1. “Is there a SID or LID balance on this property?”
- Why it matters: Many homes in master-planned communities (like Summerlin or Skye Canyon) have Special Improvement District (SID) or Limited Improvement District (LID) fees to pay for infrastructure. This is a separate lien from the mortgage. You need to know if it has been paid off or if you will inherit a monthly/semi-annual payment.
2. “Is the solar system owned or leased?”
- Why it matters: Solar is huge in Vegas. If it is leased, you have to qualify for the lease transfer, which can complicate closing. If it is owned, it adds significant value. Always ask to see the power bills to verify the actual savings.
3. “What is the zoning for the vacant land nearby?”
- Why it matters: In a rapidly growing city, that “quiet desert view” could turn into a 24-hour distribution center or a high-density apartment complex in 18 months. Ask your agent to pull the zoning map. If you are buying a resale home, the Seller’s Real Property Disclosure Form is where the Seller will disclose any new development in close proximity to the subject property that would potentially affect its value.
4. “Can you overlay the flight paths on this neighborhood?”
- Why it matters: Las Vegas is a 24-hour city with a busy international airport near the center of town. Some luxury areas are directly under flight paths. Don’t rely on an open house visit; check the FAA flight path maps.
5. “How old are the AC units, and what is the SEER rating?”
- Why it matters: In Las Vegas, the AC is life support. A unit typically lasts 10–15 years in the desert heat. Replacing a dual-unit system on a two-story home can cost $15,000–$25,000. If the units are original and the house is 12 years old, budget for replacement soon.
6. “Are there rental restrictions in this HOA?”
- Why it matters: Even if you plan to live there, strict rental caps (e.g., “no rentals allowed for the first year of ownership”) can affect your exit strategy if you ever need to turn the home into an investment property later.
7. “Which direction does the backyard face?”
- Why it matters: This affects your lifestyle. A North/South orientation is generally preferred to minimize direct sun into the house. A West-facing backyard means your patio will be blasted by intense sun during prime BBQ hours (5 PM – 8 PM) in the summer.
8. “Does the home have a soft water loop?”
- Why it matters: Las Vegas water is extremely hard. If the home doesn’t have a water softener, your appliances (dishwasher, water heater) will have a shorter lifespan. If it doesn’t have a pre-plumbed “loop,” installing one is an extra expense.
9. “What is included in the HOA fee?”
- Why it matters: Fees vary wildly. In some areas, $50/month just covers common landscaping. In others (like Lake Las Vegas or high-rises), higher fees might cover your water, trash, cable, gym access, and security, actually saving you money on other bills.
10. “How is the cell reception inside the house?”
- Why it matters: The mountains and density of stucco walls can create dead zones, even in popular areas like Summerlin West, in some high rise condos – or in condos such as The District at Green Valley Ranch – which is built with concrete and steel construction. Check your bars when you walk through the front door.
About the Author
June Stark | Las Vegas Resident Since 1972 | Realtor Since 1996
June Stark has called Las Vegas home since 1972 and has been a licensed Realtor since 1996. With decades of experience and a long-term view of the market, June brings perspective that cannot be replicated — guiding clients through multiple market cycles with confidence and calm professionalism.
Her clients value her deep knowledge of Las Vegas and Henderson communities, her straightforward advice, and her ability to anticipate the details that protect both lifestyle and resale value.