Buying A Home in Nevada
When buying a home in Nevada, the ever-changing Nevada home buying process is unfamiliar to most people. It doesn’t matter if it’s your first home or if you’re buying your fifth home, it will be different. Every 2 years, when Nevada’s Legislature meets, they change the laws, and two years later, they try to fix their verbiage.
That means processes, forms, materials, and laws change. We are here to help and protect you at every step in this process. Our goal is for you to buy a sound investment and a great home. Let us know how we can help you with your Southern Nevada Real Estate needs.
Buying a home in Las Vegas, Nevada has the same steps as buying a home in the Northern Nevada areas. Most states in the U.S. are similar except for the escrow/title step. Some states use attorneys and exchange keys at a closing table. Buying a home in Nevada steps are meant to accommodate out-of-state and international buyers.
Choose Your Nevada Realtor
Once you decide that now is the time for buying a home in Nevada, you’ll want to choose your Realtor. The U.S. Real Estate System is designed with home Sellers paying for your Realtor. In Nevada, new home builders pay for you to have buyer representation. There is fine print, so please ask.
We suggest that you take advantage of this and get the best Realtor in town (Kurt in Las Vegas)! You want someone with traits, qualities, and knowledge that exceed all others. If you’d like a Northern Nevada Realtor referral, we know Realtors who also protect their clients with construction knowledge. Call or text us.
Kurt Grosse is called “The Protector” for a reason. Besides being a 26-year Top-Producing Las Vegas Realtor, he’s a former Nevada Building Engineer, a PE, CE. You get more than the standard Realtor with him. You get someone whose goal is to protect you and your investment.
Choosing a Realtor With Construction Expertise
With Standard of Care laws, a construction professional’s duty is to share knowledge. Realtors attend classes about ” How to avoid being sued.” They drill into our heads to always refer the client to a professional and not go outside your professional training. Contractors, engineers, inspectors, and architects know about construction, so they have to share knowledge or are liable.
In resale homes, “Protectors” point out potential red flags. We don’t say, “Oh! How pretty!” We say, “Look at that! See that crack? The drainage is bad in the backyard. The pool has rust showing. There’s a bow in that wall. Does that look like mold? The ceiling droops, etc.” We are your offensive and defensive coordinators. Put a protector on your team.
Brand new construction homes use energy-efficient and smart building materials. Don’t be fooled because they are pretty. People build houses. Mistakes get made. Consider having someone on your team look inside the walls as your home is built. We monitor the construction weekly for our clients as part of our standard service. This service is invaluable.
Securing Home Financing
It is a Southern Nevada standard to provide proof of funds to the home seller when submitting an offer. A loan approval letter from a licensed Nevada lender is needed if getting a loan. When paying cash, a statement proving the source of funds is sufficient. Be prepared.
People getting financing should meet with a home lender as soon as possible. Talk to three lenders to compare rates and fees before choosing one. If you need a referral, please let us know. We also have many blogs about buying a home in Nevada with financing and lenders.
Choosing An Area of Town If Buying In Las Vegas
There is unincorporated Clark County and 3 cities in the Las Vegas Valley. See the City of Las Vegas in yellow, Henderson in pink, and North Las Vegas in mustard. The 5 light blue spots on the map are airports.
The gray areas on the map pictured are the Unincorporated Clark County sections of Las Vegas. All 4 areas have similar features and amenities. However, they are also very different.
Most people choose to live near a place of employment or a friend or relatives. If you are unsure of which area of town to live in, we start with a “3 Hour Tour.” On the “tour,” we show you the differences and future projects that each area offers. Prices vary by area, so we show you what you get for your money in each city.
Finding Your House
Once you decide where to live, we go shopping. Buying a home in Nevada needs to include looking at both new construction and resale homes- at least to compare. We only show you new construction homes and pre-owned homes that fit your criteria, location, and price.
