Your Las Vegas Home Buying Questions — Answered
Buying a home comes with a lot of questions.
And that’s a good thing.
Whether you’re:
BUYING YOUR FIRST HOME
BUYING YOUR NEXT HOME
RELOCATING TO LAS VEGAS
USING A VA OR FHA LOAN
CONSIDERING NEW CONSTRUCTION
MOVING UP
DOWNSIZING
or simply trying to understand whether you’re ready…
you shouldn’t feel like you’re supposed to already know everything.
GOOD BUYERS ASK QUESTIONS.
My job is to help you understand the process so you can make informed decisions with confidence.
Use this page as your buyer resource center for some of the most common questions about purchasing a home in Las Vegas and Southern Nevada.
GETTING STARTED
1. What should I do first if I want to buy a home?
Before scrolling through hundreds of listings, start with two conversations:
A REALTOR CONSULTATION
and:
A MORTGAGE CONVERSATION.
We’ll discuss:
Your goals.
Timeline.
Budget.
Preferred areas.
Home type.
Current housing situation.
Financing.
What you need to do next.
If you’re financing the purchase, a lender can then evaluate your financial situation and help establish a realistic price range.
DON’T START WITH THE HOUSE.
Start with understanding your situation.
2. Should I talk to a Realtor or lender first?
Either conversation can happen first, and I can help connect you with lending resources if needed.
But before seriously shopping for homes, you should understand your financing.
Otherwise, you could fall in love with a:
$600,000 HOME
before discovering that your comfortable price range is:
$475,000.
Let’s understand the numbers first.
3. Do I need to be pre-approved before looking at homes?
You don’t necessarily need a pre-approval simply to have an initial conversation with me.
But before becoming a serious active buyer, especially before submitting an offer, having appropriate financing preparation is important.
A pre-approval helps us understand:
Your price range.
Potential loan type.
Estimated payment.
Possible financing concerns.
And it can make your offer more credible to a seller.
4. What’s the difference between pre-qualification and pre-approval?
Terminology varies between lenders, but generally:
PRE-QUALIFICATION
may involve a preliminary assessment based largely on information you provide.
PRE-APPROVAL
generally involves a more detailed review of your credit, income, assets and financial documentation.
Ask the lender exactly what they reviewed.
THE NAME MATTERS LESS THAN WHAT WAS ACTUALLY VERIFIED.
5. How long does it take to buy a house?
There isn’t one universal timeline.
You could find the right home immediately.
Or search for months.
Once under contract, the timeline depends on:
Financing.
Inspection.
Appraisal.
Title.
Seller.
Property.
Contract terms.
Other conditions.
For financed resale purchases, several weeks under contract is common, but your specific contract determines the actual timeline.
New construction can range from a quick move-in home to many months for a home built from the ground up.
6. How do I know if I’m actually ready to buy?
Ask yourself:
Is my income reasonably stable?
Is the payment comfortable?
Do I have appropriate cash and reserves?
Do I expect to stay long enough for buying to make sense?
Am I prepared for maintenance?
Do I understand my financing?
Am I buying because I want to — or because I feel pressured?
Being able to qualify and being ready to own are two different things.
AFFORDABILITY & BUDGET
7. How much house can I afford?
Your lender determines how much you can qualify to borrow based on factors such as:
Income.
Debt.
Credit.
Assets.
Loan program.
Interest rate.
But I want you to consider something else:
HOW MUCH DO YOU WANT TO SPEND?
A lender might approve you for $650,000.
That doesn’t mean you should spend $650,000.
➡️ [ HOW MUCH CAN I AFFORD? → ]
8. What should I include when calculating my monthly housing cost?
Don’t look only at principal and interest.
Depending on the property and financing, your total cost may include:
PRINCIPAL
INTEREST
PROPERTY TAXES
HOMEOWNERS INSURANCE
MORTGAGE INSURANCE
HOA
SID/LID OR OTHER ASSESSMENTS
SOLAR PAYMENT
and then ownership expenses such as:
Utilities.
Maintenance.
Pool.
Landscaping.
9. Should I buy at the maximum amount I’m approved for?
Not necessarily.
YOUR PRE-APPROVAL IS NOT YOUR SPENDING TARGET.
Consider what remains after your housing payment for:
Savings.
Retirement.
Travel.
Food.
Cars.
Children.
Pets.
Healthcare.
Entertainment.
Emergencies.
Life.
Your home should fit into your life.
Your life shouldn’t have to fit around your mortgage.
10. How much money should I keep after closing?
There is no universal amount.
But I generally don’t want buyers spending every available dollar just to get the keys.
Homeownership can create unexpected expenses.
Healthy reserves may help with:
Repairs.
Insurance deductibles.
