Strata Real Estate & Leasing
Find the Right Home.
With the Right Guide.
Buyer Consultation & Representation Guide
Strata Real Estate & Leasing · www.stratareal.com
Section I
About Strata
Expert buyer representation built on local knowledge, patience, and your best interests — always.
Who We Are
Strata Real Estate & Leasing is a full-service boutique brokerage based in Southwest Las Vegas. As a buyer, you deserve representation fully focused on your interests — from your first search to the moment you receive your keys.
Why Buyers Choose Strata
—Direct Broker Access — You work directly with the Broker — not an assistant, not a rotating team member.
—Southwest Las Vegas Expertise — We know the neighborhoods, communities, HOAs, and builders.
—California Relocation Experience — We have guided many families through this exact transition.
—No Pressure, No Rush — We work at your pace. The right home at the right price is always the objective.
—Full-Service Platform — If your purchase becomes a rental someday, Strata's PM team is already here.
Our Commitment to You
Strata represents your interests — and yours alone. Every piece of advice, every offer strategy, every negotiation is designed with one goal: helping you find and purchase the right home on the best possible terms.
Section II
The Las Vegas Market
Current conditions and what they mean for you as a buyer in 2026.
What This Means for You as a Buyer
—Inventory is higher than it has been in years — you have more choices and more time to make the right decision
—Many sellers are willing to negotiate on price, closing costs, and terms in a way they were not in 2021–2022
—Well-priced homes in desirable SW Las Vegas communities still attract multiple buyers — when you find the right one, move with confidence
—Builders are offering rate buydowns and incentives on new construction — we will help you evaluate these
The Buyer's Advantage Right Now
This is the most buyer-friendly market Las Vegas has seen since 2019. You have leverage — and Strata knows how to use it on your behalf.
Section III
Your Buyer Profile
Tell us about your search so we can tailor our guidance to your specific goals.
Full Name(s)
Phone
Email
Pre-Approval Status
Pre-Approved Amount
Target Price Range
Preferred Neighborhoods
Bedrooms / Bathrooms
Must-Have Features
Timeline
Current Situation & Notes
Section IV
Financing Your Purchase
Your pre-approval letter is your entry ticket. Here is what you need to know.
Financing Options
Conventional
3–20% down, 620+ credit. Best rates with 20% down — eliminates PMI.
FHA Loan
3.5% down with 580+ credit. Great for first-time buyers. Requires MIP.
VA Loan
0% down for eligible veterans and active military. No PMI.
New Construction
Builder incentives — rate buydowns, closing cost credits, upgrades.
Jumbo Loan
For purchases above conforming limits (~$766K). Requires stronger credit.
Cash Purchase
Strongest offer position. No financing contingency, faster closing.
Your Estimated Costs
—Down Payment — Typically 3.5–20% of purchase price depending on loan type
—Closing Costs — Approximately 2–3% of purchase price
—Home Inspection — $350–$600 typically
—Earnest Money Deposit — Typically 1–2% of purchase price, applied to down payment at closing
—Appraisal Fee — $500–$700 typically, ordered by your lender after offer acceptance
Section V
The Buying Process
From consultation to keys — every step, clearly explained.
1
Buyer Consultation
Review goals, confirm budget and timeline, complete Nevada agency disclosure forms. Today's meeting.
2
Pre-Approval
Connect with a preferred lender for a pre-approval letter. You cannot make a credible offer without one.
3
Home Search
Automated MLS search — new listings arrive in your inbox the moment they hit the market.
4
Offer Strategy
When you find the right home, we analyze comps and develop an offer strategy to win without overpaying.
5
Negotiation & Acceptance
We negotiate price, closing costs, repairs, and all terms on your behalf.
6
Inspection Period
We help select a qualified inspector, attend the inspection, and advise on repair requests.
7
Appraisal
Your lender confirms the home's value supports the loan amount. We advise on options if there is a gap.
8
Clear to Close
Lender issues clear to close, we confirm all final figures match expectations before closing day.
9
Closing Day
You sign documents, funds are disbursed, the deed is recorded. We hand you the keys.
Day 1
Offer Accepted
Days 5–10
Inspection
Days 10–15
Appraisal
Days 20–25
Loan Approval
Day 30
Closing
Section VI
Offer Strategy
How Strata writes winning offers — without exposing you to unnecessary risk.
| Offer Element | What It Means for You |
|---|---|
| Purchase Price | Based on comparable sales and seller motivation — not list price alone. We advise on the right number. |
| Earnest Money Deposit | A stronger EMD signals serious intent and differentiates your offer in competitive situations. |
| Inspection Contingency | Protects your right to inspect and request repairs or withdraw. Strata advises based on property and competition. |
| Appraisal Contingency | Protects you if the home appraises below purchase price. We advise on whether to include, limit, or waive. |
| Financing Contingency | Protects your earnest money if your loan falls through. Critical for financed buyers. |
| Closing Date | Aligning with the seller's preference can make your offer more attractive — even at the same price. |
| Seller Concessions | Requesting closing cost credits reduces your out-of-pocket expense. We advise on timing and amount. |
Section VII
What to Expect from Strata
The Strata commitment to every buyer.
Availability: Direct access to the Broker — call, text, or email. We respond promptly.
Honesty: If a home is overpriced, we tell you. If a neighborhood has issues you should know about, we tell you.
Patience: We work at your pace. No pressure, no urgency that is not real, no commission-driven rush.
Advocacy: In every negotiation, we represent your interests — and yours alone.
Documentation: Every showing, offer, and communication is documented. You always know where things stand.
Section VIII
Next Steps
Ready to find your home? Here is how we get started.
1
Complete Your Buyer Profile
Fill out Section III so we can set up your customized MLS search today.
2
Confirm Pre-Approval
If you do not have a pre-approval letter, we will connect you with a preferred lender today.
3
Sign the Buyer Representation Agreement
We complete the Nevada Buyer Brokerage Agreement and all required agency disclosure forms.
4
Start Searching
Your MLS search goes live. New listings arrive the moment they hit the market.
Contact Strata
Joanne Olimpo, Broker · (702) 722-8833 · info@stratareal.com · www.stratareal.com · NVRE Lic: B.1002625