Nevada process · buyer view

The Nevada Home-Buying Process: Your Step-by-Step Checklist

This checklist walks you through buying a home in Nevada from your first lender call to the day you get the keys.

Reading as buyer. Switch to seller

Phase 1 of 7 · typically 2-8 weeks

Pre-Offer

You get your finances ready, line up an agent, sign the required disclosures, and start touring homes.

  1. Get pre-approved for a mortgage

    LenderBefore you start touring homes

    Apply with 2-3 lenders to compare rates, fees, and monthly payments. You'll need recent pay stubs, tax returns, and bank statements ready. A pre-approval letter shows sellers you are a serious buyer who can actually close.

    You'll need

    • W-2s (last 2 years)
    • Pay stubs (last 30 days)
    • Bank statements (last 2 months)
    • Photo ID
    • Federal tax returns (last 2 years)

    Cost: $0

  2. Read and sign the Duties Owed disclosure

    Your agentAt first substantive contact with a licensee

    Nevada licensees must give you a state form called "Duties Owed by a Nevada Real Estate Licensee" at your first real conversation about buying. It explains the duties every agent owes you, like honesty and disclosing material facts, plus the extra duties your own agent owes you, like loyalty and confidentiality. Read it before you discuss specific properties.

    You'll need

    • Duties Owed form

    Cost: $0

  3. Sign a written buyer representation agreement

    Your agentBefore touring any home

    Since the August 2024 NAR settlement, you must sign a written agreement with a buyer's agent before they show you a home. The agreement spells out what the agent will do for you, how much they get paid, and that the amount is negotiable and not set by any MLS or trade group. Read every line, including the term length and how either side can cancel.

    You'll need

    • Buyer representation agreement

    Cost: Negotiable — commonly 2-3% of purchase price

  4. Decide on your target area and budget

    YouBefore scheduling tours

    Pick neighborhoods that match your commute, school, and lifestyle needs. Use your pre-approval amount to set a realistic price ceiling, and leave room for closing costs, moving costs, and a reserve fund. Share your wish list with your agent so they can send matching listings.

    Cost: $0

  5. Tour homes with your agent

    Your agentAfter signing your buyer agreement

    Visit homes in person to compare condition, layout, and neighborhood feel. Take photos and notes because listings start blending together fast. Your agent can schedule showings and pull each home's listing history once you have signed your buyer agreement.

    Cost: $0

Phase 2 of 7 · typically 1-7 days

Offer

You write an offer on the home you want, negotiate price and terms, and place earnest money in trust.

  1. Write your purchase offer

    Your agentWhen you find the right home

    Most Nevada buyers use the standard Residential Purchase Agreement approved by the state or local board of REALTORS. The offer covers price, earnest money, financing terms, contingencies, closing date, and which fixtures or appliances stay. Your agent drafts it, but you should read every clause and approve all the numbers before it goes out.

    You'll need

    • Pre-approval letter
    • Proof of earnest money funds

    Cost: $0

  2. Deliver earnest money for the brokerage trust account

    YouWithin 1-3 business days of offer acceptance

    When your offer is accepted, you'll wire or hand-deliver earnest money — usually 1-3% of the price — as a good-faith deposit. Nevada rules require the brokerage to deposit those funds into a trust account by the next business day after they receive them. Keep your receipt and confirmation in your records.

    You'll need

    • Wiring instructions from escrow or brokerage
    • Receipt for deposit

    Cost: 1-3% of purchase price (credited at closing)

  3. Negotiate counteroffers

    Your agent1-5 days after submitting offer

    The seller may accept, reject, or counter your offer. Counters often go back and forth on price, closing date, repair credits, or which appliances stay. Each counter is in writing and binds whoever signs it last — don't sign anything you haven't read carefully and discussed with your agent.

    You'll need

    • Counteroffer addendum

    Cost: $0

Phase 3 of 7 · typically Days 1-10 of contract

Under Contract

After both sides sign, escrow opens and the seller delivers the required Nevada disclosure forms.

  1. Open escrow with a licensed Nevada escrow agent

    Escrow / titleWithin 1-3 business days of contract acceptance

    Nevada residential closings are handled by escrow agents licensed by the state, not by closing attorneys. Escrow holds the money, collects signed documents from both sides, and won't release anything until every condition in the contract is met. Your agent will help suggest a company, but you can choose any licensed Nevada escrow provider.