Moving.
Furniture.
Appliances.
Job changes.
Medical expenses.
Emergencies.
DON’T BECOME HOUSE-RICH AND CASH-POOR.
DOWN PAYMENT
11. Do I need 20% down to buy a home?
NO.
Twenty percent down is not a universal requirement.
Depending on your qualifications and loan program, there may be options with significantly less down.
Examples can include:
Conventional financing.
FHA.
VA for eligible borrowers.
Down-payment-assistance programs.
➡️ [ DOWN PAYMENT & CLOSING COSTS → ]
12. Why would someone put 20% down?
Potential benefits can include:
Lower loan balance.
Lower monthly payment.
Potentially avoiding conventional private mortgage insurance.
Different financing terms.
Potentially strengthening the financial structure of the purchase.
But putting 20% down isn’t automatically the best choice for every buyer.
13. Can I buy with 3% or 3.5% down?
Potentially.
Some conventional programs may permit low down payments for qualifying borrowers, and FHA financing commonly involves a 3.5% minimum down payment for qualifying borrowers meeting applicable requirements.
Your lender should determine which programs you actually qualify for.
14. Can I buy with zero down?
Certain eligible borrowers may have zero-down financing options.
The most familiar example is:
VA FINANCING
for qualifying veterans and service members.
Other specialized programs may exist.
Zero down does not necessarily mean:
ZERO CASH NEEDED.
You may still have closing expenses, prepaids, inspection, appraisal, moving expenses and other costs.
DOWN-PAYMENT ASSISTANCE
15. Does Nevada have down-payment assistance?
Yes.
Nevada has homebuyer-assistance programs that may be available to qualifying buyers.
Depending on current programs, assistance may be available for:
First-time buyers.
Repeat buyers.
Teachers.
Essential workers.
Eligible VA borrowers.
Other qualifying households.
➡️ [ DOWN PAYMENT ASSISTANCE → ]
16. Do I have to be a first-time buyer to get assistance?
NOT ALWAYS.
Some Nevada programs do not require first-time-buyer status.
Other programs do.
Eligibility can depend on:
Income.
Purchase price.
Credit.
Loan type.
Occupation.
Property.
Household.
Program funding.
Other requirements.
17. Is down-payment assistance free money?
Not necessarily.
Assistance can potentially be structured as:
A grant.
Forgivable assistance.
Deferred financing.
Repayable second mortgage.
Matching assistance.
Other structures.
ALWAYS ASK HOW THE MONEY WORKS.
Not just:
“HOW MUCH DO I GET?”
18. Can I combine down-payment assistance with seller credits?
Potentially, depending on the loan program, assistance program, contract and applicable limits.
Your lender and Realtor should coordinate the structure.
CLOSING COSTS
19. What are closing costs?
Closing costs are expenses associated with completing the purchase and financing.
Depending on your transaction, they can include:
Lender charges.
Appraisal.
Title/escrow expenses.
Prepaid insurance.
Prepaid taxes.
Escrow funding.
Other applicable charges.
20. How much are closing costs?
A broad planning estimate sometimes used is approximately:
2%–5% OF THE PURCHASE PRICE,
but actual costs vary substantially.
Don’t rely on a generic percentage when you’re preparing to close.
Your lender’s disclosures and escrow/title information provide transaction-specific numbers.
21. Is the down payment included in closing costs?
No.
This is an important distinction.
DOWN PAYMENT ≠ CLOSING COSTS.
Both contribute to the total cash you may need to complete the purchase.
22. What is “cash to close”?
Cash to close is the amount you’re ultimately required to bring to complete the transaction after accounting for applicable:
Down payment.
Closing costs.
Prepaids.
Deposits already made.
Credits.
Adjustments.
Other transaction items.
Your lender’s Closing Disclosure will provide the final financing figures for applicable mortgage transactions.
23. Can the seller pay my closing costs?
Potentially.
Depending on:
Loan program.
Market conditions.
Seller motivation.
Offer structure.
Property.
Competition.
we may negotiate seller credits toward eligible buyer costs.
24. Is a $10,000 price reduction better than a $10,000 seller credit?
Not necessarily.
For some buyers, a seller credit toward eligible closing expenses or a rate buydown may have more immediate financial impact than the same dollar reduction in purchase price.
For another buyer, price may matter more.
NEGOTIATION SHOULD SOLVE YOUR PROBLEM.
Not simply create the biggest-looking number.
MORTGAGE & FINANCING
25. What types of mortgages are available?
Common categories include:
CONVENTIONAL
FHA
VA
JUMBO
and specialized programs.
The right loan depends on:
Credit.
Income.
Assets.
Property.
Down payment.
Military eligibility.
Goals.
