North Las Vegas is outside my licence — here is the useful part

Why you are reading this

One thing to check before you let me introduce anyone. If your move is being paid for by an employer, or you are using a benefit programme attached to your work or your service, read that programme’s terms first. Some of them require you to register with them before you speak to any agent and will not pay out if you have already committed to someone. That is not a rule I control and it is not a reason to avoid a referral — it is a reason to make one telephone call in the right order.

What I do once you call

What changes when you leave Florida

• Licensing in this industry is granted state by state, not federally. A Florida licence carries no authority in Nevada, and a Nevada licence carries none in Florida — which is why an introduction, rather than representation, is the only honest offer on this page.
• Nevada joins Florida in having no broad-based tax on wage income, so that particular line in the relocation spreadsheet does not move. Most of the other lines will.
• Nevada is a community property state. How a married couple may take title, and what happens to cost basis on the first death, follow different rules than in Florida. Raise it with your attorney before closing, not after.
• Closings in Nevada generally run through a title or escrow company rather than requiring an attorney as a matter of course — structurally closer to what you are used to in Florida than not.
• Neither the homestead exemption nor the Save Our Homes cap travels with you out of Florida. Nevada sets its own assessment rules, its own exemptions and its own limit on how fast a bill can rise — confirm the specifics with the local taxing authority rather than assuming a Florida analogue exists.

The limits, stated outright

I will not sit between you and your Nevada agent during a negotiation. Two voices on one side of a deal is how positions get muddled and how something ends up conceded twice. Once you are in a transaction they advise and you decide. If you want a second read from me on how something is worded, ask for it — but it will be a private conversation, not a message relayed to the other side of the table.

Questions I would put to them myself

• Do you work alone or as part of a team? If it is a team, ask who writes the offer, who attends the inspection, and who I will actually be speaking to at nine o’clock on a Tuesday morning.
• If I am buying before I have seen the property in person, what will you do on my behalf and what will you refuse to do? A clear answer to the second half of that question is worth more than the first.
• How is a shortfall on the appraisal usually handled in Nevada, and what do buyers here commonly write into the contract to deal with it before it happens?
• Can I sign remotely — electronically, or by post — or does something have to happen in person? If I am still in Florida on the day, what does that change?

The Florida side of a two-state move

Not everyone sells. If you are keeping the Florida property and letting it out, that is a different conversation with different consequences: the homestead position changes once it stops being your primary residence, and the insurance and association questions change alongside it. I am not your tax adviser and the county property appraiser is the authority on the exemption itself, but I can tell you what the Florida side of that decision looks like in practice before you commit to it.

Other cities in Nevada

• Boulder City
• Reno
• Fallon
• Elko
• Carson City
• Henderson
• Winnemucca
• Mesquite
• All of Nevada