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Transaction Overview & Updates

Deal Rolodex

Contract Deep Dive: Contingencies & Deadlines

All contingencies strictly calculated from the date of final acceptance: May 4, 2026. Missing these deadlines can put the Buyers' $5,000 Earnest Money at risk.

• 04 May
  Executed Contract Acceptance Date

  The clock starts ticking on all contractual timelines. Counter Offer #1 signed by all parties making $524,900 the official price.
• 04 May
  Executed Buyer Action Seller's Real Property Disclosure (SRPD)

  What it is: State-mandated disclosure of known property conditions.
  Status: Successfully signed by the sellers and the Buyers.
• 05 May
  Completed Buyer Action Earnest Money Deposit (EMD) Due

  What it is: The $5,000 good-faith deposit that secures the contract.
  Status: Successfully received by Ticor Title via wire transfer on 05/05/26.
• 06 May
  Received Escrow / Title Preliminary Title Report Received

  What it is: A report from Ticor Title showing any liens, easements, or encumbrances on the property.
• 08 May
  Completed Inspection Home Inspection (Point Sal Cir)

  What it is: Physical property inspection conducted by Karl Probst (A1 Inspections).
• 10 May
  Submitted Buyer Action Request for Repairs Submitted

  What it is: Following the inspection, the Buyers submitted a formal request to the sellers demanding documentation on the Solar Panel system (contract, warranty, maintenance info).
• 12 May
  1 Day Away Agent / Buyer Preliminary Title Report Objection Deadline

  What it is: We have a set window to object to anything on the Preliminary Title Report (File No. 260230280) received on 05/06/2026.

  Risk: If we do not object in writing within the specific window after delivery, the buyers are deemed to have accepted the property's title condition.
• 14 May
  3 Days Away Agent / Buyer Due Diligence Deadline (10 Days)

  What it is: The buyer's unpenalized window to fully inspect the home, test the "as-is" water softener, and review the neighborhood.

  Risk: If we find unacceptable defects, we must issue a formal Request for Repairs OR a Notice of Cancellation *before* 5:00 PM on this date. Once this date passes, the buyers can no longer back out for physical condition reasons without forfeiting their $5,000 EMD.
• 19 May
  8 Days Away Buyer Action HOA Resale Package Review (Estimated)

  What it is: The HOA will deliver the CC&Rs, budget, and rules for Point Sal Cir. By Nevada law, buyers have a strict 5-day window to review these documents upon receipt.

  Risk: If the Buyers find a rule unacceptable (e.g., parking rules, pet restrictions), they can cancel the contract without penalty, but ONLY within that 5-day window.
• 22 May
  11 Days Away Lender Appraisal Contingency (18 Days)

  What it is: The bank's assessment of the property's value. The home must appraise for at least the purchase price of $524,900.

  Risk: If the home under-appraises, we must notify the seller in writing by this date. The seller can lower the price to match, or the Buyers can pay the cash difference. If neither agrees, the buyer can cancel and keep their EMD. If we miss this deadline, the buyer must make up any appraisal shortfall in cash.
• 27 May
  16 Days Away Lender Loan Contingency Deadline (23 Days)

  What it is: The protection period for the buyers to secure final underwriting approval for their conventional loan.

  Risk: This is the final hurdle. If the loan is denied for any reason before this date, the buyers get their EMD back. Once this date passes, the EMD is non-refundable, even if the lender pulls funding at the last minute.
• 08 Jun
  28 Days Away Closing Close of Escrow (COE)

  What it is: The target date to record the deed, transfer the funds, and give the Buyers the keys!

  Requirement: The final wire (down payment + closing costs) must be sent to Ticor Title 24-48 hours prior to this date to ensure funding is complete.

Buyer Estimated Closing Costs (Point Sal Cir)

This is an itemized estimate of the buyer's closing costs based on the updated lender figures from Kelly Graham, applied to the new $524,900 purchase price.