26. What is an FHA loan?
An FHA loan is a mortgage insured by the Federal Housing Administration.
It can be useful for buyers who meet its qualification requirements and may offer lower down-payment requirements than some financing alternatives.
FHA loans also have mortgage-insurance requirements.
27. What is a VA loan?
VA-backed home loans are available to qualifying veterans, service members and certain surviving spouses.
Potential benefits can include:
No required down payment for qualifying transactions.
No monthly private mortgage insurance.
Competitive financing terms.
Eligibility does not automatically mean mortgage approval.
➡️ [ MILITARY & VA HOME BUYER GUIDE → ]
28. I’m military. Can you help with my relocation?
Yes.
I hold the:
MILITARY RELOCATION PROFESSIONAL — MRP™
certification through the National Association of REALTORS®.
If you’re PCSing to:
NELLIS AIR FORCE BASE
or:
CREECH AIR FORCE BASE,
I can help with the real-estate side of your Southern Nevada relocation.
➡️ [ MILITARY RELOCATION TO LAS VEGAS → ]
29. What is a conventional loan?
A conventional mortgage isn’t insured or guaranteed by a federal government agency in the same manner as FHA or VA financing.
Conventional programs can offer different:
Down-payment requirements.
Credit requirements.
Mortgage-insurance structures.
Loan limits.
Underwriting criteria.
30. What is a jumbo loan?
A jumbo loan generally refers to financing above applicable conforming loan limits.
Jumbo financing may have different requirements involving:
Credit.
Income.
Assets.
Reserves.
Down payment.
CREDIT & DEBT
31. What credit score do I need to buy a house?
There isn’t one universal minimum score for every mortgage.
Requirements depend on:
Loan program.
Lender.
Down payment.
Property.
Other financial factors.
Don’t assume you can’t buy because of one credit score.
Talk with a qualified lender.
32. Should I pay off all my debt before getting pre-approved?
NOT WITHOUT A PLAN.
Paying debt can sometimes help.
But using a large amount of cash to eliminate debt may reduce money available for:
Down payment.
Closing.
Reserves.
And different debts affect qualification differently.
Speak with your lender before making major financial changes specifically for mortgage qualification.
33. Do student loans prevent me from buying?
Not automatically.
Student-loan obligations can affect debt-to-income calculations, but having student loans does not automatically prevent homeownership.
34. Does a car payment affect how much I can buy?
Potentially.
Monthly debt obligations can affect your:
DEBT-TO-INCOME RATIO — DTI.
A larger monthly car payment can therefore reduce borrowing capacity in some situations.
35. What is DTI?
Debt-to-income ratio generally compares certain monthly debt obligations to qualifying gross monthly income.
Your lender uses DTI as one component of mortgage qualification.
DTI IS A LENDING MEASUREMENT.
It is not necessarily your personal comfort measurement.
DOCUMENTS & PRE-APPROVAL
36. What documents will my lender ask for?
Depending on your situation, potentially:
Pay stubs.
W-2s.
Tax returns.
Bank statements.
Investment statements.
Identification.
Employment information.
Information about debts.
Gift documentation.
Business records if self-employed.
Other underwriting documents.
37. Why does my lender keep asking for more documents?
Because underwriting is a verification process.
An additional document request does not automatically mean:
“MY LOAN IS IN TROUBLE.”
The lender may need to document:
Income.
Assets.
Deposits.
Employment.
Debt.
Property.
Other information.
Respond promptly.
38. I’m self-employed. Can I still buy?
Absolutely possible.
But self-employed mortgage qualification can require additional documentation and analysis.
Start the lender conversation early rather than assuming your business income will be calculated exactly the way you calculate it yourself.
39. Can someone gift me money for my purchase?
Potentially.
Many loan programs permit qualifying gift funds under specific requirements.
Your lender should explain:
Eligible donors.
Documentation.
Transfer process.
What the funds may be used for.
DON’T RANDOMLY TRANSFER LARGE AMOUNTS OF MONEY BEFORE ASKING YOUR LENDER.
INTEREST RATES
40. What mortgage rate can I get?
Your rate depends on factors including:
Market conditions.
Credit.
Loan type.
Down payment.
Points.
Property.
Loan structure.
Lock timing.
Other factors.
That’s why someone else’s mortgage rate isn’t necessarily your mortgage rate.
41. What’s the difference between interest rate and APR?
The interest rate primarily reflects the cost of borrowing the principal.
APR attempts to reflect the interest rate plus certain additional loan costs in a standardized annualized measure.
When comparing lenders:
DON’T ASK ONLY “WHAT’S YOUR RATE?”
Compare:
Rate.
APR.
Points.
Fees.
Monthly payment.
Cash to close.
Loan terms.
