MILITARY & VA HOME BUYER GUIDE
Serving Those Who Serve — With Calm Guidance, Strong Representation & Local Southern Nevada Expertise
Buying a home while serving in the military can look very different from a traditional home purchase.
You may be:
PCSing to Southern Nevada.
Stationed at Nellis Air Force Base.
Assigned to Creech Air Force Base.
Separating or retiring from military service.
Moving your family while you’re still stationed somewhere else.
Using your VA home loan benefit for the first time.
Using your VA benefit again.
Or perhaps you’re a veteran who has lived in Las Vegas for years and is finally ready to purchase a home.
Whatever brought you here:
You deserve someone who understands that military moves come with a different set of circumstances.
Timelines can be tight.
Orders can change.
Families may be coordinating from different states.
Housing decisions may need to happen quickly.
And VA financing has rules and benefits that are important to understand.
That’s why military buyers are an important part of my real-estate practice.
MILITARY RELOCATION PROFESSIONAL — MRP
I’m Proud to Hold the Military Relocation Professional Certification
I am a:
MILITARY RELOCATION PROFESSIONAL — MRP
The MRP certification is awarded by the National Association of REALTORS® and focuses on helping real-estate professionals understand the housing and relocation needs of military personnel, veterans and their families.
My MRP training helps me better understand topics involving:
Military relocation
PCS moves
VA financing considerations
Military housing needs
Relocation timelines
Military benefits related to housing
and the unique circumstances military families may experience when buying or selling a home.
MRP isn’t just letters after my name.
For me, it represents an additional responsibility to understand the needs of the military buyers and families I serve.
THE GOOD ENERGY APPROACH TO MILITARY RELOCATION
Military life already comes with enough moving pieces.
Your real-estate experience doesn’t need to create more unnecessary stress.
My approach is:
PEACEFUL, BUT AMBITIOUS.
PEACEFUL
Clear communication.
Organized planning.
Virtual assistance when you’re out of state.
No unnecessary pressure.
Understanding your timeline before we start shopping.
AMBITIOUS
Strong property research.
Strategic offers.
Negotiating seller credits when appropriate.
Comparing resale and new construction.
Watching deadlines carefully.
Helping you pursue the strongest reasonable terms available.
Calm doesn’t mean passive.
It means prepared.
PCS ORDERS TO LAS VEGAS?
Welcome to Southern Nevada.
A Permanent Change of Station can mean relocating your entire life within a relatively short period.
And you may be researching Las Vegas from:
California.
Texas.
Florida.
Germany.
Japan.
Korea.
Another installation.
Or somewhere else entirely.
You might be trying to answer:
Where should I live?
Should I buy or rent?
How far will my commute be?
What can I afford using my housing allowance?
Should I live near the installation or farther away?
Should I buy new construction?
Can I purchase before I arrive?
How does my VA loan work?
What happens if I PCS again?
Those are exactly the conversations we should have before you start choosing houses.
SERVING NELLIS & CREECH MILITARY FAMILIES
Southern Nevada is home to major military installations including:
NELLIS AIR FORCE BASE
and:
CREECH AIR FORCE BASE.
Military buyers assigned to these installations may consider homes throughout different parts of the Las Vegas Valley depending on:
Budget.
Commute.
Housing type.
Lifestyle.
Lot preferences.
New construction.
HOA preferences.
Future plans.
THERE IS NO SINGLE “BEST” PLACE FOR MILITARY BUYERS.
The right location depends on you.
Instead of telling you where you “should” live, I help you compare objective factors such as:
COMMUTE
PURCHASE PRICE
HOME SIZE
PROPERTY AGE
NEW CONSTRUCTION OPTIONS
HOA COSTS
COMMUNITY AMENITIES
ACCESS TO SERVICES
POTENTIAL FUTURE MARKETABILITY
If school zoning matters to your household, current attendance-zone information should be independently verified with the Clark County School District.
My role is to give you information.
You decide what fits your family.
SHOULD I BUY OR RENT DURING A PCS?
This is one of the first questions military families should ask.
And the answer isn’t automatically:
BUY.
Buying may make sense when:
You expect to remain in the area long enough.
The payment fits comfortably within your budget.
You have adequate reserves.
You want the opportunity to build equity.
You’re prepared for homeownership responsibilities.
The property also makes sense from a future resale perspective.
