Buying a home in Reno from another state is common, especially for military families on PCS orders and people relocating for work. It’s very doable: pre-approval, tours, inspections, signing and closing can all happen without you standing in the house. What it takes is a clear plan, a local team you trust, and a few extra steps to protect yourself from the things you can’t see in person.
Start with a solid pre-approval
A remote buyer needs to look as strong as a local one. Get a full pre-approval, not a quick pre-qualification, from a lender who has reviewed your income, assets and credit. For military buyers, ask how your BAH and other allowances will be counted; lenders generally include them, and some non-taxable income may be “grossed up.” If you’re using a VA loan, your lender can usually pull your Certificate of Eligibility for you.
Also ask the lender how they handle out-of-state buyers: whether they allow e-signing, how they’ll verify employment if you’re in the middle of a job change or PCS, and what they need if you’re selling a home elsewhere. Financing details should always be confirmed with a licensed lender.
Video tours and what to ask
A live video tour, where your agent walks the home while you direct the camera, is far more useful than a recorded walkthrough. Ask to see things listing photos leave out:
- Every ceiling and corner, looking for stains or cracks.
- Under the sinks, the water heater and the furnace, including labels showing their age.
- The electrical panel and the roof from the street or backyard.
- The view from each window, and what’s directly behind the backyard fence.
- Water pressure: have the agent run the shower and a faucet together.
- Noise: pause for 30 seconds of silence in the bedrooms and backyard.
- The street, the neighbors’ yards, and a drive to the nearest school and grocery store.
- Any smells: ask directly about pets, smoke or mustiness, since the camera can’t tell you.
Ask your agent to drive your commute at the hour you’ll actually be making it. For help picking areas before you tour, the Reno relocation guide covers neighborhoods, weather and commutes.
Inspections you can’t attend
A professional home inspection matters even more when you can’t see the home yourself. You don’t need to be present; the inspector will send a written report with photos, and many will do a phone or video call to walk through the findings. Useful additions in Northern Nevada can include a sewer scope on older homes, a roof evaluation, and radon testing.
If you’re using a VA loan, remember the VA appraisal is not a home inspection. It checks value and minimum property requirements, not the condition details you’d want to know about. A wood-destroying insect inspection is also required for VA purchases in Washoe County and several other Northern Nevada counties.
E-signing, mobile notaries and power of attorney
Offers, disclosures and most contract paperwork are signed electronically. Closing documents are different: some pages, like the deed of trust, usually must be notarized. Remote buyers commonly handle this in one of these ways:
- Mobile notary: the title company coordinates a notary to meet you where you are with the closing package.
- Remote online notarization: may be available depending on the title company, lender and loan type.
- Power of attorney: useful if you’ll be unavailable, such as during training or a deployment. Lenders and title companies often have specific requirements for a POA, and some need to approve it well before closing. Confirm with the title company and lender early rather than assuming a general POA will be accepted.
Occupancy rules for VA buyers
A VA loan is for a primary residence. Generally, you’re expected to move in within about 60 days of closing. For active-duty buyers, a spouse can often satisfy the occupancy requirement, and there are exceptions for situations like deployment. If your report date is further out, or you’re unsure your timeline fits, raise it with your lender before you write an offer. The step-by-step VA home buying timeline for Reno shows how the pieces fit together.
Moving logistics and timing
| Item | What to plan |
|---|---|
| Closing date | Align with your report date or move date; build in a few days of buffer. |
| Household goods | Delivery windows can shift. Ask about storage if the home isn’t ready. |
| Final walkthrough | Your agent can do it on video if you haven’t arrived yet. |
| Keys and access | Arrange lockbox or pickup with your agent for your arrival day. |
| Utilities | Schedule power, gas, water, trash and internet to start on closing day. |
| Vehicle registration | New Nevada residents generally register within 30 days; active duty may keep home-of-record registration. |
Selling a home in another state at the same time? Coordinate both closings so your sale proceeds are available when you need them. Through Dickson Realty’s membership in Leading Real Estate Companies of the World, Alex can refer you to a vetted agent in the area you’re leaving.
Risks and how to reduce them
- The neighborhood feels different in person. Reduce it with street-level video, commute drives and honest questions about noise, traffic and nearby development.
- Hidden condition problems. Use a thorough inspector, review the full report, and ask for video of anything flagged.
- Wire fraud. Scammers target remote buyers. Never follow wiring instructions from an email alone; call the title company at a phone number you verify independently.
- Timeline slips. Keep contingency dates realistic and communicate your report date up front.
- Buyer’s remorse on layout. Ask for measurements and a floor plan, or measure key rooms on video, so your furniture actually fits.
Planning a PCS to Northern Nevada? See the best areas around Reno for military families to build your short list before you start touring.
The bottom line
Buying in Reno before you move is realistic with strong pre-approval, live video tours, a thorough inspection, and a closing plan that’s been confirmed with your lender and title company. Alex’s guide to military relocation and remote buying in Northern Nevada covers the process from both sides of a move.