Las Vegas Luxury Home For Sale Buyers Guide
Buying A House In Las Vegas, NV
Las Vegas Fantasy Home Shopping
If You Dream It, You Can Live There!
Below you’ll find our Las Vegas Luxury Home Buyers Guide. We intend to help you find the right home for you. It is a complete guide to buying a home in Las Vegas for your next home purchase. As top Las Vegas real estate agents, we know a lot about buying a home and the home-buying process. We also know the home buying journey can be challenging, so feel free to call us with questions.
We have broken down our comprehensive guide to include specific luxury home searches for you by lifestyle. All home prices can be filtered on every search result page in the top right corner. Buying a luxury home in Henderson and Las Vegas makes it essential for buyers to be informed.
Luxury homes in master-planned communities or on 1/2 acre+ lots in rural areas each have advantages. New construction semi-custom homes are extremely popular everywhere in the valley. And there are multiple options for building a personalized luxury house in Las Vegas.
Our Luxury Home Buyers Guide covers property taxes that vary by area and age of the house, and touches on different areas. Our description of “luxury” refers to the highest priced 25% of upscale properties for sale in Las Vegas Valley’s finest neighborhoods.
Consider me your Housing Protector Realtor because other Realtors will not or can not do what I do for you. We want you to enjoy your Las Vegas luxury home buying experience. Below, I discuss why I gift my new construction home buyers with a Building Standards Home Inspection. That is a gift showing that I care about you and your investment because new homes are not built perfectly.
Las Vegas Luxury Home Buyers Guide Facts & Summary
Las Vegas Luxury Home Buyers Guide – Your Path to Elite Living in the Desert
If you’re in the market for a Las Vegas luxury home, you’re not just buying a property – you’re investing in an exclusive lifestyle. Las Vegas offers a diverse range of modern mansions in the mountains with unobstructed city views. The Las Vegas real estate market offers high-rise condos and penthouses. and luxury semi-custom homes for sale.
There are country club guard-gated golf estates and custom home communities. 55+ communities with activity directors and exclusive community centers are also available. Las Vegas offers a wide variety of luxury living options for discerning buyers.
This comprehensive Las Vegas Luxury Home Buyer’s Guide will walk you through everything you need to know for a successful home buying experience. We’ll cover neighborhoods and home features, and also include information on financing and lifestyle perks. We want you to make an informed, confident investment about your new home in Las Vegas.
🌟 Why Buy a Luxury Home in Las Vegas?
Las Vegas is one of the top destinations for luxury real estate due to:
- Tax-Friendly Environment For Residences and Businesses
- World-Class Entertainment & Dining
- Luxury Communities with High-End Amenities
- Exclusive Golf & Country Clubs
- Proximity to Outdoor Recreation like Red Rock Canyon & Lake Mead
- Private Security in Guard-Gated Communities
- Prestigious Schools & Higher Education Choices
📍 Top Trending Luxury Neighborhoods in Las Vegas
Here are some of the most sought-after communities for luxury homebuyers:
- Summerlin – The largest collection of luxury homes for sale to buy or build in 25 villages with amazing neighborhoods
- The Ridges at Summerlin – Guard-gated enclave with custom homes, golf views, and siding the protected Red Rock Canyon hillside
- The Summit Club – Ultra-private, celebrity-filled, and the most exclusive club in Southern Nevada.
- MacDonald Highlands – An elite and prestigious community in the Henderson Hills with hillside estates and DragonRidge Country Club. New build options
- Ascaya – Architectural masterpieces and custom modern homes with panoramic views. Only half built…
- Southern Highlands Golf Club – Classic European-inspired luxury homes with a private club and spa.
- Lake Las Vegas – Waterfront estates and custom homes in a resort-style setting.
- Anthem Country Club – Elegant homes and a lifestyle focused on golf, fitness, and relaxation.