42. What are mortgage points?
Discount points are upfront charges that may be paid to obtain a lower interest rate.
Whether buying points makes sense depends partly on:
Cost.
Rate reduction.
How long you expect to keep the mortgage.
Other financing alternatives.
43. What is a rate buydown?
A buydown uses funds to reduce the borrower’s interest rate under a particular structure.
It can be:
TEMPORARY
or:
PERMANENT.
Builder and seller incentives sometimes include buydowns.
44. Should I wait until mortgage rates drop?
Nobody can reliably tell you exactly:
When rates will fall.
How far they’ll fall.
What home prices will do simultaneously.
What inventory will do.
If the numbers work today, evaluate today’s opportunity.
If they don’t:
Don’t force it.
45. Can I just refinance later?
Potentially.
But:
NEVER BUY A HOME YOU CAN’T COMFORTABLY AFFORD TODAY BECAUSE SOMEONE PROMISES YOU CAN REFINANCE LATER.
Future rates, qualification and property values are not guaranteed.
SEARCHING FOR A HOME
46. How do I decide where to live in Las Vegas?
Start with your life rather than someone else’s ranking.
Consider:
Commute.
Budget.
Home type.
New construction.
HOA.
Amenities.
Airport.
Family.
Lot.
Future plans.
➡️ [ EXPLORE CITIES → ]
47. What’s the “best” neighborhood in Las Vegas?
There isn’t one universally best neighborhood.
And as your Realtor, I’m not going to steer you toward or away from a community based on protected characteristics or subjective labels.
Instead, I’ll help you evaluate objective factors and provide resources so you can make your own informed decision.
48. Can you tell me which schools are best?
I can help you identify the appropriate school-zone resources, but I won’t rank neighborhoods for you based on subjective school-quality claims.
For public-school zoning, verify the exact property address through official Clark County School District resources.
49. Should I buy in Las Vegas or Henderson?
Neither city automatically wins.
Compare:
Housing.
Commute.
Price.
Home type.
New construction.
HOA.
Lifestyle.
Family.
Your priorities.
50. What about North Las Vegas?
North Las Vegas is a separate city within the Las Vegas Valley and includes both established neighborhoods and substantial newer development.
Whether it fits depends on your individual priorities.
51. What is Summerlin?
Summerlin is a large master-planned community on the western side of the Las Vegas Valley with numerous residential neighborhoods, parks, amenities and housing types.
52. What is a master-planned community?
A master-planned community is a larger development designed around coordinated:
Residential neighborhoods.
Roads.
Parks.
Amenities.
Commercial areas.
Community infrastructure.
Some have master HOA fees plus additional neighborhood HOA fees.
VIEWING HOMES
53. How many homes should I see before buying?
There is no magic number.
Some buyers find the right home on:
HOME #2.
Others need:
HOME #22.
The goal isn’t to hit a quota.
It’s to understand enough of the market to recognize the right opportunity.
54. What should I look for during a showing?
I like to evaluate:
LOCATION
LOT
FLOORPLAN
CONDITION
PRICE
TOTAL COST
FUTURE MARKETABILITY.
Cosmetic features are often easier to change than:
Location.
Lot.
Layout.
55. Should I reject a house because I don’t like the paint or flooring?
Not necessarily.
DON’T REJECT THE RIGHT HOUSE BECAUSE OF THE EASIEST THING TO FIX.
Paint.
Fixtures.
Some flooring.
Certain cosmetic finishes.
can often be changed.
Location cannot.
56. Should I buy a house with a pool?
Only if the pool fits your lifestyle and budget.
Pool ownership can involve:
Maintenance.
Chemicals.
Electricity.
Water.
Repairs.
Equipment replacement.
Insurance considerations.
57. What should I know about solar?
Determine whether the solar system is:
OWNED
FINANCED
LEASED
or:
UNDER A POWER PURCHASE AGREEMENT.
Then review:
Payment.
Remaining balance.
Transfer requirements.
Equipment.
Production.
“HAS SOLAR” IS NOT ENOUGH INFORMATION.
MAKING AN OFFER
58. How do we decide what to offer?
When you find the right property, we analyze factors such as:
Comparable sales.
Current competition.
Property condition.
Days on market.
Seller position when known.
Market conditions.
Your financing.
Your priorities.
Then we build the offer strategically.
59. Should I always offer below asking price?
No.
List price is not automatically:
THE VALUE
and it isn’t automatically:
TOO HIGH.
A property can be:
Overpriced.
Fairly priced.
Underpriced intentionally.
The correct offer depends on the property and market.
60. Can I offer more than asking price?
Yes.
Whether you should depends on:
Value.
Competition.
Financing.
Appraisal risk.
Your budget.
How strongly you want the property.
