Misty Sumner
Lic. S.0192497 · Roland Team / LPT Realty
Las Vegas, NV · (702) 376-6297
HOME BUYER'S UNFAIR ADVANTAGE KIT
The Complete
Buyer's Guide
Buyer's Guide
Everything you need to buy your dream home with confidence — from pre-approval to keys in hand.
Understand every step before it happens
Avoid the 5 most costly first-time buyer mistakes
Know what to look for — and what to walk away from
Move from search to closing faster, with less stress
Contents
01
Love It or Leave It
02
The Buying Process
03
Getting Pre-Approved
04
Working With Misty
05
Making an Offer
06
Inspection Time
07
Appraisal & Title
08
Moving & Closing
09
Utility Providers
10
Common Mistakes
11
Ethics & Commitment
12
Let's Get Started
The Roland Team Exclusive Program
Love It or Leave It
Buy with Confidence.
We Remove the Risk.
Most buyers are nervous about making the wrong decision — and that's completely normal. Real estate is one of the biggest financial decisions you'll ever make. That's why we created the Love It or Leave It guarantee: buy a home with our team, and within the first year, if it's not the right fit, we will list and sell your home for FREE.
Step 01
Buy Your Home
Work with our team. Your guarantee activates automatically at closing.
Step 02
Love It (or Not)
If within 12 months it's not the right fit — any reason — just reach out.
Step 03
We List for Free
Full team. Full marketing. Zero listing commission. Photography to closing.
Step 04
Move Forward
Walk away without regret and without losing a dime on commissions.
Program Requirements
- You must list the property with Misty Sumner / The Roland Team
- Owner-occupied properties only — investment homes do not qualify
- The home must be priced in accordance with current market value
- The property must be maintained in good condition throughout
The biggest mistake buyers make is waiting for the "perfect" home because they fear making the wrong decision. That fear keeps people stuck for months or years. When you have a safety net, you move forward — and buyers who move forward almost always love the home they chose.
Step by Step
The Home Buying Process
Buying a home is a journey — and knowing each milestone makes the whole experience far less stressful. Here is exactly what to expect.
1
Pre-Approval
- Speak with a trusted lender and gather your documents
- Address any credit issues that may affect your rate
- Determine the right loan type and mortgage for your situation
- Receive your official pre-approval letter to shop with confidence
2
Home Shopping
- Discuss your must-haves and deal-breakers with Misty
- Tour listings in your price range and preferred areas
- Take notes, photos, and videos at each home
- Refine your criteria as you discover what matters most
3
Offer & Negotiation
- Research comparable sales with your agent to find fair value
- Submit a strong, strategically structured offer
- Negotiate terms, timelines, and contingencies
- Sign the purchase agreement when terms are accepted
4
Due Diligence
- Schedule a licensed home inspector immediately after acceptance
- Order the appraisal and survey
- Negotiate repairs or credits based on inspection findings
- Begin title exam and finalize your loan
5
Pre-Closing & Title
- Confirm all agreed-upon repairs are complete
- Conduct your final walk-through of the property
- Wire closing funds to the title company
- Review your closing disclosure carefully
6
Closing Day 🎉
- Review and sign the closing statement
- Sign all closing documents with the title company
- Receive your keys — the home is yours!
- You are a homeowner!
Typical Las Vegas Timeline
| Phase | Typical Duration |
|---|---|
| Pre-Approval | 1–5 business days |
| Home Search | 2–8 weeks |
| Offer to Acceptance | 1–5 days |
| Inspection & Due Diligence | 7–14 days |
| Loan Processing & Appraisal | 2–3 weeks |
| Title & Closing Prep | 1–2 weeks |
| Total: Offer to Close | 30–45 days (typical) |
Step 1 Deep Dive
Getting Pre-Approved
Being pre-approved — unlike being pre-qualified — means a lender has actually reviewed your documented financial information and approved you for a specific loan amount. This is your first and most important step.
Know Your Budget
Know exactly how much house you can afford and stop wasting time on homes outside your range.
Negotiating Power
Sellers know you're serious. You gain a clear competitive advantage over unqualified buyers.
Close Faster
Key financial checks are already done, shortening your closing timeline.
Beat Competition
In fast-moving markets, pre-approved buyers win. Others lose deals waiting to qualify.
Documents You'll Typically Need
| Document | Why It's Needed |
|---|---|
| 2 years of W-2s or tax returns | Verifies income history |
| Recent pay stubs (30 days) | Confirms current employment |
| 2 months of bank statements | Shows funds for down payment |
| Government-issued photo ID | Identity verification |
| Social Security number | Enables credit pull |
| Current debt obligations | Calculates debt-to-income ratio |
What NOT to Do Before Closing
✕
Make a Big Purchase
Avoid buying a car, furniture, or appliances until after closing. Large purchases change your debt-to-income ratio and can jeopardize your loan approval.
✕
Open New Credit
Do not open any new credit cards or take out any loan. New accounts lower your credit score and can trigger a full re-review of your file.