🏡 Features of a Las Vegas Luxury Home
Expect the best of the best when it comes to luxury real estate in Las Vegas. Common high-end features include:
- Custom architectural design
- Infinity-edge pools and outdoor kitchens
- Smart home technology
- Solar and other energy-efficiency features
- Wine cellars and media rooms
- Gourmet chef’s kitchens with Sub-Zero & Wolf appliances
- Expansive primary suites with spa-like baths
- Private elevators in houses and luxury high-rises
💰 Financing & Buying Tips for Las Vegas Luxury Homes
Buying a luxury property is a more nuanced process. All luxury homes for sale are shown by appointment, and usually proof of funds or a pre-approval letter is required. Here’s what buyers should keep in mind:
- Get Pre-Approved Early – Loan approval letters are a great “proof of funds.” Lenders may have stricter underwriting guidelines for jumbo loans.
- Hire a Luxury Specialist Realtor – Like us! Not all agents are experienced in negotiating or marketing luxury real estate. Kurt is a real estate and construction pro whose main goal is to protect his clients.
- Understand HOA Rules – Gated communities have restrictions on parking, rentals, architecture, or renovations.
- Consider Privacy & Security – Many luxury buyers opt for guard-gated or double-gated neighborhoods for peace of mind. There are options like a gated estate on a gated street, in a guard gated neighborhood. What are you looking for?
- Know the Market – Some homes are marketed off-MLS (pocket listings), so working with a long-time, well-connected agent is important.
- Building a Custom Home – Once you buy a lot, building plans require an architect and engineer. From there, we interview builders and their work. There are many decisions. I monitor the construction for you every 7-10 days using my structural engineering knowledge to assure that you have the best built house on the block.
📦 Moving Tips for Luxury Homeowners
- Hire White-Glove Movers – For artwork, pianos, or designer furniture, use luxury moving services.
- Insure Valuables – Make sure furniture, jewelry, art, and collectibles are properly covered and packed by you in mislabeled boxes.
- Work with Designers – Many luxury homes are sold as a canvas—bring in your design team to personalize the space before moving.
✅ Pros and ❌ Cons of Buying a Las Vegas Luxury Home
✅ Pros:
- Investment potential in a strong real estate market
- Access to private clubs, events, and elite networking
- Tax savings compared to California and other states
- Year-round sunshine and outdoor living
- Wide range of styles – from ultra-modern to Mediterranean estates
❌ Cons:
- Higher HOA dues in premium neighborhoods
- May require higher maintenance costs
- Some neighborhoods are located further from The Strip or airport – (this may be a Pro)
- Not all luxury homes are on public listings (limiting inventory seen online without a Realtor)
🎯 Lifestyle Perks & Things to Do Nearby
- Golf: Shadow Creek, TPC Summerlin, Bear’s Best, DragonRidge, and Summit Club
- Entertainment: We are the Entertainment Capital of the World! There’s the Strip, plus we have multiple sports teams and cultural shows, including symphonies, plays, and ballet.
- Fine Dining: Michelin-starred restaurants and celebrity chefs on and off the Strip
- Outdoor Adventures: Red Rock Canyon, Mt. Charleston, Lake Mead, Valley of Fire, Sloan Canyon Petroglyphs, and many city and county parks.
- Luxury Shopping: Wynn Esplanade, The Shops at Crystals, and Fashion Show Mall, Downtown Summerlin and The District in Henderson
💡 What to Know Before You Buy
Work with us because we specialize in Las Vegas luxury homes and know agents, houses, and have pocket listings. We will find your perfect luxury home for sale in Las Vegas!
- Understand the difference between semi-custom vs. custom
- Zoning and setbacks – talk to us about CCRs, especially if you plan to add a guest home, casita, or sport court
- HOAs vary greatly – ask us about rules on rentals, renovations, and design
- Some communities restrict commercial vehicles, business signage. pets, or certain exterior finishes
- There are rules about low allergen plants in many neighborhoods
🔑 Ready to Buy a Luxury Home in Las Vegas?
Whether you’re seeking a modern desert villa, golf course estate, or a high-rise penthouse with Strip views, Las Vegas has it all. Contact the best luxury home real estate experts – Kurt and Terri – to explore your options and find your dream home in one of Southern Nevada’s most prestigious communities.