61. What makes an offer strong?
Price is only one component.
Offer strength can include:
Financing.
Earnest money.
Contingencies.
Closing timeline.
Seller credits.
Certainty.
Documentation.
Other contract terms.
PRICE IS ONLY ONE PART OF AN OFFER.
62. What if there are multiple offers?
We determine:
How much the property is worth to you.
How aggressive you’re comfortable being.
What terms we can strengthen.
Where your limit is.
WIN ONLY IF THE DEAL STILL MAKES SENSE.
63. Should I waive contingencies to win?
Waiving protections can create substantial risk.
Never remove an important protection simply because:
“EVERYONE ELSE IS DOING IT.”
Understand what you’re giving up first.
EARNEST MONEY
64. What is earnest money?
Earnest money is a deposit made in connection with the purchase contract demonstrating the buyer’s commitment to the transaction.
The amount, timing and treatment are governed by the contract.
65. Does earnest money disappear?
Generally, earnest money is credited as part of the transaction at closing when applicable.
It isn’t simply an extra fee paid on top of everything else.
66. Can I lose my earnest money?
Potentially.
Whether earnest money is refundable depends on:
The contract.
Contingencies.
Deadlines.
Reason for cancellation.
Other circumstances.
NEVER ASSUME YOUR DEPOSIT IS AUTOMATICALLY REFUNDABLE.
If a legal dispute develops, appropriate legal advice may be necessary.
UNDER CONTRACT
67. What does “under contract” mean?
It means the buyer and seller have entered into a purchase agreement.
That’s when serious due diligence begins.
You may now have:
Inspection deadlines.
Financing deadlines.
Appraisal.
HOA review.
Title/escrow work.
Insurance.
Other contractual obligations.
68. Can I keep looking at homes after I’m under contract?
Your contractual obligations matter.
Generally, once you’ve committed to purchasing a home, the focus should shift toward completing due diligence on that property unless circumstances change.
HOME INSPECTIONS
69. Do I need a home inspection?
I strongly encourage buyers to understand the property’s condition.
A professional inspection can identify visible conditions and potential issues that deserve further investigation.
➡️ [ INSPECTIONS & APPRAISALS → ]
70. What does a home inspector check?
Depending on the inspection and property, commonly:
Roof.
Electrical.
Plumbing.
HVAC.
Water heater.
Structure.
Appliances.
Exterior.
Interior.
Other visible systems/components.
Specialized inspections may be appropriate for certain concerns.
71. What if the inspection report is 70 pages?
DON’T PANIC.
A long report doesn’t automatically mean the house is bad.
Inspectors document many observations.
We’ll separate items into:
MAJOR
SAFETY
MAINTENANCE
COSMETIC.
72. Does the seller have to fix everything?
No.
An inspection isn’t an automatic repair list.
What we request depends on:
Contract.
Property.
Findings.
Market.
Negotiation strategy.
Your priorities.
73. Can we ask for money instead of repairs?
Potentially.
Depending on financing and contract limitations, we may negotiate credits or other solutions instead of having the seller perform certain work.
Sometimes that gives the buyer more control over the repair after closing.
74. What if we discover something serious?
We evaluate:
What is it?
How serious?
Can it be repaired?
What might it cost?
Do we need a specialist?
What does the contract allow?
Then you decide.
INFORMATION FIRST. EMOTION SECOND.
75. Should I inspect a brand-new home?
YES — I WOULD STILL CONSIDER INDEPENDENT INSPECTIONS.
Brand new does not automatically mean perfect.
Construction involves:
People.
Materials.
Subcontractors.
Deadlines.
Mistakes can happen.
APPRAISAL
76. What is an appraisal?
An appraisal provides an independent professional opinion of the property’s value for the lending process.
The lender generally orders it.
77. Is an appraisal the same as an inspection?
NO.
INSPECTION = CONDITION
APPRAISAL = VALUE
Do not confuse them.
78. What happens if the appraisal is low?
Example:
Purchase price:
$500,000
Appraised value:
$480,000.
That’s a:
$20,000 APPRAISAL GAP.
Possible paths can depend on the contract and financing and may include:
Renegotiation.
Buyer bringing additional funds.
Challenging/reconsidering the valuation where appropriate.
Other contractual options.
79. Does the seller automatically have to lower the price?
No.
A low appraisal doesn’t automatically force the seller to reduce the contract price.
Your contract determines the parties’ rights and options.
HOA
80. What is an HOA?
A homeowners association manages certain community rules, common areas, services and/or amenities.
Owners generally pay assessments according to the governing documents.
81. What should I review before buying in an HOA?
Review applicable documents involving:
Rules.
Assessments.
Budget.
Reserves.
Insurance.
Parking.
Pets.
