Edited and reviewed by CEO Vatche Saatdjian — 30+ years of experience — Expert on Nevada homebuying process
Complete printable checklist covering pre-approval documents, down payment preparation, inspection contingencies, and closing day essentials. Stay organized from start to finish in Las Vegas, Henderson, or Reno.
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Complete Nevada checklist • Printable PDF • NMLS #65506
Everything You Need to Track
Pro tip: Print this checklist and keep it in a folder with all your documents. Cross off items as you complete them to track progress.
Complete these steps before house hunting in Las Vegas, Henderson, or Reno
Pull your credit reports from all three bureaus. FHA requires 580+ for 3.5% down, 500-579 for 10% down. Conventional loans typically need 620+ for Nevada buyers.
Save 3.5-5% for down payment plus 2-5% for closing costs. On a $350,000 Las Vegas home, that's $12,250-$17,500 down plus $7,000-$17,500 closing (some can be covered by seller concessions).
Lenders need 2 years of tax returns, 2 recent pay stubs, 2 months bank statements, and employment verification. Self-employed Nevada borrowers need additional documentation.
Document Checklist:
Use the 28/36 rule: housing costs ≤28% of gross income, total debt ≤36%. With $6,000/month income in Reno, aim for $1,680 max housing payment, $2,160 max total debt.
Use Affordability Calculator →Pre-approval requires full document review and credit check, giving you a specific loan amount. Pre-qualification is just an estimate. Nevada sellers strongly prefer pre-approved buyers.
Complete our quick application and receive your pre-approval letter within 24 hours
Start Your ApplicationFinal steps before receiving your keys
Lender sends final loan terms, closing costs breakdown, and cash-to-close amount. Compare to initial Loan Estimate. Report any discrepancies immediately to your lender.
Required before closing. Get quotes from 3-5 Nevada insurers. Average Las Vegas policy: $1,200-$1,800/year. Lender needs proof of coverage and paid first year premium.
Get Home Insurance Quote →Title company provides wiring instructions 1-2 days before closing. Call to verify wire details (common fraud target). Cashier's check also accepted at some Nevada title companies.
Verify repairs were completed, home is in agreed-upon condition, all appliances/fixtures included are present. Turn on all lights, run water, test AC. Document any issues immediately.
Bring photo ID and any additional funds. Sign deed, mortgage note, title documents (20-30 pages). Closing agent explains each document. Takes 30-60 minutes in Nevada title offices.
After documents recorded with county, keys are yours. Change locks immediately, transfer utilities (NV Energy, Southwest Gas, water district), update address with USPS, DMV, and voter registration.
Critical steps after offer acceptance
Hire licensed Nevada inspector ($300-$600). They check foundation, roof, HVAC, plumbing, electrical, pests. Attend the inspection and ask questions. Report takes 24-48 hours.
Prioritize major issues (roof leaks, foundation cracks, AC failure) vs minor cosmetic items. Request repairs, seller credit, or price reduction. In Nevada heat, AC and plumbing are non-negotiable.
Lender orders appraisal ($500-$700, you pay). Appraiser evaluates home's market value. Must appraise at or above offer price for loan approval. Takes 7-14 days in Nevada.
If appraisal comes in low, options include:
Pest inspection (termites/scorpions common in Nevada), pool inspection, septic inspection (rural properties), radon testing, mold testing. Each costs $100-$400 but provides peace of mind.
How to structure winning offers in competitive Nevada markets
Your agent pulls recent sales of similar homes in the neighborhood. In hot Las Vegas markets, expect to offer at or above asking. In slower markets, 5-10% below asking might work.
Shows seller you're serious. Typically $3,000-$10,000 in Nevada. Held in escrow and applied to down payment at closing. You lose it if you back out without valid contingency.
Standard contingencies protect buyers but may weaken offers in competitive situations:
Ask seller to cover 2-3% of closing costs (FHA allows up to 6%, conventional up to 3%). In buyer's markets, also request repairs, home warranty, or appliances.
Some Nevada sellers respond to emotional appeals. A brief letter about why you love the home can differentiate similar offers. Keep it genuine and concise.
Navigate the home search process with confidence across Las Vegas, Henderson, and Reno
Create two lists: non-negotiables (3 bedrooms, under $400k, good school district) and preferences (pool, garage, newer construction). This keeps you focused in Nevada's competitive market.
Explore Las Vegas suburbs (Summerlin, Henderson, North Las Vegas), Reno/Sparks areas, or rural Nevada. Consider commute times, schools, crime rates, HOA fees, and future development plans.
Choose an agent who knows local markets, has access to MLS listings before they go public, and can schedule showings quickly. Agent commissions are typically paid by sellers at no cost to buyers.
Find a Partner Agent →Visit at least 10-15 homes to calibrate expectations. Take notes, photos, and walk through multiple times if serious. Check water pressure, inspect appliances, test outlets, and look for red flags.
Desert climate considerations: AC condition (critical), drought-tolerant landscaping, sun exposure, pool maintenance costs. Also check property tax rates (Clark County vs Washoe) and flood zones.