RENTING MAY MAKE MORE SENSE WHEN:
Your assignment may be very short.
Your future plans are uncertain.
You’re not financially prepared for ownership.
You don’t want maintenance responsibility.
Buying would stretch your budget.
You need maximum flexibility.
I sell homes for a living.
But that doesn’t mean buying is automatically the right answer for every military family.
The right decision is the one that makes sense for your situation.
UNDERSTANDING THE VA HOME LOAN
One of the most valuable benefits available to eligible military borrowers is the:
VA HOME LOAN.
VA loans are made by private lenders and backed in part by the U.S. Department of Veterans Affairs.
This guarantee can provide significant financing advantages to eligible borrowers.
MAJOR VA LOAN BENEFITS
Depending on eligibility and qualification, VA financing can provide benefits including:
0% DOWN PAYMENT
Many eligible VA borrowers can finance a qualifying purchase without a traditional down payment.
That can significantly reduce the upfront savings required to purchase a home.
NO MONTHLY PRIVATE MORTGAGE INSURANCE
VA loans do not require monthly private mortgage insurance in the same way that certain low-down-payment conventional mortgages do.
That can make a meaningful difference in monthly housing costs.
COMPETITIVE FINANCING
VA loans can offer competitive mortgage terms for eligible borrowers.
Your actual rate depends on:
Market conditions.
Credit.
Lender.
Loan structure.
Discount points.
Other factors.
FLEXIBLE CREDIT UNDERWRITING
VA financing does not operate exactly like conventional financing.
However:
VA ELIGIBILITY DOES NOT AUTOMATICALLY MEAN LOAN APPROVAL.
You still need to qualify with a VA-approved lender.
IMPORTANT MISCONCEPTION
“VA MEANS THE GOVERNMENT GIVES ME THE MONEY.”
No.
The Department of Veterans Affairs generally does not directly lend you the money for a standard VA purchase loan.
A private mortgage lender provides the financing.
The VA guarantees a portion of the loan subject to program requirements.
WHO MAY BE ELIGIBLE FOR A VA LOAN?
VA home-loan eligibility can potentially include qualifying:
ACTIVE-DUTY SERVICE MEMBERS
VETERANS
NATIONAL GUARD MEMBERS
RESERVE MEMBERS
and:
CERTAIN SURVIVING SPOUSES.
Eligibility depends on service requirements and other applicable VA rules.
WHAT IS A CERTIFICATE OF ELIGIBILITY?
You’ll often hear:
COE
which means:
CERTIFICATE OF ELIGIBILITY.
The COE helps establish your eligibility for the VA home-loan benefit.
A VA-approved lender can often help obtain it.
You may also be able to request it directly through the Department of Veterans Affairs.
Your COE establishes eligibility for the benefit.
It does not automatically approve the mortgage.
CAN I USE MY VA LOAN MORE THAN ONCE?
Potentially:
YES.
This is a major misconception.
VA home-loan eligibility is not necessarily a one-time benefit.
Eligible veterans and service members may potentially use their VA benefit again.
The situation can depend on:
Previous VA loans.
Whether a previous property was sold.
Loan payoff.
Remaining entitlement.
Entitlement restoration.
Other circumstances.
Don’t assume:
“I already used my VA loan, so I can’t use it again.”
Ask a VA-experienced lender to review your entitlement.
CAN I HAVE MORE THAN ONE VA LOAN?
In certain circumstances, a borrower may have remaining VA entitlement while another VA-backed mortgage still exists.
This can become more complicated and depends on:
Remaining entitlement.
Loan amount.
County limits where applicable.
Occupancy.
Qualification.
Other VA requirements.
This is a lender conversation.
Do not assume you must sell your existing VA-financed home before investigating your next purchase.
WHAT IS VA ENTITLEMENT?
VA entitlement is the amount of VA guaranty associated with your home-loan benefit.
You’ll sometimes hear terms such as:
FULL ENTITLEMENT
and:
REMAINING ENTITLEMENT.
Your lender can review your Certificate of Eligibility and explain how your entitlement affects your next purchase.
DO VA LOANS HAVE A LOAN LIMIT?
For eligible borrowers with full entitlement, VA does not impose the traditional county loan limit in the same way it once did.
But that does not mean:
“I can borrow unlimited money.”
Your lender still determines how much you qualify to borrow based on:
Income.
Debt.
