Buying
Nobody should lose a house
over paperwork.
Here is exactly how a purchase runs with me, start to keys — and the financing programs most buyers in this valley are never told about.
The sequence
Seven steps, in order.
Money conversation first
Before we look at a single house, we find out what you can actually buy and on what terms. This is where the down payment assistance and grant programs come up — and where we avoid the heartbreak of falling for a house you cannot finance.
Full underwritten pre-approval
Not a pre-qualification letter from a website. A real one, with income and assets already reviewed. In a multiple-offer situation this is frequently the difference.
Define the target
Areas, must-haves, deal-breakers, commute, schools, HOA tolerance. I set up MLS alerts so new listings reach you the day they go live.
Tour and narrow
I will point out the things that cost money later — the roof age, the failing stucco, the north-facing yard in a Las Vegas July, the special assessment the HOA has not announced yet.
Write a serious offer
Price is one lever of about six. Close date, contingency windows, appraisal language, who pays what — a well-built offer often beats a higher one. That is the part I get paid for.
Escrow, watched daily
Inspection, appraisal, loan contingency, HOA docs, title, walkthrough. You get the calendar in writing on day one and a heads-up before every deadline. This is the control-room part.
Sign, fund, record, keys
Nevada records before you get keys. I will tell you exactly what that means for your moving truck so you do not book it for the wrong morning.
Financing
Programs most buyers never hear about.
“I need twenty percent down” is the single most expensive myth in this business. A short list of what actually exists — ask me which ones you fit:
Down payment assistance
Nevada DPA programs structured as a forgivable or repayable second. Real money toward your down payment and closing costs.
FHA with grant options
Lower credit thresholds, low down payment, and grant layers that can cut what you bring to the table substantially.
VA purchase & VA renovation
Zero down for eligible veterans — and a renovation version that lets you finance the repairs into the loan.
FHA 203(k) renovation
Buy the dated house at the dated price and finance the kitchen into the mortgage. Chronically underused in this market.
DSCR loans
Qualify on the property’s rent, not your tax returns. The standard tool for building a Las Vegas rental portfolio.
Physician & professional loans
Up to 100% financing for doctors, dentists and veterinarians, with student debt treated sanely. Non-QM options for self-employed buyers too.
Program availability, terms and eligibility change and are set by lenders, not by me. I am a Realtor®, not a mortgage lender — I will connect you with a licensed loan officer who can give you real numbers.
Straight answers
Questions I get every week
- What does it cost me to use you? In a typical purchase the buyer’s agent compensation is negotiated up front and disclosed in writing, and it may be offered by the seller, paid by you, or split. We will put it on paper before we tour anything, so there are no surprises.
- How much do I need saved? Depending on the program, less than you think — and closing costs are frequently negotiable. That is the first conversation, not the last.
- Is now a bad time to buy? The honest answer is that it depends entirely on how long you plan to own it. I will run that math with you rather than give you a slogan.
- Should I buy new construction? Sometimes. Builder incentives can be excellent. Just do not walk into the sales office without your own agent — that on-site rep works for the builder.
- What about HOAs? Most of this valley has one. What matters is the reserve study and any pending special assessment, and I will read those documents with you.