Using a VA Loan for New Construction Near Nellis

PCSing to Nellis and thinking about building in Summerlin North? You’re not alone. Many service members want a new, low-maintenance home close to amenities with a predictable timeline. The good news: you can use a VA loan for new construction when it’s set up correctly with the right lender and builder. In this guide, you’ll learn how VA financing works for new builds, what to expect in Clark County, and how to keep your move on schedule. Let’s dive in.

Can you use a VA loan on a new build?

Yes. VA-backed mortgages can finance newly constructed homes when arranged through a VA-capable lender. You’ll still work with a lender, not the VA, and your loan must meet VA program rules like occupancy and Minimum Property Requirements.

• Start by reviewing VA basics and your Certificate of Eligibility using the VA’s overview of home loan benefits and eligibility.
• Expect a VA appraisal that reviews plans and specs. The property must meet Minimum Property Requirements and pass final inspection.
• Occupancy is key. You must intend to live in the home as your primary residence within the lender- and VA-acceptable timeframe.

For appraisal and property standards, your lender will follow guidance in the VA Lender’s Handbook and appraisal policy. You can learn more on the VA’s Home Loans resources.

How VA new construction works

There are two common ways lenders structure VA financing for a new build:

• Construction-to-permanent (single-close). One loan covers construction and then converts to a permanent VA mortgage when the home is complete. Availability depends on lender capability.
• Two-step approach. An interim construction loan funds the build, followed by a VA permanent loan at completion. This is less common and depends on the lender.

Builders and the property must meet VA standards. Lenders prefer builders who know VA timelines and paperwork, and the home must satisfy safety, soundness, and sanitation standards under VA rules. The VA appraisal for new construction reviews plans, specs, and comparable sales, then verifies the finished home meets standards before closing.

Local factors in Summerlin North and Clark County

Summerlin North sits on the west side of Las Vegas, while Nellis AFB is northeast of central Las Vegas. If you’re commuting, factor in routes and time windows that match your duty schedule. Many buyers balance commute needs with community amenities and builder availability.

• Builders. National and regional builders are active across the valley. Policies on deposits, upgrades, and incentives vary by community and change frequently. Confirm current terms in writing.
• Permits and Certificate of Occupancy. Clark County, along with the City of Las Vegas or North Las Vegas for some areas, oversees permits and final inspections. Permit and inspection timelines can add weeks. Learn more about permits and finals from the county’s Building Department.
• Appraisals. Local appraisers consider new-home premiums and rely on nearby subdivision comps. This can affect timing and value if the community is early in its sales cycle.
• Lenders. A lender experienced with VA new construction in Las Vegas can streamline paperwork, coordinate with your builder, and help you plan for appraisal timing and occupancy.

Timeline from preapproval to keys

Every build is different, but here’s a typical sequence for a VA-financed new home near Nellis:

1. Prequalification and COE: 1 to 7 days

• Get your Certificate of Eligibility and lender preapproval. Discuss single-close versus two-step options and how the funding fee applies to you.

2. Builder contract and deposit: immediate to 1 to 2 weeks

• Expect an earnest deposit and possibly a construction or design-center deposit. Terms vary by builder and community.

3. Lender underwriting: 1 to 3 weeks

• Your lender needs the contract, plans and specs, and builder information to underwrite the loan based on the finished value.

4. VA appraisal and plans review: 2 to 6 weeks

• New-build appraisals take longer because the appraiser reviews plans, specs, comps, and site conditions. Delays are common if documents aren’t final.

5. Permitting and construction: 3 to 9 months

• Timelines depend on the build type, materials, and change orders. Local permit queues and inspections can extend this stage.

6. Final inspection and CO: 1 to 2 weeks

• Your lender typically requires proof of final inspection or a Certificate of Occupancy before funding.

7. Closing or conversion: 1 to 3 days after CO

• Once final conditions are cleared, you close or your loan converts to a permanent VA mortgage.

Common timeline risks include appraisal delays, permit backlogs, and PCS date conflicts. If your report date is fixed, plan for temporary lodging or flexible move-in windows.

Deposits, incentives, and upgrades with a VA loan

Builder deposits vary. Some communities ask for a modest earnest deposit on a spec or quick-move-in home, while more customized builds may require higher deposits for lot holds or design upgrades. Always review the purchase agreement for refundability and deadlines.