Rental restrictions.
Architectural restrictions.
Transfer fees.
Legal matters.
Other information provided.
82. Can an HOA restrict rentals?
Potentially.
If you think you may rent the property later:
CHECK BEFORE YOU BUY.
This can be particularly important for military buyers or anyone expecting a future relocation.
83. Can a home have two HOA fees?
Yes.
Some communities have:
MASTER HOA
SUB-HOA.
Understand the total cost.
LAS VEGAS-SPECIFIC QUESTIONS
84. What is SID/LID?
SID/LID generally refers to special/local improvement district assessments associated with certain public infrastructure improvements.
Some properties may have remaining assessments.
Review whether one applies and how it affects the property.
85. How do Nevada property taxes work?
Nevada property taxes are based on statutory assessment and tax calculations rather than simply multiplying the home’s purchase price by one flat percentage.
For qualifying owner-occupied primary residences, Nevada’s tax-abatement system generally limits annual tax-bill increases to 3%, while other properties generally receive an up-to-8% cap.
THE 3% CAP IS NOT A 3% PROPERTY-TAX RATE.
86. Does Nevada have state income tax?
Nevada does not impose an individual state income tax.
That can be an important relocation consideration, but Nevada still has other taxes and fees.
87. Are Las Vegas electricity bills high?
Summer electricity can be significant because of air-conditioning use.
Actual bills depend heavily on:
Home size.
HVAC efficiency.
Insulation.
Thermostat.
Pool.
Solar.
Occupants.
Lifestyle.
When practical, look at historical usage for the actual property.
88. How important is the HVAC in Las Vegas?
VERY.
Air conditioning is critical home infrastructure in Southern Nevada.
For resale properties, pay attention to:
Age.
Condition.
Maintenance.
Number of systems.
Performance.
Potential replacement.
89. Should I worry about water because Las Vegas is in the desert?
Southern Nevada has significant water-conservation requirements and relies heavily on Colorado River water through Lake Mead along with groundwater resources.
Residents should understand seasonal watering restrictions and desert-appropriate landscaping.
90. Can homes in Las Vegas flood?
Yes.
Desert does not mean zero flood risk.
Depending on the property, investigate:
Flood zone.
Drainage.
Grading.
Prior water intrusion.
Insurance considerations.
NEW CONSTRUCTION
91. Do I need a Realtor when buying a new-construction home?
You can generally approach a builder directly.
But remember:
THE BUILDER’S SALES TEAM REPRESENTS THE BUILDER’S SIDE OF THE TRANSACTION.
I can help you compare:
Builders.
Communities.
Homesites.
Floorplans.
Incentives.
Financing.
Total costs.
Quick move-ins.
Inspections.
Contract/process considerations.
➡️ [ WHY USE A REALTOR FOR NEW CONSTRUCTION? → ]
92. Do I need to contact you before visiting a model home?
YES — PLEASE CONTACT ME FIRST.
Builder buyer-agent registration policies vary.
Some builders require your agent to be properly registered or documented during your initial interaction or first visit under their policy.
Contact me before you tour so we can verify the builder’s current requirements.
93. Does using a Realtor make my new home cost more?
Builder compensation and buyer-representation arrangements vary.
Do not assume either:
“THE BUILDER ALWAYS PAYS.”
or:
“USING AN AGENT MAKES THE HOUSE MORE EXPENSIVE.”
We’ll discuss representation and compensation before moving forward.
94. Are builder incentives really free?
Not necessarily.
An incentive may require:
Using an affiliated lender.
Using an affiliated title/escrow provider where permitted.
Closing by a deadline.
Choosing a particular home.
Meeting financing requirements.
READ THE FINE PRINT.
95. Should I use the builder’s lender?
Maybe.
Builder-affiliated lenders can sometimes offer substantial incentives.
But compare:
Rate.
APR.
Points.
Fees.
Credits.
Monthly payment.
Cash to close.
Loan type.
Outside lender options.
COMPARE THE COMPLETE DEAL.
96. What’s a quick move-in home?
A quick move-in home is generally a new-construction home that is already under construction, near completion or completed.
It may offer faster occupancy than building from the beginning.
➡️ [ QUICK MOVE-IN HOMES → ]
97. Can I negotiate with a builder?
Potentially.
Negotiability depends on:
Builder.
Community.
Inventory.
Market.
Construction stage.
Homesite.
Sales goals.
Timing.
Rather than focusing only on price, negotiation may involve:
Financing.
Closing costs.
Upgrades.
Inventory.
Other terms.
98. Is the model home’s price the actual price?
Not necessarily.
Model homes often include:
Upgrades.
Premium finishes.
Furniture/decor.
Landscaping.
Structural options.
Lot features.