While you look to see if a home fits your needs, we look for signs of where you might have future issues. With new construction homes, Kurt monitors the construction for you as the home is built as part of our service. In a seller’s market, there are fewer homes for sale. When you find a home that works for you, don’t hesitate to make an offer.
Making An Offer
Once you find the house you like, we write an offer and electronically sign. It is presented to the seller. We know of 20 possible out-clauses for you on the standard Las Vegas Real Estate Purchase Agreement. Before writing any offer, we discuss the offer strategy. You choose the price offered.
We want you to pay as little as possible while not having a seller reject everything. After they sign the offer, our job changes to us doing everything we can to protect your earnest money. We want you to be able to walk away from the house if you choose to without being harmed.
Escrow and Title
Once your offer has been accepted, we submit your earnest money deposit and the signed contract to an escrow company. In Nevada, escrow and title companies are usually the same.
Nevada Escrow companies are a disinterested third-party company that handles the finances and paperwork for buying a Nevada home. They also issue title insurance guaranteeing that the property is transferred to you with a clear title.
Due Diligence Period
There is a period of time called the “Due Diligence Period” clause in every contract. The Due Dilligence Period in Nevada is when you investigate and get inspections of the property. Permits need checking if there are room additions or garage conversions. CCR’s and title irregularities require approval.
Note: You want to have a home inspection, whether you bought a resale or a new construction home for sale. Many homes built during the last 20 years may have low-E energy-efficient windows. According to our new home inspectors, reversed low-E windows occur in 1 out of 10 houses. Instead of saving you money, they raise your monthly utility costs, and HVAC units wear out quicker.
Another common issue? City building inspectors accept a “Certificate of Insulation” from the builder. It is issued by the builder’s insulation contractor. Who verifies insulation coverage in the attic? Do buyers or homeowners EVER look in their attics? Areas with no insulation are common and cause warmer and colder temperatures in your house. Protect yourself.
A preliminary title report needs to be read. It shows easements and liens on the property. You or your Realtor want to read this. If there is a room addition or a garage conversion, check for permits. We do these things for our clients, but some agents do not. If we are not your Realtors, ask whoever you are using if they do these things.
Once your Due Diligence Period items are completed to your satisfaction, an appraisal is ordered, and the loan is completed. Assuming everything has gone as planned, the escrow company gives us a preliminary financial worksheet to approve for you.
A signing appointment is scheduled for you to do in person or with a mobile notary. Before you sign, we read the documents and look over the money worksheet again to verify its accuracy. If you have any questions or concerns, we are available in person or in our office to address them.
Important: If you are emailed wiring instructions from your title or escrow company, call them and verify that they sent them to you and are correct. In the past few years, fake wiring instructions occasionally are sent to home buyers.
Funding and Recording
The next step in buying a home in Nevada is to get the papers you signed back to the lender and into the funding department. Signatures are checked, approved, and loan monies are wired to the escrow/title company. Funding can take 1-5 days, depending on your lender and the time of the month. It’s busiest at the end of the month, and delays are expected.
Electronic Recording is the only way to file title papers with the Clark County Recorders Office. We get notified after the receipt of filing is issued. The house belongs to you! Congratulations!
Please Note: Due to employment instability in 2020 and 2021, your lender will verify your employment numerous times. If you lose your job, either get a new one in the same line of work or cancel the transaction due to no longer qualifying for a loan. If you choose to cancel, you want to do this before the seller is harmed and deserves to keep your earnest money.
We Sell Las Vegas, Henderson, and North Las Vegas
Call or text us today with any questions or for an appointment to see some of these great homes- 702-750-7599.
This website and information are made available for you to explore by Kurt Grosse with Realty One Group. Kurt is a Las Vegas Top-Producing Realtor since 1996 and a former Nevada Building Engineer (PE, CE).
His goal with his buyers and sellers is to use his skills and knowledge to protect them and their investments. With how quickly homes are built in Southern Nevada, his skills are invaluable.
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