Credit.
Assets.
Property.
Loan requirements.
VA eligibility and mortgage affordability are two different things.
WHAT IS THE VA FUNDING FEE?
Many VA borrowers pay a:
VA FUNDING FEE.
This is a one-time fee associated with the VA home-loan program.
The amount can depend on factors such as:
Type of loan.
Down payment.
Whether you’ve used the VA benefit before.
Certain borrowers may be:
EXEMPT.
For example, qualifying veterans receiving certain VA disability compensation and some other eligible borrowers may not have to pay the funding fee.
Ask your lender to determine your specific funding-fee status.
CAN THE VA FUNDING FEE BE FINANCED?
For many VA purchase transactions, the funding fee can potentially be financed into the mortgage rather than paid entirely in cash at closing.
Your lender can show you the effect on:
Loan amount.
Monthly payment.
Total financing cost.
ZERO DOWN DOES NOT MEAN ZERO DOLLARS NEEDED.
This is extremely important.
Even if your VA loan requires:
$0 DOWN,
you may still have expenses involving:
Inspection.
Appraisal.
Closing costs.
Prepaid expenses.
Insurance.
Earnest money.
Moving.
Other transaction costs.
Zero down ≠ zero cash needed.
WHAT ABOUT CLOSING COSTS?
VA buyers can still have closing expenses.
But there are several potential strategies that may help.
Depending on the transaction:
SELLER CREDITS
may be negotiated.
LENDER CREDITS
may be available.
BUILDER INCENTIVES
may be offered.
NEVADA ASSISTANCE PROGRAMS
may potentially apply.
VA + DOWN PAYMENT ASSISTANCE
Another misconception is:
“I have a VA loan, so DPA doesn’t apply to me.”
Not necessarily.
Nevada Housing Division currently identifies VA financing as compatible with certain Home Is Possible assistance options for qualifying borrowers.
Eligible buyers may potentially receive assistance toward eligible upfront expenses.
➡️ [ EXPLORE DOWN PAYMENT ASSISTANCE → ]
WHY WOULD I NEED ASSISTANCE IF VA OFFERS ZERO DOWN?
Because you might want to preserve cash.
Imagine you have:
$20,000 SAVED.
You may technically be able to put zero down.
But you may still need money for:
Closing.
Moving.
Furniture.
Emergency reserves.
Repairs.
Insurance.
Life.
If an appropriate assistance program or seller credit reduces eligible closing expenses…
you may be able to keep more savings after purchasing.
That’s worth investigating.
GOOD ENERGY RULE
DON’T SPEND EVERY DOLLAR JUST BECAUSE YOU CAN.
The goal isn’t simply getting into the house.
The goal is being financially comfortable after you get the keys.
USING BAH WHEN THINKING ABOUT YOUR BUDGET
Active-duty buyers commonly consider their:
BASIC ALLOWANCE FOR HOUSING — BAH
when evaluating housing expenses.
But don’t simply ask:
“What is my BAH?”
and make that your automatic mortgage budget.
Your actual homeownership expenses can include:
Principal.
Interest.
Property taxes.
Homeowners insurance.
HOA assessments.
Utilities.
Maintenance.
Repairs.
Other costs.
Your comfortable housing budget should consider your entire financial picture.
➡️ [ READ: HOW MUCH CAN I AFFORD? ]
CAN BAH BE USED WHEN QUALIFYING FOR A MORTGAGE?
A VA-experienced lender can determine how qualifying military income and allowances are documented and treated for your specific loan.
Provide your lender with accurate military income documentation so they can calculate qualification correctly.
WHAT DOCUMENTS MAY A MILITARY BUYER NEED?
Your lender will tell you exactly what applies.
Documents may include:
CERTIFICATE OF ELIGIBILITY
LEAVE AND EARNINGS STATEMENTS — LES
PCS ORDERS
BANK STATEMENTS
IDENTIFICATION
ASSET DOCUMENTATION
EMPLOYMENT / SERVICE INFORMATION
DD-214 FOR CERTAIN VETERANS
and other required mortgage documentation.
Every borrower is different.
VA APPRAISAL VS. HOME INSPECTION
This is one of the most important things for a VA buyer to understand.
THEY ARE NOT THE SAME THING.
VA APPRAISAL
Primarily addresses:
VALUE
and applicable VA property requirements.
