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Home buying guides for Las Vegas

Buyer's guides

The longer answers: how the deals work, written once and kept current rather than blogged and buried. Each one carries live figures where the site has them, and links down into the tools, the glossary and the listings rather than ending at a byline.

HOAs in Las Vegas: dues, the resale package, and the super-priority lien

What a Las Vegas homeowners association is, what the dues buy, how to read the resale package before you close, the fees at transfer, and the Nevada rule that lets an association's lien outrank the mortgage.

Read it if: Anyone buying in the valley, where most homes are in one.

  • What dues buy, by community type
  • The resale package, document by document, and the review period
  • Transfer, capital and demand fees at closing
  • The super-priority lien: nine months of dues that outrank the mortgage
  • Dues in the monthly payment, worked

Updated September 2, 2026

The Nevada Seller's Real Property Disclosure, line by line

What Nevada's required seller disclosure form covers, what 'as-is' does and does not change, the items buyers miss, what to do when the form and the county record disagree, and the remedies when a seller did not disclose.

Read it if: Anyone about to sign one, or about to rely on one.

  • What the form covers, section by section
  • As-is against the disclosure duty
  • The items buyers miss: roof age, pool, unpermitted work, HOA litigation
  • When the form and the county record disagree
  • Remedies when a seller did not disclose

Updated September 2, 2026

Las Vegas property tax, explained

How a Clark County property tax bill is built: taxable value, the 35% assessment ratio, the district rate per $100, the 3% and 8% caps and why a buyer's first bill resets, the four due dates, and the exemptions worth claiming.

Read it if: Anyone whose first bill was higher than the seller's.

  • The bill as four tiles: taxable, assessed, rate, abatement
  • Why the 3% cap resets on sale, and how to claim it
  • The four due dates and the fiscal year
  • Exemptions: veteran, surviving spouse, blind, disabled
  • How to appeal an assessment

Updated September 2, 2026

Buying a pre-foreclosure home in Nevada

How to buy from an owner between the notice of default and the auction: finding them, the equity math, the short-sale path when there is none, the clock you are racing, and the rules that protect the owner from you.

Read it if: Buyers who want the discount without the courthouse steps.

  • Where owners in default are found, and what Kouzr shows
  • The equity math, with a worked example
  • The short-sale path when the loan exceeds the value
  • The clock: what each recorded document leaves you
  • Nevada's rules on approaching an owner in default

Updated September 2, 2026

How to buy a house in Las Vegas, step by step

The whole path from pre-approval to keys in Clark County: the budget, the areas, the offer and earnest money, the Nevada escrow timeline, inspection and appraisal, who pays which closing costs, and the two forms to file after.

Read it if: A first purchase in Clark County, or a first one in Nevada.

  • Live Las Vegas figures: median ask, days listed, cut share
  • The eleven steps as a timeline, pre-approval to keys
  • Who pays which closing costs in Nevada, as a table
  • The escrow calendar with its deadlines
  • Homestead and the tax-cap form to file after closing

Updated September 2, 2026

Buying a fixer-upper in Las Vegas

How to find homes that need work, price the discount against the repairs with the 70% rule, and what Las Vegas houses of each era hide. With live counts and 2026 repair-cost ranges.

Read it if: Anyone pricing a home that admits it needs work.

  • Live count of fixer-uppers listed in Las Vegas
  • The listing phrases that mean work, and what each signals
  • The 70% rule, drawn as a worked example
  • The valley's housing stock by era and what fails
  • 2026 repair-cost ranges for the jobs that decide the deal

Updated September 2, 2026

The Nevada foreclosure process, step by step

The Nevada foreclosure timeline with the statute beside each step, the three pauses that stop it, HOA super-priority liens, and where buyers legitimately fit, from pre-foreclosure to the trustee sale.

Read it if: Owners facing one, and buyers who want to know where they honestly fit.

  • The statutory timeline, NRS cite beside each step
  • The three pauses that stop it
  • Notices of default against trustee deeds, from the county's own counts
  • Pre-foreclosure, trustee sale and REO compared
  • HOA super-priority liens, the Nevada twist

Updated September 2, 2026

How to read a county property record

The Clark County Assessor's record field by field: the APN, land use, the two values that aren't the price, the tax math, the deed types on the sale history, and what to ask when the listing disagrees.

Read it if: Anyone about to trust a listing's square footage.

  • The Clark County Assessor's record, field by field
  • Taxable and assessed value, and the tax math worked
  • Deed types on a sale line and what each price means
  • When the listing and the county disagree, and what to ask
  • Where to look it up, free

Updated September 2, 2026

How the guides are written

Each guide is evergreen and updated in place, with the date at the top bumped on real revisions. Where a figure can be live, it is: the counts and medians come from Kouzr's own daily snapshots and the county's records, the same numbers the market reports and foreclosure pages carry. Statute is cited by section, cost ranges are labelled as ranges, and nothing here is legal or financial advice. The vocabulary is in the glossary; the arithmetic is in the calculators.