VA Home Loan Process · Reno, NV
VA home buying in Reno, step by step
Here’s what actually happens when you buy a home in Reno with a VA loan: each step, how long it usually takes, what it costs and what to have ready. No theory, just the sequence.
Buying with a VA loan in Reno follows the same basic path as any purchase, with a few VA-specific checkpoints: the Certificate of Eligibility, the VA appraisal, and the termite inspection required in Washoe County. For the bigger picture on how the benefit works, see my VA Realtor guide for Reno. This page is the timeline. Veterans returning to the benefit years after service may also want what veterans should know before buying in Nevada and my page on working with veterans in Reno.
The VA home buying timeline in Reno
Time ranges are typical, not promises. Your lender and the market set the real pace.
Strategy call (day 1)
We talk through your budget, timing, preferred areas and must-haves, and whether you’re buying locally or from out of state.
COE and pre-approval (a few days to 2 weeks)
Your lender usually pulls your Certificate of Eligibility electronically, reviews income and credit, and issues a pre-approval.
Home search (a few weeks to a few months)
We tour in person or by live video. I flag likely Minimum Property Requirement issues and check VA approval on any condo.
Offer and negotiation (1 to 3 days)
We set price, earnest money, closing date and any seller credits, and I talk with the listing agent so the VA side is understood.
Under contract, earnest money due (first few days)
Earnest money goes to the title company per the contract. Your lender orders the VA appraisal.
Home inspection and termite inspection (first 1 to 2 weeks)
You get a general inspection (recommended) and the wood-destroying insect inspection required for VA loans in Washoe, Lyon and Churchill counties.
Repair negotiation (within your inspection period)
We request repairs or credits based on what the inspections found.
VA appraisal (often 1 to 3 weeks after ordering)
The VA-assigned appraiser confirms value and Minimum Property Requirements. Any required repairs get scheduled and re-checked.
Underwriting and clear to close (runs through escrow)
The lender verifies documents and conditions. You review your Closing Disclosure at least three business days before closing.
Closing and keys (around 30 to 45 days after acceptance)
You sign, the loan funds, the deed records with the county, and you get your keys.
Quick Eligibility Check
Are you eligible for a VA home loan?
Answer a few questions to see where you likely stand. Generally, active duty members, veterans who meet minimum service requirements, Guard and Reserve members with 6 years or 90 days of Title 10 service, and some surviving spouses qualify.
This is a planning aid, not a VA determination. Your lender confirms eligibility with your Certificate of Eligibility (COE).
Cash to close on a VA purchase
“Zero down” doesn’t always mean zero cash. Here’s what typically comes up, and who can pay it. Amounts vary by home and lender; your lender provides a Loan Estimate with your actual figures.
| Item | When it’s paid | Notes |
|---|---|---|
| Earnest money | Right after acceptance | Negotiable; commonly around 1% in the Reno area. Credited toward your costs at closing. |
| Home inspection | During the inspection period | Typically paid by the buyer up front; cost varies with home size. |
| Appraisal fee | Early in escrow | Set by the VA fee schedule; often paid up front to the lender, sometimes at closing. |
| Termite (WDI) inspection | Early in escrow | Required in Washoe, Lyon and Churchill counties. Buyer or seller can pay; negotiable. |
| VA funding fee | At closing | Usually financed into the loan. Many disabled veterans are exempt. |
| Prepaids and escrow reserves | At closing | Homeowners insurance, property taxes and prepaid interest. Varies with closing date. |
| Lender and title costs | At closing | Can be covered by seller-paid closing costs. |
What the seller can cover: your normal closing costs, plus up to 4% of the home’s VA appraised value in concessions for items like the funding fee and prepaid taxes and insurance. It’s negotiated, not automatic.
Documents checklist
Having these ready before you apply is the easiest way to keep things moving:
- Photo ID and Social Security number
- DD-214 for veterans, or a statement of service for current members (your lender can often pull your COE without it)
- Recent pay stubs or LES, and W-2s for the last two years
- Tax returns if you’re self-employed or have other income
- VA award letter if you receive disability compensation
- Recent bank statements, with large deposits explained
- Info on current debts, rent or mortgage, and any child support or alimony
Who does what during a VA purchase
Knowing who handles each piece saves a lot of phone tag. Here’s the typical split on a Reno VA purchase:
- You: provide documents quickly, schedule the home inspection, review disclosures, and keep your credit and job steady.