✕
Miss Any Payments
Pay every bill on time throughout the entire process. Even one missed payment can drop your score enough to affect your rate or kill your approval.
✕
Move Large Sums of Money
Avoid transferring large sums between accounts or making undocumented deposits. Both send red flags to your underwriter and delay closing.
✕
Change Jobs
Lenders verify employment right before closing. Avoid changing jobs, going self-employed, or altering your income structure during the loan process.
Your Dedicated Advocate
Working With Misty
Buying a home is one of the most significant purchases of your lifetime. A seller already has someone in their corner — the listing agent, whose sole goal is to get the top dollar for their home. You deserve the same.
Getting You in the Door
We narrow down homes that fit your unique wants and needs and get you in the door fast. We review dozens of listings weekly and can identify potential problems before you fall in love with a home.
Staying on Top of Paperwork
Buying a home involves many types of documentation. We have the experience to navigate real estate contracts and ensure nothing is overlooked — and that you truly understand what every document means before you sign.
On Your Side at Every Step
With a pulse on the Las Vegas market and a sound understanding of how amenities and location affect value, we will make sure you submit a competitive offer on the right home — and never pay more than you should.
Neighborhood Expert
We work daily with inspectors, contractors, and sellers across every Las Vegas neighborhood. Understanding the local market is essential when making an offer — and we bring that knowledge directly to your decision.
Problem Solver
We protect all of your interests and take on any issues that arise throughout the entire process. Our goal is to make buying a home an exciting, stress-free experience from your first tour to the day you get your keys.
Touring Checklist
Use this checklist on every home you tour:
| What to Check |
|---|
| Test the plumbing — run faucets, flush toilets, check water pressure |
| Test the electrical — flip every switch, check outlets per room |
| Open & close all windows and doors — do they work properly? |
| Check the HVAC — turn on heating & cooling, listen for sounds |
| Check under every sink for staining, soft wood, or moisture |
| Look at ceilings for water stains or discoloration |
| Are the surrounding homes well maintained? |
| How much traffic is on the street at different times of day? |
| Is it located near schools, shopping, restaurants & parks? |
| Cell signal strength throughout the home? |
Step 3
Making an Offer
When we find a home you love, we will quickly and strategically place an offer. Several factors can make your offer more compelling than competing offers:
Put In a Competitive Offer
We decide on a price based on current market conditions, comparable properties recently sold nearby, the property's condition, and the level of buyer demand in that specific area.
Pay in Cash vs. Loan
Paying cash offers a faster closing timeline and fewer complications — making it far more appealing to sellers. If using financing, strong pre-approval is your next-best advantage.
Put Down a Larger Deposit
An offer with a larger earnest money deposit signals genuine commitment to the seller. It presents a more serious and competitive position than minimal deposits.
Offer a Shorter Closing Timeline
A shorter timeframe is generally more attractive to sellers who want certainty. A typical closing timeframe in Las Vegas is 30–45 days.
Write a Personal Letter
In competitive situations, a brief, sincere letter from you to the seller can create an emotional connection — and sometimes that's the deciding factor.
Step 4
Inspection Time
During the inspection period, we will schedule a thorough investigation with a reputable licensed home inspector. This is one of the most important protections available to you as a buyer.
| Phase | What Gets Examined |
|---|---|
| Exterior | Roof, gutters, exterior walls, windows, doors, and foundation |
| Interior | Walls, ceilings, floors, doors, windows, major appliances, electrical, plumbing, heating, and cooling |
| Attic & Basement | Insulation, ventilation, structural components, signs of pests or water intrusion |
| Report & Negotiation | Inspector provides a detailed written report. You can accept as-is, request seller repairs, or negotiate a credit at closing. |
Pro Tip
Always attend the inspection in person. Your inspector will walk you through every finding in real time — this is your single best opportunity to understand the true condition of the home before you commit.
Step 5
Appraisal, Title & Insurance
Appraisal Ordered
Your lender arranges for a third-party appraiser to provide an independent estimate of the home's value. The appraisal confirms the price is fair and the loan amount is justified.
Property Title Search
A title search examines public records to confirm legal ownership and check for outstanding liens. It ensures clear ownership and addresses any issues before the sale — performed by a title company or real estate attorney.
| What Clear Title Verifies | Common Issues (Usually Resolved Quickly) |
|---|---|
| Legal ownership of the property | Outstanding mortgage balances |
| Accuracy of the property description | HOA liens or unpaid assessments |
| Seller has the legal right to sell | Tax liens |
| No unresolved claims remain on title | Errors in public records or prior deeds |
Homeowners Insurance
Required by your lender before closing. Protects against fire, storms, flooding, and liability. Get quotes from at least 2–3 providers. Even cash buyers should carry it.
Home Warranty
Covers the cost of repairing or replacing major systems and appliances from normal wear and tear. Think: A/C stops cooling, dishwasher breaks, water heater quits. Typically $400–$700/year.