HOME INSPECTION
Helps you understand:
CONDITION.
THE VA APPRAISAL IS NOT YOUR HOME INSPECTION.
Do not think:
“It’s VA, so the government inspected the house for me.”
That’s not how it works.
An independent home inspection can help evaluate accessible systems and components involving:
HVAC.
Roof.
Plumbing.
Electrical.
Structure.
Appliances.
Pool.
Other property conditions.
➡️ [ READ: INSPECTIONS & APPRAISALS → ]
WHAT ARE VA MINIMUM PROPERTY REQUIREMENTS?
Properties financed using VA loans must meet applicable VA property requirements.
These requirements are intended to help determine whether the property is:
SAFE
STRUCTURALLY SOUND
and:
SANITARY
under applicable VA standards.
An appraiser may identify conditions that need to be addressed before the loan can proceed.
DOES THAT MEAN THE HOUSE HAS TO BE PERFECT?
No.
VA financing does not require the home to be:
Brand new.
Fully remodeled.
Luxury condition.
Cosmetically perfect.
But certain property conditions may need to be addressed.
COMMON PROPERTY ISSUES THAT MAY REQUIRE ATTENTION
Depending on the circumstances, appraisal concerns can potentially involve things such as:
Safety hazards.
Required utilities.
Certain electrical conditions.
Roof concerns.
Water or sanitation issues.
Access.
Peeling paint in applicable older properties.
Other conditions affecting applicable VA property standards.
The VA appraiser—not your Realtor—determines appraisal requirements.
WHAT IF THE APPRAISAL COMES IN LOW?
Example:
Purchase price:
$500,000
VA appraisal:
$485,000
Difference:
$15,000.
Do not panic.
We review:
The appraisal.
Comparable sales.
Contract terms.
Seller’s position.
Your financing.
Available options.
Potential outcomes can depend on the transaction and applicable VA/contract protections.
THE VA ESCAPE CLAUSE
VA purchase contracts generally include an important protection commonly associated with the:
VA AMENDATORY / ESCAPE CLAUSE.
Its purpose relates to the buyer’s obligation when the property’s reasonable value determined for VA purposes is below the agreed purchase price.
This is an important VA protection.
But your specific contract and lender requirements still matter.
Ask questions before deciding how to respond to a low appraisal.
CAN I STILL PAY MORE THAN THE APPRAISED VALUE?
Depending on the circumstances and your contractual rights, a buyer may choose to proceed above appraised value using additional funds.
But that should be an informed decision.
Just because you CAN cover an appraisal gap doesn’t automatically mean you SHOULD.
We analyze the property first.
CAN VA BUYERS NEGOTIATE SELLER CREDITS?
Yes, subject to applicable VA rules and the transaction.
Seller contributions can potentially be extremely useful for military buyers.
Depending on what’s allowed, credits may help with eligible expenses.
SELLER CREDITS VS. PRICE REDUCTION
Suppose a seller is willing to give:
$10,000.
Would you rather have:
$10,000 OFF THE PURCHASE PRICE
or:
$10,000 TOWARD ELIGIBLE CLOSING EXPENSES?
The answer depends on your financing and goals.
For a buyer trying to preserve cash:
The credit may potentially be more useful.
This is where your lender and Realtor should work together.
CAN I USE A VA LOAN FOR NEW CONSTRUCTION?
Potentially:
YES.
VA financing can be used for qualifying new-construction purchases when the:
Borrower.
Lender.
Builder.
Property.
Transaction.
meet applicable requirements.
But builder financing options and VA participation vary.
MILITARY BUYERS + NEW CONSTRUCTION
Southern Nevada has significant new-construction opportunities.
Depending on your timeline and budget, we can compare:
QUICK MOVE-IN HOMES
HOMES UNDER CONSTRUCTION
TO-BE-BUILT HOMES
RESALE HOMES.
For a military buyer with a firm PCS timeline, a home scheduled to be completed nine months from now may not solve today’s housing problem.
Timeline matters just as much as floorplan.
➡️ [ EXPLORE NEW CONSTRUCTION → ]
BUILDER INCENTIVES FOR MILITARY BUYERS
Builders may periodically offer:
Rate incentives.
Closing-cost assistance.
Design incentives.
Special financing.
Military or hometown-hero programs.
Availability and terms change frequently.
Some incentives may require use of an affiliated lender.