    You'll need

    • Signed purchase agreement
    • Earnest money deposit

    Cost: $300-700 escrow fee (often split with seller, paid at closing)

  2. Read the Seller's Real Property Disclosure

    Seller's sideBefore signing the purchase agreement or within the contract deadline

    Nevada law requires sellers to give you a state-prescribed Real Property Disclosure form before you sign the purchase agreement, or shortly after if the contract sets a deadline. It lists known issues with the roof, foundation, electrical, plumbing, water systems, past flooding, hazardous materials, and any history of methamphetamine contamination. Read it line by line and ask follow-up questions about anything unclear.

    You'll need

    • Seller's Real Property Disclosure form

    Cost: $0

  3. Review the HOA or condo resale package if the property is in a common-interest community

    Seller's sideWithin 10 days of contract acceptance (when applicable)

    If the home is in a planned community, condo, or co-op, Nevada law requires the seller to give you a resale package from the association. It includes the declaration and bylaws, rules, current dues and special assessments, recent financial statements, and any pending lawsuits affecting the community. Read it carefully — you have a short cancellation window after delivery to back out without penalty.

    You'll need

    • Declaration, bylaws, and rules
    • Year-end financial statements
    • Current assessment statement

    Cost: $0 (seller pays for the package)

  4. Sign the lead-based paint disclosure if the home was built before 1978

    Seller's sideWithin 10 days of contract acceptance (pre-1978 homes only)

    Federal law requires sellers of pre-1978 homes to give you a lead disclosure form and the EPA pamphlet "Protect Your Family from Lead in Your Home." You get a 10-day window to have the home tested for lead paint, unless you waive that right in writing. Don't waive it without thinking — lead testing is cheap compared to the health risks for young children.

    You'll need

    • EPA lead disclosure form
    • EPA "Protect Your Family" pamphlet

    Cost: $0 for disclosure; $200-400 if you order lead testing

Phase 4 of 7 · typically Days 7-17 of contract

Inspection

You hire your own inspector, attend the walkthrough, and decide whether to ask for repairs or back out.

  1. Hire a licensed home inspector

    InspectorWithin the first week after contract acceptance

    An inspector spends 2-4 hours checking the roof, foundation, electrical, plumbing, HVAC, and major appliances. You pay the inspector directly and they work for you, not the seller or the listing agent. Ask for a sample report before hiring so you know what kind of detail to expect.

    Cost: $400-700 typical

  2. Attend the inspection in person

    YouDay of inspection

    Show up at the end of the inspection so the inspector can walk you through what they found. Ask questions, take photos, and find out where the water shutoff and electrical panel are located. You will understand the written report much better afterward.

    Cost: $0

  3. Review the inspection report and submit a written response

    Your agentBefore the inspection-period deadline

    Most contracts give you a short inspection window — often 10-17 days from acceptance — to either accept the home as-is, ask for repairs or a credit, or cancel and get your earnest money back. Read the report carefully, focus on safety issues and big-ticket items, and submit a written response before your deadline expires.

    You'll need

    • Inspection report
    • Buyer's Inspection Response form

    Cost: $0

  4. Check the Nevada sex offender registry for the neighborhood

    YouDuring inspection period

    The Nevada seller disclosure tells you that a statewide registry exists but does not list nearby offenders for you. The Nevada Department of Public Safety maintains a free public registry online. Search the address or surrounding zip code yourself if neighborhood safety information matters to you.

    Cost: $0

Phase 5 of 7 · typically Days 10-30 of contract

Loan & Appraisal

Your lender orders the appraisal, finishes underwriting your loan, and issues final approval.

  1. Let the lender order the appraisal

    LenderWithin the first 2 weeks of contract

    Your lender hires an independent appraiser to confirm the home is worth the agreed price. You pay the fee up front, usually $500-700. If the appraisal comes in below the contract price, you can renegotiate, bring extra cash, or cancel under your appraisal contingency.

    Cost: $500-700 typical

  2. Send the lender every document they ask for

    YouThroughout underwriting

    Underwriters chase paperwork: updated pay stubs, large-deposit explanations, gift letters, insurance binders, and condo questionnaires. Respond quickly — slow document delivery is the most common reason closings get delayed. Don't open new credit cards or finance furniture during this period, because it can re-trigger underwriting.

    You'll need

    • Updated pay stubs
    • Recent bank statements
    • Letters of explanation as requested

    Cost: $0

  3. Lock your interest rate

    LenderAfter contract acceptance, before closing

    Once you are under contract and the lender has firm underwriting, ask to lock your rate in writing. A lock protects you if rates rise, but if rates fall, you are stuck unless your lender offers a one-time float-down. Most rate locks run 30-60 days — match the lock window to your closing date.