Put Kurt And Terri On Your Team!
Call or Text 702-750-7599
Links that May Be Useful:
Nevada Health Exchange
Clark County School District
Las Vegas – Clark County Public Library
Clark County Park Locator Tool
FAQ's About Las Vegas Luxury Home Buyers
🏡 Is It Worth Buying A House In Las Vegas?
There are always reasons to buy a house. Appreciation, Investment, and paying for your own home each month instead of a landlord’s house. We believe there are great investments in the Las Vegas Valley. Luxury homes on water and luxury homes with a view are always good investments. Buying a new home in early phases of development is also a good investment. There are condos that have rental restrictions that are hundreds of dollars less each month to buy than renting another similar condominium. Talk to us and let’s see what is for sale that meets your goals, and we will tell you what we think.
⛲️ What Is The Wealthiest Neighborhood In Vegas?
Several communities in the Las Vegas Valley are considered the wealthiest neighborhoods in Las Vegas.
- The largest one has the record of the highest-priced home ever sold in Las Vegas: MacDonald Highlands. Homes in MacDonald Highlands surround the DragonRidge Golf Course and have expansive Vegas Valley views.
- The Ridges in Summerlin surround Bear’s Best Golf Course and have expansive views, and the second-highest “sold” price. Guard-gated with a cooler summertime temperature, added together, homes may top MacDonald Highlands.
- A small intimate community, The Summit Club, has a private golf course and social clubhouse. There are enormous custom homes and the golf villas are priced around $15,000,000. This community probably commands the highest price per square foot in the entire valley.
🏗️ New Construction Luxury Homes Las Vegas
There are three types of new construction luxury homes in Las Vegas.
- Spec Homes. Fully custom, move-in-ready spec homes are usually built in conjunction with the land developer. They are loaded with features and state-of-the-art tech. Most are staged with luxurious furnishings that can also be purchased. You’ll find them on the best lots in Summerlin and the Henderson Hills.
- New Construction Semi-Custom Homes. You can completely customize an existing floorplan with several builders in the valley. Expect the build to take 6-9 months, and we do weekly construction monitoring for you or with you. This assures you that you’ll have the best built house on the block. There are stunning view lots in new developments right now in Summerlin. Talk to me about these!
- Choose a building lot in a master-planned development or rural area and build a home you design. There are many options for new builds that vary greatly in land prices. I guide you through every step and the builder you choose pays me.
💵 $10 Million Dollar Homes In Las Vegas
You’ll find $10 million dollar homes for sale in most luxury home communities. They’ll be the finest of luxury homes, usually under 10,000 square feet with beautiful pools and views in guard-gated neighborhoods. We provide a “3-hour tour” to help you decide which area of town and neighborhood fits your lifestyle. Schedule one with my office today at 702-750-7599.
LUXURY HOMES IN LAS VEGAS
In Las Vegas, luxury properties for sale are in the resale market, new construction developments, owner designed custom builds. You are fortunate to have the opportunity to choose from a wide range of high-end properties for sale. Besides resale homes, there are new spec homes and new developments with pre-designed homes.
When buying a house in Las Vegas or Henderson, you can purchase your dream home with different builders in different locations. Las Vegas real estate means you have choices, including building and designing a custom home with everything you want.
For 50 years, the Las Vegas housing market has built new homes in master planned residential developments and rural areas. Housing expanded outward, and rural areas became the center of town.
Each master plan developed includes luxury properties for sale. Neighborhoods are beautiful and have underground utilities. Some master plans included custom home-building lots that are now resale luxury houses for sale.
Home sites for sale in master-planned communities have a vast price range. There are vacant ½ acre lot opportunities in rural areas of the valley. Rural areas have many luxurious custom homes for sale. They allow horses unless CCRs exclude them. The prices and monthly fees are considerably lower than in master plans.
There are several master-planned communities with homesites for sale that range from $300,000 to $3.5 million for 1/2 acre. Semi-custom home builders offer customizable new houses of all sizes in various stages of construction. Let us show you selections that fit your criteria.