Always compare the actual financing—not just the incentive headline.
➡️ [ VIEW CURRENT BUILDER INCENTIVES → ]
SHOULD I USE THE BUILDER’S LENDER OR MY VA LENDER?
Compare them.
Ask both lenders to show:
INTEREST RATE
APR
DISCOUNT POINTS
LENDER FEES
CLOSING COSTS
CREDITS
MONTHLY PAYMENT
CASH TO CLOSE
VA EXPERIENCE
ABILITY TO MEET THE BUILDER’S TIMELINE.
A large builder credit doesn’t automatically create the best mortgage.
CAN I BUY A CONDO WITH VA FINANCING?
Potentially.
But condominium projects may need to satisfy applicable VA requirements.
Before falling in love with a particular condo, have your lender and Realtor verify whether the project works with your intended VA financing.
CAN I BUY A MULTI-UNIT PROPERTY WITH VA FINANCING?
VA financing can potentially be used for certain qualifying multi-unit properties when program requirements are satisfied and the borrower occupies the property as required.
This can create an interesting option for some buyers.
But qualification and property requirements matter.
Talk with a VA-experienced lender before pursuing this strategy.
CAN I USE VA FOR AN INVESTMENT PROPERTY?
A VA purchase loan is designed for:
PRIMARY RESIDENCE.
It should not be approached as financing for a property you intend solely to use as an investment.
WHAT IF I PCS AGAIN AFTER BUYING?
This is a very important military-specific question.
Military buyers should think beyond:
“Can I buy this?”
and also ask:
“WHAT ARE MY OPTIONS IF I RECEIVE ORDERS AGAIN?”
Depending on your future circumstances, you might consider:
Selling.
Keeping the property.
Potentially renting it after satisfying applicable occupancy requirements.
Other options.
But those decisions can involve:
Mortgage rules.
HOA restrictions.
Property management.
Taxes.
Insurance.
Market conditions.
Future VA entitlement.
Think about the exit strategy before you buy.
GOOD ENERGY MILITARY BUYER RULE
BUY WITH YOUR NEXT PCS IN THE BACK OF YOUR MIND.
That doesn’t mean being afraid to buy.
It means choosing strategically.
I want to consider:
Future marketability.
Location.
Floorplan.
Property condition.
HOA restrictions.
Monthly cost.
Potential resale.
Your likely timeline.
Today’s home should still make sense if tomorrow’s orders change.
BUYING FROM OUT OF STATE?
Military relocation often means you cannot simply spend three weeks touring Las Vegas.
That’s okay.
I can help make the process more relocation-friendly through:
VIRTUAL BUYER CONSULTATIONS
VIDEO TOURS
LIVE VIDEO WALKTHROUGHS
PROPERTY RESEARCH
NEIGHBORHOOD & COMMUNITY INFORMATION
NEW-CONSTRUCTION RESEARCH
ELECTRONIC DOCUMENT COORDINATION
INSPECTION COORDINATION
REGULAR TRANSACTION UPDATES.
MY VIDEO TOUR APPROACH
I don’t want to send you only:
“Look how beautiful the kitchen is!”
If you’re trusting me to help evaluate a property while you’re hundreds or thousands of miles away…
I want you to see:
The street.
The neighboring homes.
The lot.
The exterior.
The interior.
Visible condition.
Layout.
Storage.
Backyard.
Major features.
Things I like.
Things that concern me.
You need the closest thing possible to actually standing there.
I WON’T CHOOSE YOUR NEIGHBORHOOD FOR YOU.
But I can help you compare.
For example:
NORTH LAS VEGAS
may provide certain commute and housing options for buyers assigned to Nellis.
NORTHWEST LAS VEGAS
may provide another set of housing and commute considerations.
LAS VEGAS
offers a wide range of established and newer communities.
HENDERSON
offers additional housing options on the southeastern side of the valley.
But I will not tell you:
“Military families belong here.”
You tell me what matters.
Then we compare objective options.
QUESTIONS I WANT MILITARY BUYERS TO THINK ABOUT
How long do I realistically expect to be stationed here?
What commute am I comfortable with?
What monthly housing expense feels comfortable?
Am I using VA financing?
What does my lender say I qualify for?
How much cash do I want to preserve?
Do I want new construction or resale?
Do I want an HOA?
Would this home still be marketable if I had to sell sooner than expected?