Typically Covered by Home Warranty
| Covered (Varies by Plan) | Optional Add-Ons |
|---|---|
| Heating & Air Conditioning Systems | Pool & Spa Equipment |
| Plumbing & Electrical Systems | Septic System |
| Water Heaters | Well Pump |
| Kitchen Appliances | Roof Leak Repair |
| Garage Door Openers | Second Refrigerator |
Nevada Homestead Declaration
Filing a Declaration of Homestead protects your primary residence from being forcibly sold by most unsecured creditors. It protects up to $605,000 in home equity and takes less than 30 minutes to file. Ask Misty for the form link.
Planning Ahead
Moving & Closing Timeline
| When | What to Do |
|---|---|
| 6–8 Weeks Before | Finalize mortgage · Schedule inspection · Declutter · Donate unneeded items · Copy important documents · Get 3+ moving estimates |
| 4–6 Weeks Before | Give 30 days' notice to landlord · Book movers · Purchase packing materials · Begin packing non-essentials |
| 2–4 Weeks Before | Arrange appraisal · Complete title search · Secure home warranty · Get homeowner's insurance quotes |
| 1–2 Weeks Before | Contact all utilities · Update your address (USPS, bank, DMV) · Schedule closing appointment |
| Moving Week | Obtain certified checks for closing · Final walk-through · Finish packing · Pack essentials bag · Confirm mover arrival time |
Who Typically Pays What at Closing
| Cost Item | Cash | FHA | VA | Conv |
|---|---|---|---|---|
| Down Payment | B | B | B | B |
| Property Inspection | B | B | B | B |
| Appraisal Fee | B | B | B | B |
| Loan Origination Fee | S | S | B | S |
| Lender's Title Policy | S | S | S | S |
| Escrow Fee | Split | Split | S | Split |
| Homeowners Insurance | B | B | B | B |
| Home Warranty | B | B | B | B |
B = Buyer · S = Seller · Many items are negotiable. Always confirm with your agent.
Getting Set Up
Las Vegas Utility Providers
Reach out to each provider in advance to schedule service so everything is ready the day you move in. Most can be set up 1–2 weeks before your move date.
Electricity
NV Energy
702-402-5555
Gas
SouthWest Gas
877-860-6020
Water — Las Vegas
Las Vegas Valley Water District
702-870-4194
Water — N. Las Vegas
North Las Vegas Water
702-633-1484
Water — Henderson
City of Henderson
702-267-5900
Garbage
Republic Services
702-735-5151
Internet / Cable
Cox Communications
cox.com
Internet / Cable
Spectrum
spectrum.com
Avoid These Pitfalls
Common New Homeowner Mistakes
1
Ignoring Home Maintenance
Budget 1–2% of your home's value annually for upkeep: cleaning gutters, servicing HVAC, power washing, and general repairs. Small issues become expensive if ignored.
2
Making Major Renovations Too Soon
Live in the space before committing to large-scale renovations. What you think you want on day one often changes after a few months of actually living there.
3
Not Budgeting for Additional Expenses
Beyond the mortgage: property taxes, HOA fees, utilities, insurance, landscaping, and repair materials add up fast. Plan for it so there are no surprises.
4
Not Changing the Locks
You never know how many key copies exist. Re-key or replace every exterior lock immediately after closing — it's inexpensive and provides instant peace of mind.
5
Skipping the Homestead Declaration
Most Nevada homeowners never file this. It protects up to $605,000 in equity from unsecured creditors and takes less than 30 minutes. Ask Misty for the form.
My Commitment to You
Ethics You Can Expect From Your REALTOR®
As a proud member of the National Association of REALTORS® (NAR), we abide by a strict Code of Ethics ensuring you are treated with honesty, fairness, and professionalism at every step.
Honesty & Integrity
Your interests are represented truthfully and transparently at all times — no hidden agendas.
Loyalty & Confidentiality
Your personal information and motivations are always kept private and protected.
Fairness & Respect
All parties in the transaction are treated honestly, without discrimination or bias.
Fiduciary Duty
Your needs and best interests always come first — above all else, always.
Clear Communication
You receive timely, accurate information and are kept fully updated throughout the process.
Professional Competence
We use our knowledge, skills, and resources to guide you effectively and ethically.
Accountability
We hold ourselves to the highest standards of professional conduct in the industry.
Choosing a REALTOR® means choosing someone committed not just to results, but to the highest level of ethical responsibility in the industry.
Ready to Find Your Dream Home?
We are here every step of the way — from your very first question to the moment you hold the keys. Let's get started.
📞 Call or Text (702) 376-6297
🏠 Love It or Leave It — Guaranteed.
Buy with confidence. If the home isn't right within 12 months, we will list and sell it for FREE. No listing commission. No fine print. Just confidence.
Buy with confidence. If the home isn't right within 12 months, we will list and sell it for FREE. No listing commission. No fine print. Just confidence.