    You'll need

    • Rate lock agreement

    Cost: $0 (built into your rate)

Phase 6 of 7 · typically Days 20-30 of contract

Pre-Closing

You bind insurance, do a final walkthrough, review the closing numbers, and wire your funds.

  1. Bind a homeowners insurance policy

    You1-2 weeks before closing

    Your lender requires proof of insurance before they will fund your loan. Shop 2-3 carriers, then bind a policy with an effective date that matches your closing date. Send the declarations page to your lender and escrow officer as soon as it is issued.

    You'll need

    • Homeowners insurance declarations page

    Cost: $800-2,000 per year typical

  2. Review the Closing Disclosure

    LenderAt least 3 business days before closing

    Federal law requires your lender to send the Closing Disclosure at least 3 business days before closing. It lists every fee, your final loan terms, your monthly payment, and the exact dollars you need to bring. Compare it line by line to your earlier Loan Estimate and flag any new or larger fees with your lender.

    You'll need

    • Closing Disclosure
    • Original Loan Estimate

    Cost: $0

  3. Do a final walkthrough

    Your agent24-48 hours before closing

    Within 24-48 hours before closing, walk the home one last time. Confirm the seller completed any agreed repairs, that the appliances which were supposed to stay are still there, and that nothing was damaged during move-out. Bring your phone for photos and a copy of the purchase agreement for reference.

    You'll need

    • Purchase agreement
    • Repair receipts (if any were agreed)

    Cost: $0

  4. Wire your down payment and closing costs to escrow

    You1-2 business days before closing

    Call the escrow company using a phone number you already trust — not the number written in an email — to confirm wiring instructions before sending any money. Wire fraud is the most common loss at this stage because scammers send fake instructions that look real. Send the wire 1-2 business days before closing to avoid delays.

    You'll need

    • Verified wiring instructions from escrow

    Cost: Varies — typically 3-5% of purchase price total

Phase 7 of 7 · typically 1-2 days

Closing

You sign final documents at escrow, funds are released, the deed records, and you get the keys.

  1. Sign closing documents at the escrow office

    Escrow / titleOn the closing day

    You will sit with the escrow officer and sign the loan note, deed of trust, settlement statement, and a stack of disclosures. Bring a government-issued photo ID. The escrow agent notarizes the documents, collects your funds, and prepares the deed for recording at the county.

    You'll need

    • Government-issued photo ID
    • Closing Disclosure for reference

    Cost: $0 (fees were wired earlier)

  2. Wait for the deed to record at the county recorder

    Escrow / titleSame day or 1 day after signing

    Escrow sends the signed deed to the county recorder's office. Recording is the step that legally transfers ownership to you. Same-day recording is common in Clark and Washoe counties, while rural counties may take a day longer. Escrow will notify you and your agent when recording is confirmed.

    Cost: Recording fees included in closing costs (~$30-100)

  3. Get your keys and final closing packet

    Escrow / titleAfter deed records

    Once recording confirms, escrow releases keys, garage remotes, and the final closing packet. Keep the recorded deed, title insurance policy, and settlement statement together in a safe place — you'll need them for taxes and for any future sale of the home. Welcome home.

    You'll need

    • Final closing packet
    • Owner's title insurance policy

    Cost: $0

Sources

  1. [1] NAR Settlement FAQs — Antitrust and Compensation
  2. [2] NAR Settlement FAQs
  3. [3] NAR Settlement FAQs
  4. [4] NRS 179D — Sex Offender Registry
  5. [5] NRS 113.130 — Seller Disclosure Form
  6. [6] NRS 645.252-253 — Duties Owed
  7. [7] NRS 645.252 — Duties Owed to All Parties
  8. [8] NRS 645.253 — Duties Owed to Client
  9. [9] NRS 645A — Escrow Agents
  10. [10] NRS 116.4109 — Resale Disclosure for Common-Interest Communities
  11. [11] EPA — Lead-Based Paint Disclosure in Real Estate
  12. [12] NAC 645.640 — Earnest Money Deposit Requirements
  13. [13] NRS 645A — Licensed Escrow Agents
  14. [14] NRS 113.130 — Real Property Disclosure
  15. [15] NAC 645.400-645.550 — Trust Account Requirements

Last updated May 15, 2026