What happens if I PCS again?
Is my spouse or family already in Nevada?
Do we need to complete part of this purchase remotely?
These questions help us build the strategy.
MILITARY BUYER MISCONCEPTIONS
“VA LOANS ARE ONLY FOR FIRST-TIME BUYERS.”
No.
“I CAN ONLY USE MY VA LOAN ONCE.”
Not necessarily.
“VA MEANS I DON’T NEED ANY MONEY.”
Not necessarily.
Zero down and zero cash to close are not the same thing.
“THE VA APPRAISAL IS MY HOME INSPECTION.”
No.
“SELLERS DON’T LIKE VA OFFERS.”
Some sellers may have misconceptions about VA financing.
A well-structured VA offer with strong qualification and clear communication can still be competitive.
Every seller and transaction is different.
“VA LOANS TAKE FOREVER.”
Not automatically.
Timeline depends on:
Lender.
Appraisal.
Property.
Borrower responsiveness.
Contract.
Other transaction factors.
Choosing a lender experienced with VA financing matters.
“VA HOMES HAVE TO BE PERFECT.”
No.
But applicable VA property requirements must be satisfied.
“I SHOULD SPEND MY ENTIRE BAH ON THE MORTGAGE.”
Not necessarily.
Your budget should consider your complete financial life.
“I SHOULD BUY BECAUSE I’LL BE HERE FOR THREE YEARS.”
Not automatically.
We still need to analyze the numbers.
“I CAN’T BUY UNTIL I PHYSICALLY ARRIVE IN LAS VEGAS.”
Not necessarily.
Many portions of a relocation and home purchase can potentially be coordinated remotely.
THE MILITARY BUYER ROADMAP
01 — PCS / RELOCATION CONSULTATION
We discuss:
Orders.
Timeline.
Installation.
Housing goals.
↓
02 — VA-EXPERIENCED LENDER
Verify:
Eligibility.
COE.
Income.
BAH.
Qualification.
Entitlement.
↓
03 — ESTABLISH YOUR COMFORTABLE BUDGET
Not simply maximum approval.
↓
04 — COMPARE SOUTHERN NEVADA OPTIONS
Commute.
Housing.
New construction.
Resale.
↓
05 — TOUR IN PERSON OR VIRTUALLY
↓
06 — WRITE & NEGOTIATE YOUR OFFER
↓
07 — INSPECTION + DUE DILIGENCE
↓
08 — VA APPRAISAL + UNDERWRITING
↓
09 — FINAL WALKTHROUGH + CLOSING
↓
🔑 WELCOME HOME TO SOUTHERN NEVADA
WHY WORK WITH AN MRP PROFESSIONAL?
You don’t necessarily need someone who simply knows:
“VA loans have zero-down options.”
You want someone who understands that military real estate can involve:
PCS orders.
Short timelines.
Long-distance home searches.
VA financing.
BAH considerations.
Future relocation.
Remote spouses.
Military documentation.
Different housing priorities.
Potential resale considerations.
That’s why I pursued the Military Relocation Professional certification.
I want military clients to know:
I UNDERSTAND THIS MOVE MAY BE DIFFERENT.
MY ROLE VS. YOUR LENDER’S ROLE
YOUR VA LENDER
Determines:
VA loan eligibility.
Mortgage qualification.
Interest rate.
Loan amount.
Funding fee.
Entitlement.
Income treatment.
Loan approval.
YOUR REALTOR
Helps with:
Home search.
Property analysis.
Offer strategy.
Comparable sales.
Negotiation.
Seller credits.
Inspections.
Contract deadlines.
Builder communication.
Transaction coordination.
Relocation support.
Your lender handles the mortgage.
I help you navigate the real estate.
We work together.
FOR VETERANS ALREADY LIVING IN LAS VEGAS
You don’t need PCS orders to work with me.
If you’re a veteran thinking:
“I’ve never used my VA benefit.”
“I used VA years ago.”
“I don’t know if I still have entitlement.”
“I currently own a home.”
“I’m ready to buy again.”
Let’s investigate.
You may have options you haven’t considered.
FOR ACTIVE-DUTY SERVICE MEMBERS
If you’re receiving orders to Southern Nevada:
CONTACT ME BEFORE YOU ARRIVE.
We can start with a virtual consultation.
By the time you arrive, we can already have a clearer understanding of:
Your budget.