RESALE LUXURY HOMES FOR SALE IN LAS VEGAS VALLEY
Every area of Las Vegas has luxury homes. Las Vegas is unique because historically, we are the wild west. There are many luxury homes built on ½ acre plus lots. However, casino executives, entertainers, and businesspeople have always built luxury houses and estates. You’ll find newer and older homes on golf courses or with CCRs that do not include livestock or multiple vehicles in every area.
Houses are older the closer to downtown that you look. The valley expanded east before going west and south to Henderson. That means you’ll find older custom homes on the east side near Sunrise Mountain with great views but no freeway nearby. Executive estates south and east of UNLV are where casino executives lived in the 1960s.
As any city grows, it usually grows in a circular pattern. In the last 5-10 years, Las Vegas and Henderson have reached the mountains. High-end houses for sale in Las Vegas range from historic ranches to contemporary estates. When searching for luxury properties for sale, you’ll find a good selection, and the age typically depends on the area you choose.
Minimize your selection by filtering our search results by area, age, and price. Our Las Vegas and Henderson home searches are available for you to explore, or we can send you properties that match your criteria. You can search by lifestyle and house type using the preset searches below. What lifestyle are you looking for?
PROPERTY TAX IN THE LAS VEGAS VALLEY
An advantage of buying pre-owned homes is the property tax rate in Clark County. In 2013, during the hard-hit Las Vegas recession recovery, property taxes were adjusted to reflect lower property values. This changed the Las Vegas real estate market.
A clause was added to freeze annual rate increases to 3% for owner-occupied properties and 8% for investment properties or second homes. New construction home tax rates stayed the same, at below 1% of the actual sales price.
That means a 15-year-old resale home can easily pay half of the property taxes as a new construction home. You’ll even notice a big difference in taxes for 5-year-old houses. Consider looking at resale houses for sale in Henderson and Las Vegas. There are fabulous houses of all ages and every lifestyle category.
Example: A $150K house in 2011 may now be worth $500- $600K now. The tax on an owner-occupied property is equivalent to a $202K value. A $300K house in 2011 is worth around a million plus now and is taxed as if it has a $404K value. The new home today is based on the sales price and will be reassessed after the permitted landscaping and pool are added. You may also want to explore resale homes for sale.
HOW WE PROTECT YOU
As a 30+ year local real estate agent and top Realtor in Las Vegas and Henderson, I am unique. My knowledge and construction experience set me apart from other agents – I have a legal obligation to protect you and your investment with knowledge. Using me as your luxury home Realtor saves you time and money- a distinct advantage.
My former career as a Nevada Structural Engineer (PE, CE) means I am a construction expert. As my wife-partner or I walk through a pre-owned home with you, we point out highlights, flaws, and possible red flags. We look for bowed walls, water spots under the eaves, water stains and cracks on the ceiling, broken and cracked tiles, and more.
Rust on the side of a pool is likely a sign of an expensive problem. Wetness around pool equipment usually means old seals that the seller should fix. Calcium deposits on rocks mean improper yard drainage. You’ll have a good idea of a property’s condition before writing an offer with us on your team.
Terri is our website and listing guru. Her team markets your home for sale locally, nationally, and internationally. Professionalism and discretion are a top priority. We personally answer our phones, and you will never be passed off to someone who doesn’t know your situation. You deserve the best!
NOTE: For new construction homes for sale, builders typically pay us to represent you. The price you pay for your new home does not change. Their fine print? Do not go without us on your first visit or register on their website. I do more for you than any other agent in Henderson or Las Vegas because I protect you and your investment.
NEW HOMES AND RESALES FOR SALE
LUXURY HOMES FOR SALE BY LIFESTYLE
This section makes looking at luxury resale homes easier, we separated pre-owned houses for sale into 12 categories. Click on a category below to find and save houses that interest you. Filter price in the top right corner of every results page. The houses you save in your personal, private box can be returned to in the future. Let us know when you want to visit them or want more information.