Know how VA handles concessions and upgrades:

• Seller concessions. VA allows seller concessions up to 4% of the lesser of the purchase price or appraised value. Concessions can cover items like closing costs, prepaids, discount points, temporary rate buydowns, and the VA funding fee, subject to lender rules.
• Upgrades vs. credits. If a builder offers “free” upgrades, the appraiser decides whether those upgrades are typical for the market and support value. If the contract price includes the upgrades and comps support it, the value can reflect them. If the builder instead provides a credit that reduces your cash to close, that credit may count toward the 4% concession cap.
• If the appraisal is low. You can negotiate the price, remove upgrades, have the builder reduce credits, or pay the difference in cash. Your lender will guide you on documentation to stay within VA rules.
• Change orders. Upgrades added mid-build can require additional deposits and sometimes a reappraisal if they change the final price or loan amount.

For neutral guidance on comparing incentives and total loan costs, the Consumer Financial Protection Bureau offers helpful tools on the CFPB website.

PCS timing tips for Nellis-bound buyers

You can keep your build and move on track with early planning and clear communication.

• Get your COE early. It keeps preapproval fast and clean. Start with the VA’s home loan program page.
• Choose a VA-experienced lender. Ask about single-close construction options, how they handle new-build appraisals, and their timeline management with local builders.
• Lock in timeline clauses. Build in protections for completion delays, including targeted occupancy dates or flexibility around closing. Confirm how temporary occupancy or storage is handled if the schedule slips.
• Review deposit terms. Know what’s refundable, under what conditions, and how change orders are billed.
• Plan for lodging. If your report date comes before completion, explore TLA, short-term rentals, or storage solutions. The installation site includes housing and relocation resources; start with the Nellis AFB official website.
• Use benefits and protections. Servicemembers may have protections under the Servicemembers Civil Relief Act for certain obligations. Consult legal assistance if needed.
• Power of attorney and remote closing. If you’ll be away, ask your lender and title company about remote signing or accepted powers of attorney. Nevada and local title practices may allow it, so verify early.
• Connect with local support. The Nevada Department of Veterans Services can provide state-level resources and referrals.

Quick checklist to start your build

• Confirm your COE and get lender preapproval.
• Decide on single-close vs. two-step financing with your lender.
• Choose a builder familiar with VA timelines and documentation.
• Put your deposit terms, incentives, and upgrade pricing in writing.
• Ask your lender how builder credits will be documented under the VA’s 4% concession cap.
• Plan for appraisal timing and provide finalized plans and specs quickly.
• Track permits, inspections, and the Certificate of Occupancy milestone.
• Build a backup plan for PCS arrival before completion.

What to expect at appraisal and closing

The VA appraiser will review your plans and neighborhood comps to determine a reasonable value. If the value supports your contract price and upgrades, great. If not, your options are to renegotiate, adjust upgrades or credits, or bring cash to cover the difference. Your lender will require clear documentation for all incentives and upgrades and will typically fund only after final inspection or a CO.

When your build passes final inspection and the last conditions are cleared, you’ll either close on the permanent loan or your single-close loan will convert. Most closings happen 1 to 3 days after the CO, assuming docs and conditions are already in good order.

Ready to plan your Summerlin North build?

If you’re PCSing to Nellis and want a new home with low maintenance and modern finishes, a VA loan can be a smart path. With the right lender, a builder who understands VA requirements, and a clear plan for appraisal and closing, you can keep your timeline tight and your move predictable. When you’re ready for local guidance tailored to your orders and schedule, reach out to Dan Merrill.

FAQs

Can I use a VA loan for a brand-new build near Nellis?

• Yes. VA-backed loans can finance new construction through VA-approved lenders, as long as the home meets VA property standards and passes a VA appraisal.

How long does a VA new-construction appraisal take in Las Vegas?

• New-build appraisals commonly take 2 to 6 weeks because the appraiser reviews plans and specs and may conduct multiple site visits.

What VA seller concession limits apply to builder incentives?

• VA rules allow seller concessions up to 4% of the lesser of the purchase price or appraised value. Credits for closing costs, prepaids, and rate buydowns count toward that cap.

How do upgrades affect my VA appraisal and loan amount?

• If upgrades are typical and included in the price, the appraiser may reflect them in value. If upgrades are covered by a credit, they may count toward the 4% concession cap. The appraised value must support the financed amount.

What if my PCS date arrives before my Summerlin North home is finished?

• Plan for temporary lodging, negotiate flexible move-in windows with your builder, and ask your lender about remote signing or power of attorney options. Consult installation resources for housing support.