Financing.
Housing options.
Communities.
Commute considerations.
New construction.
Resale inventory.
Your timeline.
Preparation can turn a rushed PCS into a much more organized home search.
FOR MILITARY FAMILIES
Sometimes the service member arrives first.
Sometimes the spouse arrives first.
Sometimes one person is overseas.
Sometimes children are finishing a school year somewhere else.
Sometimes orders change.
Military relocation isn’t always a normal move.
I’m comfortable building the process around the realities of your situation.
GOOD ENERGY DOESN’T MEAN SLOW.
This is important for military clients.
Sometimes we have time.
Sometimes PCS orders create a tight window.
My philosophy is:
CALM DOES NOT MEAN SLOW.
It means:
We prepare.
We communicate.
We understand the numbers.
We make decisions without unnecessary panic.
And when we need to move quickly:
We move.
PEACEFUL, BUT AMBITIOUS.
MILITARY & VA BUYER CHECKLIST
Before we start seriously shopping, let’s understand:
☐ Have I verified VA eligibility?
☐ Do I have my COE or can my lender obtain it?
☐ Have I spoken with a VA-experienced lender?
☐ Do I understand my entitlement?
☐ Do I know whether a funding fee applies?
☐ What is my comfortable monthly housing budget?
☐ How does BAH fit into my overall budget?
☐ How much cash do I want available after closing?
☐ Could Nevada assistance programs help me?
☐ What is my PCS timeline?
☐ What commute works for me?
☐ New construction or resale?
☐ What happens if I receive new orders?
☐ Have I considered future marketability?
☐ Do I understand the VA appraisal?
☐ Am I still getting an independent inspection?
If we understand these things, we’re already starting from a stronger position.
YOU SERVE. I’LL HELP YOU NAVIGATE THE MOVE.
Whether you’re:
PCSing to Nellis.
PCSing to Creech.
Retiring in Las Vegas.
Separating from service.
Using your VA benefit for the first time.
Buying your next home.
Relocating your family.
Or simply trying to understand your options…
you don’t need to figure everything out alone.
LET’S BUILD YOUR SOUTHERN NEVADA RELOCATION PLAN.
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
Military relocation support for buyers connected with:
Nellis Air Force Base • Creech Air Force Base • Southern Nevada
Calm relocation. Serious strategy. Good Energy.
[ BUTTON: START MY MILITARY RELOCATION ]
[ BUTTON: I’M USING A VA LOAN ]
[ BUTTON: PCS TO LAS VEGAS ]
[ BUTTON: TALK TO TOMMY ]
CONTINUE LEARNING
MORTGAGE & FINANCING
Understand the complete mortgage process.
[ MORTGAGE GUIDE → ]
DOWN PAYMENT ASSISTANCE
Explore Nevada programs available to qualifying first-time and repeat buyers, essential workers, teachers, veterans and others.
[ EXPLORE ASSISTANCE → ]
HOW MUCH CAN I AFFORD?
Learn how to establish a comfortable home-buying budget.
[ AFFORDABILITY GUIDE → ]
INSPECTIONS & APPRAISALS
Understand the important difference between a home inspection and a VA appraisal.
[ INSPECTION & APPRAISAL GUIDE → ]
NEW CONSTRUCTION
Explore new homes throughout Southern Nevada.
[ NEW CONSTRUCTION GUIDE → ]
HOME BUYING PROCESS
See the entire purchase process from preparation to keys.
[ HOME BUYING PROCESS → ]
IMPORTANT INFORMATION
This guide is intended for general educational purposes and is not an official publication of, endorsed by, or affiliated with the U.S. Department of Veterans Affairs, Department of Defense, U.S. Air Force, Nellis Air Force Base or Creech Air Force Base.
VA eligibility does not guarantee mortgage approval.
VA loan qualification, entitlement, funding-fee exemptions, appraisal requirements, property eligibility, interest rates, seller contributions and closing costs depend on the individual borrower and transaction.
Military allowances, orders and income should be reviewed by an appropriately licensed mortgage professional experienced with VA financing.
Program rules can change.
The Good Energy Realtor® and Good Energy Realty LLC do not provide mortgage, legal, financial or tax advice.
For official VA home-loan eligibility and benefit information, consult the U.S. Department of Veterans Affairs and an appropriately licensed VA-experienced mortgage professional.