If you are unsure of which area of the Las Vegas you want to live in, we offer a “3-hour tour.” We tell you about each area of town as we drive so you can choose the area that feels right for you. The valley is made up of the City of Las Vegas, City of Henderson, the City of North Las Vegas, and 50% is unincorporated Clark County. There are nice homes for sale in all areas. Schedule a tour with us as your travel plans are being made. Call or text (702) 750-759.
LUXURY HOMES IN LAS VEGAS BUYING GUIDE
FIRST THINGS FIRST:
WHY I’M THE BEST LOCAL REAL ESTATE AGENT FOR YOUR NEXT LUXURY HOME
Before joining my wife to sell real estate over 30 years ago, I was the Nevada building engineer (CE, PE) that top Las Vegas builders used. My small firm essentially told them how to build their houses and fix mistakes. Standard of Care laws say I need to represent you using and sharing my real estate and construction knowledge. I’ve embraced that times 10.
Other local real estate agents will not practice outside of their area of expertise. Legally, they are advised to keep their mouths shut if they see a construction problem. Embracing my building knowledge and real estate skills, I point out upgrades, red-flags, and flaws in resale homes to my buyers. This saves them time and money before ever writing an offer.
What inarguably sets me apart is that I protect you and your investment. To learn more, see our new home buying information pages under “Buyer” in the menu.
We care about our home buyers and sellers. We ask questions and truly listen to your answers. Finding a house like the one you describe is our goal. Your home buying experience will be much better having us on your team as your offensive and defensive coordinators.
1. ARE YOU THINKING OF MOVING TO LAS VEGAS?
Getting Started
Your guide to buying a house starts with you. What’s important to you? Write it down. The first step in the journey to buying a Las Vegas Valley home is choosing where to live. Some people reading this already know what area they want to move to in the Las Vegas Valley. Others are deciding between a few places. No matter where you are thinking about buying a new home, it’s important to do things in the correct order.
Getting the maximum value of your current residence is important when you sell it. It’s also important to know how long it takes to sell a house in your area. Then, make an informed decision. I guess for many people, that is the first step in the home-buying process.
Do you sell first or second? Most Las Vegas home sellers are not willing to accept a contingent offer. Either way, you may need a bridge loan or to find temporary housing and move twice. We can help you with everything.
If applicable, knowing how much of a home loan you qualify for is important. We suggest pre-qualifying with a Nevada lender. Your Income is averaged for the last two years for which you filed taxes. You don’t want to waste time looking at apples when you qualify for oranges.
Home sellers require proof of funds or a loan pre-qualification letter before you view high-end properties in Las Vegas. If you don’t find what you’re looking for in our Las Vegas Luxury Home Buying Resource, please reach out. We are here to help.
2. DO YOU WANT TO LIVE IN HENDERSON OR LAS VEGAS?
Let’s do a 3-hour tour and let me show you the pros and cons of different areas. You can compare the prices per square foot.
Most people want to live near employment, family, or a favorite entertainment location. We educate you about luxury homes for sale and new home build options.
The Las Vegas Valley is over 600 square miles of distinct diversity. We want you to find the right location and the best home for your lifestyle.
Luxury homes for sale in Las Vegas are “historic” near Downtown and brand new in the hills. Most houses were built in the last 35 years. When I moved here 37 years ago, the West Valley ended at Rainbow, and the areas south of Tropicana and north of Craig were very sparse. We’ve helped the valley grow, know the builders and the areas, and we share our knowledge.
Schedule an appointment with Kurt or Terri today to view areas and properties. You deserve an agent who looks out for YOUR interests. (702) 750-7599.
3. MORTGAGE PRE-APPROVAL - CASH OR LOAN - GET PRE-APPROVED
You need a loan pre-qualification letter OR proof of funds to view many upscale luxury properties in Las Vegas and Henderson. If you are not pre-approved, home sellers want to see your personal proof of funds. Home sellers in Las Vegas do not accept contingent offers unless you pay top top value.
If you’re thinking about buying a house and getting a loan, you’ll want to know your FICO score to shop interest rates. You can get a free credit report with your FICO score from most big-name credit cards and once a year from the government at www.freecreditreports.com. FICO scores determine your interest rate and fees, and there is a big difference between companies.