- Your lender: pulls your COE, orders the VA appraisal, handles underwriting and issues your Loan Estimate and Closing Disclosure.
- Your Realtor (me): writes and negotiates the offer, tracks contract deadlines, coordinates inspections and repair requests, and keeps the listing side informed.
- The title company: holds your earnest money, prepares the closing documents and records the deed.
- The VA appraiser: is assigned through the VA’s system and reports value and Minimum Property Requirements.
When everyone knows their role, a VA purchase is much easier to keep on schedule.
Common delays and how to avoid them
- Appraisal repairs. Peeling paint, missing handrails or a failing roof can trigger required repairs. I flag these before we write the offer.
- Termite findings. Order the WDI inspection early so any treatment happens well before closing.
- Low appraisal. Have comparable sales ready for the Tidewater window. See my VA appraisal vs. home inspection guide.
- Slow paperwork. Answer lender requests the same day when you can.
- Credit or job changes. Don’t open new credit, finance a car or change jobs during escrow without talking to your lender first.
Buying a condo or townhome with a VA loan
Condos must be in a VA-approved project. Some Reno and Sparks complexes are approved and some aren’t; approval can sometimes be requested, but that adds time and isn’t guaranteed. I check status before you tour a unit seriously. Townhomes set up as fee-simple lots are often treated like single-family homes, while others are legally condos. Confirm with your lender.
Buying in Reno from out of state
Plenty of VA buyers purchase before they arrive. We tour by live video, you sign most documents electronically, and the title company can often arrange a remote or mail-away closing. Plan for occupancy, generally within about 60 days of closing, and time your move with your inspection and closing dates. If you’re relocating, my guide to buying a home in Reno before you move has more, and my lending partner works with out-of-state VA buyers regularly.
After closing: first things to handle
- Save your Closing Disclosure and deed; you’ll want them at tax time and when you sell
- If you qualify, apply for Nevada’s veterans’ or disabled veteran property tax exemption with the Washoe County Assessor
- New to Nevada? Register your vehicles with the Nevada DMV within 30 days (active duty may keep home-of-record registration)
- Watch for mail offering “required” copies of your deed or mortgage protection; much of it is marketing
Alex Baltensberger is a licensed Realtor with Dickson Realty, not a mortgage lender, and is not affiliated with or endorsed by the U.S. Department of Veterans Affairs or any branch of the military. This page is general information, not lending, legal or tax advice. Loan eligibility, rates, fees and approval are determined by your lender and the VA; confirm the details of your situation with a licensed loan officer.
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Alex Baltensberger · REALTOR® · Dickson Realty · NV License S.0203779
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FAQ
Frequently asked questions
How long does it take to buy a home in Reno with a VA loan?
Once you are under contract, many VA purchases close in roughly 30 to 45 days, similar to conventional loans. The search before that varies widely, from a couple of weeks to a few months, depending on your budget, the areas you want and what is available.
How much cash do I need to buy a home with a VA loan in Reno?
Even with $0 down, most buyers need some cash for earnest money, the home inspection and the appraisal fee, and possibly some closing costs or prepaid items. Seller credits can offset much of the closing costs. Your lender’s Loan Estimate shows your actual numbers.
When should I get pre-approved for a VA loan?
Before you start touring seriously. A pre-approval tells you your realistic price range, confirms your Certificate of Eligibility and makes your offer credible to Reno listing agents.
Can I buy a condo or townhome in Reno with a VA loan?
Yes, if the condo project is approved by the VA. Townhomes may or may not be treated as condos depending on how they are set up. Check the project’s VA status before you write an offer, not after.
Can I buy a home in Reno with a VA loan while living in another state?
Yes. Many buyers tour by live video, sign documents electronically and arrange a remote or mail-away closing where the title company allows it. You still need to intend to occupy the home as your primary residence.
What delays VA closings most often?
The most common delays are appraisal repairs required by Minimum Property Requirements, termite report findings, slow document turnaround from the buyer and new credit or job changes during escrow. Most are avoidable with early planning.
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