MODEL HOME ≠ BASE HOME.
Ask what is actually included.
RELOCATION
99. Can I buy a Las Vegas home before I move here?
Yes, many relocation buyers begin the process remotely.
I can help with:
Virtual consultations.
Live video tours.
Detailed walkthroughs.
Community research.
Builder communication.
Inspection coordination.
Digital documents.
Transaction updates.
➡️ [ LAS VEGAS RELOCATION GUIDE → ]
100. Should I rent first when relocating?
Maybe.
Renting first can make sense if:
You don’t know the valley.
Your employment is uncertain.
Your timeline is short.
You need flexibility.
You’re not financially ready.
Buying may make sense if:
You understand the area.
Expect to stay.
Have stable finances.
Are comfortable with the payment.
Want ownership.
➡️ [ BUYING VS. RENTING WHEN RELOCATING → ]
101. I’m moving from California. What should I know?
Your relocation may involve:
Tax differences.
Property taxes.
DMV.
Vehicle registration.
Insurance.
Utilities.
Housing.
Selling a California property.
New construction.
➡️ [ CALIFORNIA → LAS VEGAS GUIDE → ]
102. I’m moving from Hawaii. What should I know?
A Hawaii relocation can also involve:
Vehicle shipping.
Household-goods freight.
Flights.
Pet travel.
Mainland transportation.
Desert-climate adjustment.
➡️ [ HAWAII → LAS VEGAS GUIDE → ]
TITLE & ESCROW
103. What does the title/escrow company do?
The title/escrow process generally helps coordinate:
Contract funds.
Documents.
Title work.
Closing.
Recording.
Distribution of funds.
Specific responsibilities depend on the transaction and Nevada law/practice.
104. What is title insurance?
Title insurance generally protects against certain covered title defects or claims subject to the policy’s terms, exclusions and exceptions.
There can be different policies for:
The lender.
The owner.
Review your transaction-specific coverage.
105. What is escrow?
In a real-estate purchase, escrow is a neutral process through which documents, funds and transaction instructions are handled according to the contract and closing requirements.
BEFORE CLOSING
106. Can I buy furniture before closing?
PLEASE WAIT.
Financing furniture can create new debt and potentially affect mortgage qualification.
That beautiful sectional will still exist after closing.
BUY THE COUCH AFTER THE KEYS.
107. Can I buy a car before closing?
Don’t make a major financed purchase without talking to your lender.
A new car payment could change:
Debt-to-income ratio.
Credit.
Cash reserves.
Mortgage approval.
108. Can I change jobs before closing?
Potentially, but employment changes can affect underwriting.
Talk to your lender before making the change whenever possible.
109. Can I open a new credit card?
Don’t make new credit decisions during underwriting without discussing them with your lender.
110. Why is my lender checking my finances again?
Because mortgage approval isn’t necessarily frozen the moment you’re pre-approved.
Lenders may verify information again before closing.
KEEP YOUR FINANCES BORING UNTIL YOU HAVE THE KEYS.
CLOSING
111. What is a Closing Disclosure?
For many mortgage transactions, the Closing Disclosure is a standardized document showing final loan terms and closing-cost information.
Review it carefully.
Compare it with your earlier Loan Estimate and ask questions about anything you don’t understand.
112. What is a final walkthrough?
The final walkthrough generally happens shortly before closing.
It allows the buyer to verify that:
The property’s condition is generally consistent with the agreement.
Agreed items remain.
Applicable agreed repairs were addressed.
No obvious major new damage has occurred.
IT IS NOT ANOTHER FULL HOME INSPECTION.
113. When do I get the keys?
Not necessarily immediately after signing.
In Nevada, the transaction generally must complete the applicable funding and recording process according to the contract and escrow instructions.
We’ll confirm when possession legally transfers under your transaction.
114. Is signing the documents the same as owning the home?
Not necessarily.
SIGNING ≠ RECORDING.
We’ll confirm when the transaction has officially closed and possession is available according to your contract.
115. How do I avoid wire fraud?
Take this seriously.
Never trust an unexpected email telling you that wire instructions suddenly changed.
Verify wire instructions independently with your escrow/title company using a trusted phone number.
NEVER WIRE MONEY BASED SOLELY ON AN EMAIL.
AFTER CLOSING
116. What should I do immediately after getting the keys?
Learn where your:
Main water shutoff.
Electrical panel.
HVAC filters.
Irrigation controller.
Water heater.
Gas shutoff if applicable.
are located.
Also consider:
Changing/rekeying locks.
Testing safety devices.
Updating garage codes.
Reviewing HOA procedures.
117. Should I file a Nevada Homestead Declaration?
Nevada homeowners may be eligible to record a Homestead Declaration that provides certain creditor protections for qualifying equity in a principal residence.