Builders give large incentives to use their lenders. It can be $20K or more, but shopping rates before you make a final decision can make a big difference over the years. Builders don’t just give $20K away… Knowing your FICO score makes the shopping by phone process simple.
If you are buying a resale home, you want the most knowledgeable lender in Las Vegas. We can recommend a couple of lenders with over 25 years of experience in the Las Vegas mortgage industry. Call or text us for a referral.
Online lenders, big-name banks, and credit unions tend to take longer to process loans. Buyers must fit within their narrow criteria, and they are not creative. Be forewarned – being just one day late with loan documents gives the seller the right to cancel. We suggest smaller companies that provide better service.
4. FINDING THE BEST REAL ESTATE AGENT IN HENDERSON & LAS VEGAS
There is a big difference in the caliber of agents you can choose. We believe that unique agents who will protect you and your investment should be at the top of the list. That would be us. We are not the biggest team out of choice, but we are the best.
A few other agents’ teams have sold more houses than we have. There are a few who have sold more expensive houses than we have, but they are certainly not better agents. I guarantee no one has more experience and can protect your interests like we do. I promise we will provide better service and prioritize your interests. We believe in quality service.
I am a 30+ year top Las Vegas area Realtor who offers more! As a former Nevada Building Engineer, I use my construction expertise to protect you. By pointing out potential flaws and red flags in a home, you can make a more informed decision and offer. You might not choose a house based on the signs of trouble that we pointed out, saving you time and money spent on offers and inspections.
We gift all new construction home buyers with a Building Standards Home Inspection, showing you issues in your brand new home. We want them fixed while under warranty. There will be many issues in both new and resale homes, including custom and semi-custom homes for sale.
Most builders and home sellers pay me, and you will not buy a “money pit” with me as your agent. My team are also property management experts with new construction build experience. We’ve all done flips and have remodeling expertise, so they are good and available when I’m not.
My wife and partner, Terri, has sold Las Vegas homes since 1993. She has consistently been in the top 1% of agents in Las Vegas and trained me. She wrote most of our website and is a tech marketing guru. When you are selling your house, be sure to interview her. She and her team advertise locally, nationally, and internationally, giving your luxury home for sale in the Las Vegas Valley maximum exposure. She provides the best service and results to our clients and their home listings.
5. NEW & RESALE CUSTOM HOMES FOR SALE
The New Home Luxury Las Vegas Real Estate Market
Luxury homes can be built with pre-designed home plans by local and national builders or fully custom designs. The differences are time, cost, and the number of decisions necessary. Building a custom home in Las Vegas requires your attention or a decorator’s. You have to choose everything from paint colors to ceiling styles. Fixtures and appliances alone will drive you crazy! If you have the time, building a custom home is fun, and I monitor the construction for you as part of my services.
BUILDING A CUSTOM HOUSE IN LAS VEGAS
You can choose from a lot or home site for sale in a master-planned community or a rural preservation neighborhood. This is a very large undertaking that requires endless decisions, significant capital, and frequent explanation of your vision to architects and designers. Having personally built several custom homes, I can attest that it can be rewarding and enjoyable. Thankfully, my wife also made decisions.
We are here to be on your team and guide you, which makes the process much easier. The builder pays us to represent you if we refer you. There are at least a dozen very experienced custom home builders to choose from. We visit their past builds, and I use my construction experience when interviewing builders. As we review their previous builds, I will help you identify both the positives and the negatives.
For months, as your home is built, I visit your homesite for you and with you every 7-10 days. I catch things the superintendent misses. You will have the best-built home on the block.
RESALE CUSTOM HOMES FOR SALE IN HENDERSON AND LV
There are hundreds of resale custom homes for sale in Henderson and Las Vegas. We always suggest shopping by pictures first because some may be exactly what you’d consider, while others are easier to dismiss. Since the valley was built in a circular pattern extending from downtown, custom homes are in all areas, built during every era. We suggest our 3-hour tour if you are unsure of which area to live in.
