while Nevada's median sits at $459,400, so the city starts well below the state. Henderson reads $484,900 and Las Vegas $427,900, and even Paradise, at $384,200, is higher. Ownership is split almost evenly here: 51.7% of households own. Clark County's 0.48% rate produces a $2,057 annual bill, which is light next to that value. That keeps the yearly tax small against the price. Renters report $1,397 a month, but HUD's Fair Market Rent benchmark for the Las Vegas metro is $1,686, so a listing may ask above the census median.

Calculate for Nevada

If you buy

Nevada state transfer tax

Real property transfer tax: $1.95 per $500 of value or fraction of $500 when value is over $100. Change the price: the amount is recalculated instantly.

Price$459,400
State transfer tax$1,792.05
Share of the price0.39% of the price
Who paysShared by buyer and seller

Default price: the Nevada median value of owner-occupied homes, $459,400 (Census ACS 2025). Rule: Divide the value by $500, round up to the next whole unit, multiply by $1.95. Applies when value is over $100. Washoe and Churchill counties use $2.05 and Clark County $2.55 per unit. Plus $0.60 per $500 in Clark County, which includes Las Vegas: $2.55 per $500 in total (Clark County Recorder). Who pays: The Department of Taxation and Clark County Recorder pages do not say who owes it, and the statute pages could not be opened. The State Bar of Nevada says the tax is often split equally and a written agreement can divide it differently. Not included: other county and city transfer taxes, recording fees, title insurance and lender charges. Nevada transfer tax guide · all 50 states.

If you sell

Capital gain and the federal tax on it

Same federal rule in every state: Section 121 of the Internal Revenue Code excludes up to $250,000 of gain on a main home ($500,000 for a married couple filing jointly).

Capital gain$350,000
Section 121 exclusion$250,000 (limit $250,000)
Taxable gain$100,000
Type of gainLong-term (owned over 1 year), 15% chosen
Federal tax on the gain$15,000

Section 121 excludes $250,000; the rest is taxable.

Gain = sale price minus your adjusted basis (purchase price, buying costs and improvements); selling expenses reduce it (IRS Publication 523). Long-term rates for sales in 2026, by taxable income including the gain (IRS Rev. Proc. 2025-32, section 4.03): 0% up to $49,450 single or $98,900 married filing jointly, 15% up to $545,500 single or $613,700 jointly, 20% above. Not included: Nevada state income tax on the gain (not computed), the net investment income tax, depreciation recapture on a rental or home office, and the reduced exclusion for an early sale. Agent commissions are negotiated and never set by law. Capital gains on a home sale.

Questions about buying a home in Sunrise Manor

How much is property tax in Sunrise Manor?

Homeowners in Clark County pay a median $2,057 a year in property tax, 0.48% of the county median home value of $431,000 (Census ACS 2020-2024). Your bill depends on your assessed value and local rates.

What are closing costs on a mortgage in Sunrise Manor?

Home-purchase mortgages in Clark County carried median total loan costs of $8,422 in 2025; half of the 22,228 loans fell between $4,780 and $12,914 (HMDA). Total loan costs are the lender and settlement-service charges of the Closing Disclosure; transfer taxes and prepaid items come on top.

Is there a transfer tax when you buy a home in Sunrise Manor?

Nevada's real property transfer tax is $1.95 per $500 of value in most counties, and Clark County, which includes Las Vegas, charges $2.55 per $500, so a $500,000 sale owes $2,550. The State Bar of Nevada says buyer and seller often split it.

Is it cheaper to rent or buy in Sunrise Manor?

It depends on your mortgage rate, down payment and how long you stay. As a benchmark, the median value of owner-occupied homes in Sunrise Manor ($320,000) equals 19.1 years of the median gross rent ($1,397 a month), both from Census ACS 2020-2024.

Run your own numbers: rent vs buy calculator · closing costs calculator.

Nevada rules that apply in Sunrise Manor

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Sources

Nevada · All states · Federal guides