What Happens After Your Offer Is Accepted in Las Vegas The Escrow Process Explained

Nevada is an escrow state. 30 to 45 days financed. 14 to 21 days cash. Missing a contingency deadline can cost you your deposit. Here is every step explained clearly.

The moment a Las Vegas seller countersigns your purchase agreement, the clock starts on a process that most buyers have never experienced before and that works differently here than in many other states. Nevada is an escrow state, meaning a neutral third party almost always a title company rather than an attorney holds all funds and legal documents until every condition of the contract has been satisfied. That title company does not work for the buyer or the seller. It coordinates the transaction impartially and ensures that ownership cannot transfer until every contracted obligation is met.

Days 1 Through 5: Opening Escrow and Depositing Earnest Money
Within one to two business days of acceptance your agent will open escrow with the agreed title company and you will wire your earnest money deposit typically 1 to 2 percent of the purchase price directly into the escrow account. This deposit is held in trust and applied toward your closing costs or down payment at the end. It is not an additional cost on top of the purchase price. Nevada does not legally require a home inspection but every experienced Las Vegas agent will schedule one immediately after opening escrow because good inspectors book out 3 to 5 days and your inspection contingency window is typically only 10 days. A standard general inspection covering roof, HVAC, electrical, plumbing, and structure runs $350 to $500. Pool inspections add $150 to $250. Sewer scope inspections add $150 to $200 and are strongly recommended on any home built before 2000. The Nevada Seller's Real Property Disclosure Form must be delivered to you at least 10 days before close of escrow per NRS 113.130, and you retain the right to rescind within a specific window after receiving it if you object to disclosed conditions. Review it carefully and flag anything that does not match what you observed during your showing.

Days 5 Through 20: Inspection, Appraisal, and Loan Processing
After your inspection your agent will prepare a Buyer's Inspection Notice and Seller's Response, which is Nevada's formal mechanism for requesting repairs or credits based on inspection findings. The seller has a contractually specified period to respond typically 5 business days and the outcome either results in a written repair agreement, a credit at closing, or occasionally a contract cancellation if the parties cannot reach agreement. Simultaneously your lender will order the appraisal, which in 2026 typically takes 7 to 14 days from order to completed report. If the appraisal comes in below purchase price you have three options: renegotiate the price downward, pay the difference in cash above the appraised value, or cancel under the appraisal contingency and recover your earnest money. Your lender's underwriter will be working through final loan approval during this same window, which is why your agent will tell you repeatedly not to open new credit accounts, change jobs, or make large purchases between contract and closing.

Days 20 Through 45: Contingency Removal, Final Walkthrough, and Closing
Once inspections are resolved, the appraisal clears, and your loan receives final approval, contingencies are formally removed in writing. Missing a contingency removal deadline in Nevada can affect your ability to cancel and recover your earnest money, so watch your contract dates closely and ask your agent to calendar every deadline with a 24-hour reminder. Three to five days before closing your lender will issue the Closing Disclosure — the final itemized statement of every fee, credit, and prepaid item in your transaction. Review it against your original Loan Estimate and flag any unexplained differences. Within 24 hours of closing you will complete a final walkthrough of the property to confirm it is in the agreed condition and that any negotiated repairs have been completed. On closing day you will wire your down payment and remaining closing costs to escrow, sign the deed and loan documents, and the title company will submit the deed to the Clark County Recorder. Recording typically happens the same day or the morning after. The moment it records you are officially the new owner and your agent will hand you the keys.

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📞 Kyle Simmons, S.0172790 949.933.5833
📞 Vicky Kalashian, S.0197275  949.394.2326

LPT Realty  Las Vegas, Nevada
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