6. THE VARIETY OF LUXURY OPTIONS VEGAS OFFERS
There Are Many Varieties Of Homes For Sale In The Las Vegas Housing Market
The Las Vegas housing market has many areas of high-end real estate. Most are in a master-planned community; however, historic homes, ranch properties, and luxury high-rise condos are also options. I’d consider there to be about 10 luxury 55+ communities out of 25 to 30. With homes allowed on about 40 golf courses in the Vegas Valley, you may want some additional input about which ones to consider. Let us know what’s important to you.
Views are a popular feature. Golf course views are great in the desert. Water? There are three developments in the valley built around water, and each has private boat docks. More than 90% of homes for sale priced over $1 million have a swimming pool. Homes with horse possibilities are all over the valley on ½ acre lots or more. Other custom home neighborhoods are 1/2-acre and do not allow horses. Homes on over 1/2 acre often have businesses and fabulous entertainment backyards. What do you want? What are you looking for?
Mountain views are abundant. The most coveted views are city and Strip views. Since construction reached the mountains in the last ten years, you have many view properties for sale to choose from. Older homes will have more obstructed views, but views are possible.
7. BUILDING A CUSTOM HOME & BUYING LAND
Vacant land and building lots are in multiple places around the Las Vegas Valley. If you are ready to investigate building a custom home, talk to me. As a former Nevada building engineer and long-time Realtor, I’m a custom and semi-custom home expert.
See our blog on building a custom home. I’ve engineered over 100 custom homes and built a few. You want me on your team because houses are built by people. They look great, but are not perfect.
You should also know that my team is unique. Besides providing excellent and personable service, we point out possible red flags and visible flaws in resale homes for sale. I monitor new construction properties every 7-10 days as part of our services.
If you are building, I can help you find the right neighborhood, the ideal house floor plan, choose a building lot, and go into contract. After construction starts, I go to the homesite every 7-10 days, for you or with you, looking for things that may not be right. I’ll send pictures and discuss the progress and any issues that I see. My warning – new construction homes are built by subcontractors paid by the house, and they work in a hurry.
Most Las Vegas builders pay me to represent you without increasing your price. Schedule a housing consultation with us today to make the process easier for you and to protect your investment.
8. CLOSING COSTS, ESCROWS, INSPECTIONS, & APPRAISALS
Nevada uses a combined escrow and title company for closings. Escrow handles the paperwork, processes payoffs, and disburses funds. You can wire money, and out-of-state signings are done by a mobile or online notary.
Usually, there is a 10-day contingency window for inspections of resale homes. All types of inspections are available, and none are mandatory in Nevada. We always encourage home inspections because houses are built by people; they have flaws and probably weren’t professionally inspected upon delivery.
You are also given a contingency period to review CCRs and assess the HOA’s financial condition. Some HOAs have steep reserve contribution fees for homebuyers. You may see some unusual CCRs, such as no skateboarding or driveway parking. A few neighborhoods impose $1000 fines for trash cans left out for more than 24 hours. It’s important to read CCRs.
Typical Closing Costs– Appraisals are not required if paying cash. In Nevada, everything is negotiable. The homebuyer will typically pay for the appraisal. Escrow fees are split 50/50. The seller pays the Nevada Transfer Tax, and the buyer pays all their loan fees. With new construction, most builders require you to pay for most closing costs and use their title company, which does what it says.
We read every title and escrow file, and attend walk-throughs and signings when they are local. Most importantly, we review the money sheet no matter if you sign remotely or in-person. Those are additional ways we protect you and your investment.
9. CLOSING ON YOUR NEVADA HOUSE
When you are near the closing date, we send you a list of utility companies. Give yourself 5-10 business days for turn-on. The builder usually gives you a few days after closing to switch over utilities. You don’t want a service interruption. Changing the name on an account eliminates a trip charge and scheduling waits. It is especially important to coordinate early in the summer months, when most people move, so you don’t go a day without power.