It does not protect against every type of debt or lien.
Review the current Clark County/Nevada requirements and seek legal advice if you need help determining how the law applies to you.
118. What maintenance should I expect in Las Vegas?
Common Southern Nevada home maintenance can include:
HVAC servicing.
Air-filter changes.
Irrigation.
Pool maintenance.
Pest control.
Roof monitoring.
Water heater.
Exterior sealants.
Landscaping.
119. How often should I change my HVAC filter?
It depends on:
Filter.
System.
Pets.
Dust.
Occupancy.
Manufacturer recommendations.
Las Vegas is dusty, so this is one home-maintenance task you shouldn’t forget.
120. What if something breaks right after closing?
That depends on:
What broke.
Contract.
Warranty.
Home warranty if applicable.
Builder warranty if new construction.
Insurance.
Cause.
If it’s an emergency, protect people and property first and contact the appropriate qualified professional.
QUESTIONS ABOUT WORKING WITH ME
121. Do I have to sign an agreement to work with you?
Depending on the services being provided and applicable law/practice, a written buyer representation agreement may be required.
Before signing, I’ll explain:
Services.
Duties.
Duration.
Compensation.
Other important terms.
YOU SHOULD UNDERSTAND WHAT YOU’RE SIGNING.
122. How does buyer-agent compensation work?
Buyer-agent compensation is negotiable and should be clearly addressed in your buyer representation agreement.
Depending on the transaction, compensation may potentially come from:
Seller-offered compensation.
Negotiated seller concessions.
Builder compensation.
Buyer.
Another permitted structure.
It varies.
I will explain the applicable structure before you commit.
123. Do you only help first-time buyers?
No.
I can help:
First-time buyers.
Repeat buyers.
Relocation buyers.
Military and VA buyers.
New-construction buyers.
Move-up buyers.
Downsizers.
Retirees.
124. Do you work with new construction?
YES.
New construction is an important part of my real-estate business.
I can help compare:
Builders.
Communities.
Floorplans.
Homesites.
Quick move-ins.
Incentives.
Financing.
Total costs.
➡️ [ NEW CONSTRUCTION → ]
125. Can you help me if I’m not ready to buy yet?
ABSOLUTELY.
Maybe you’re:
3 months away.
6 months away.
12 months away.
Still improving credit.
Saving.
Relocating later.
Not sure whether buying is right.
A productive conversation doesn’t have to end with:
“LET’S WRITE AN OFFER TOMORROW.”
Sometimes the right result is:
“NOW I KNOW EXACTLY WHAT I NEED TO DO.”
THE QUESTION I WANT EVERY BUYER TO ASK
Not:
“HOW FAST CAN I BUY?”
Not:
“HOW MUCH CAN I QUALIFY FOR?”
Not:
“HOW DO I BEAT EVERY OTHER BUYER?”
Ask:
“DOES THIS DECISION ACTUALLY MAKE SENSE FOR ME?”
That’s the question behind everything I do with my buyers.
THE GOOD ENERGY APPROACH TO BUYING
CLARITY
Understand your finances and goals.
PREPARATION
Know your financing before the right home appears.
EDUCATION
Understand what you’re signing and why.
STRATEGY
Build offers around the actual situation.
DUE DILIGENCE
Investigate the property.
CALM
Don’t let emotion take control of a major financial decision.
ACTION
When the right opportunity appears, be prepared to move.
PEACEFUL, BUT AMBITIOUS.
GOOD ENERGY DOESN’T MEAN I TELL YOU EVERYTHING IS GREAT.
Sometimes I may tell you:
“I DON’T LIKE THIS.”
“WE NEED MORE INFORMATION.”
“THIS PAYMENT LOOKS TOO AGGRESSIVE.”
“LET’S GET A SPECIALIST.”
“I DON’T THINK THE INCENTIVE MAKES UP FOR THE PRICE.”
“I THINK WE SHOULD WALK AWAY.”
Good representation should make you:
MORE EDUCATED.
Not more dependent.
STILL HAVE A QUESTION?
That’s exactly what I’m here for.
You don’t need to understand all 125 questions before contacting me.
Start with:
WHERE ARE YOU IN THE PROCESS?
WHAT ARE YOU TRYING TO ACCOMPLISH?
WHAT ARE YOU UNSURE ABOUT?
Then we’ll take it one step at a time.
TOMMY XAVIER NGUYEN
The Good Energy Realtor®
Military Relocation Professional — MRP™
Nevada Real Estate Salesperson
NV Lic. #S.0204577
Good Energy Realty LLC
📞 725.224.1720
Serving:
Las Vegas • Henderson • North Las Vegas • Boulder City • Southern Nevada