New construction homes have delays. The builder often gives poor estimates of the completion date. Wait until they give you a firm date to solidify a moving company. Builders will not pay for any delays or hotels. Of course, I will give you my estimate of when the house will be done every week. I’m usually pretty close.
When wiring funds, get oral instructions from the escrow officer after YOU CALL THEM. There are scams in which people call a home buyer and tell them to wire money to the wrong location. Call your escrow company directly before wiring funds to close to verify instructions!
10. AFTER CLOSING & BUILDING STANDARDS HOME INSPECTIONS
We try to gift appropriate housewarming gifts. For resale home buyers, our gifts vary. First-time buyers receive a gift to help them feel secure.
Because we know houses aren’t built perfectly, we gift every new construction buyer a Building Standards Home Inspection. After closing, the best new-construction Home Inspector checks everything at your house, including insulation, roof, stucco, plumbing, electrical, and window gaps.
What concerns us the most are missing or defective energy-saving building products. Example: When Low-E glass is reversed, heat is absorbed rather than reflected, increasing your utility bills for years. Every wall is infrared tested for temperature differences.
We have seen a 65-page report at Del Webb Mesquite and a 4-page report at Del Webb Lake Las Vegas. Quality depends on subcontractors, not builders. It’s up to you to hold them accountable, and we help.
We care about you and the quality of your home, whether you’re buying a new or resale property. Schedule a housing consultation with us today, and let’s get you moving!
STANDING INVENTORY
– NEW HOMES FOR SALE
When new construction homes fall out of escrow and are almost complete, the builder resells them as “Standing Inventory.” Our website home search program doesn’t include that search criteria. Our personal MLS program does.
Feel free to send us a contact request with your email address and criteria, and we will send you automated emails. We need your price range, desired area, and house type to set up the Standing Inventory search. We also get frequent builder emails with opportunities for Standing Inventory new homes for sale in Henderson, Las Vegas, and NLV.
Smaller custom home builders build Spec Homes, speculating that you’ll love their house. These are often excellent, and we would send them as well. Standing Inventory homes tend to sell quickly as they are priced well. Let us know how we can help you.
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Looking At Homes For Sale On Our Website
Las Vegas Luxury Home Buyer Guide –
Statistics show that the average home buyer wants state-of-the-art technology and energy-efficient features. You will fill those trends in newer and new construction homes for sale and high-rise condos.
Browse listings by home features using the listing photos on our search result pages and filter home results in the top right corner. Homes with fresh paint and in move-in condition are sold quickly. If you are handy and want to go the fixer-upper route, you might want to let us know personally, so we will keep our eyes and ears open. Advertised fixer-uppers go quickly.
You can make a custom search from the forms in our menu and footer. Search by address, price, circumference, zip code, size, features, neighborhood, and city. We offer additional search features, including filtering, in the top-right corner of every page. You can see tax information and recent sales history. Save your favorites to a private box and return to them at any time. We suggest that you bookmark it. Saving a search provides you with new listings that match your criteria.
If you are looking to sell your house, see the bar in the middle black section to get an idea of your home’s value. The best way to know your value is to have us walk your house with you and talk about the market and your goals. Give us a call and let’s talk. 702-750-7599
Las Vegas Housing Market, Listing Data, and MLS Disclaimer
Las Vegas Luxury Home Buyers Guide –
Disclosure for when you search listings for sale in Las Vegas, NV, homes for sale on this web site. Information on this web site comes in part by an internet data exchange program. The MLS exchange program of the Greater Las Vegas Association of Realtors® MLS releases listing changes every 15 minutes to the public. Data relating to real estate for sale is deemed reliable but not guaranteed, with all rights reserved.
Real estate listings held by brokerage firms other than this site owner are marked with the IDX logo. It is suggested that you verify information about any homes for sale in Las Vegas that you like. The MLS may update every 15 minutes, but it takes up to 4 hours to be updated on our website.
There are national companies like Zillow and Realtor dot com that do not update newly sold properties and pending or registered sales. Therefore, when you browse homes for sale in Las Vegas on their sites, 25-40% are not available to buy.
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