Buy Before You Sell Las Vegas — Mike's Lender-Direct Bridge Program

By Mike Certo · NMLS #260555 · Updated May 24, 2026

Program figures verified July 2026 — details change; confirm your scenario with us.

The 60-second answer

If you're a Las Vegas (or NV) homeowner who wants to buy your next home BEFORE selling your current home, you have three categories of options:

Option A: National BBYS brand programs (high fees)

National Brand A: 2.25% program fee
National Brand B: 3.5% program fee
National Brand C: ~$2K + 1% fee
National Brand D: Brokerage tie-in (must use their agent)

Option B: Hard money / investor bridge loans

higher interest rates
Points up front
Designed for investors, not homeowners
Not appropriate for typical move-up buyer

Option C: Mike's lender-direct bridge program (this page)

Standard mortgage costs only — no extra 2-3% program fee
Direct access to bridge financing through Cornerstone's direct lending platform
Local Nevada loan officer (Mike) handling your transaction
Transparent costs + standard mortgage rates

For most NV homeowners moving up or downsizing, Option C delivers the same outcome as Options A — at substantially lower cost.

Why this matters in 2026 Las Vegas market

The 2026 Las Vegas housing market is buyer-leaning:

~4.3 months of inventory
$482K median price (slightly down from Nov 2025 $489K peak)
More negotiating leverage for buyers

But certain neighborhoods (Henderson, Summerlin, MacDonald Highlands, Anthem) remain competitive. In these areas, non-contingent offers still win — and that's where BBYS is essential.

The math today:

Make non-contingent offer → seller takes you seriously
Listings without offer-contingency requirement → faster, cleaner close
Avoid temporary housing logistics
Move once, not twice

How Mike's lender-direct BBYS works

The mechanics

You apply for new home mortgage based on combined housing (current + new)
You qualify for the new home loan with your current home's mortgage included in DTI
You buy the new home — close + move in
You sell your current home at leisure (60-90 days typical)
You apply sale proceeds to pay down or pay off the new home mortgage

The financing structure

Most common: Carry both mortgages temporarily during overlap (qualifying-dependent)
Alternative: Use HELOC on current home to fund down payment on new home; pay HELOC off when current sells
Alternative: Bridge loan against current home equity to fund new home; pay bridge off when current sells

The specific structure depends on:

Your DTI capacity to carry both
Your equity position in current home
Lender appetite for specific structure
Timing flexibility

Mike's role

Pre-qualify you for new home purchase considering current home factors
Coordinate with your selling agent on timing
Structure the financing through appropriate Cornerstone direct lender partner
Manage closing logistics on both new purchase + eventual current sale

Real Las Vegas BBYS scenarios

Scenario 1: Move-up Summerlin family

Current: $850K Summerlin home, $385K mortgage
Target: $1.4M Summerlin South home (more bedrooms + better lot)
Income: $385K combined household
Path:
Pre-qualify for $1.4M new home + carry $385K existing mortgage
Buy + move into Summerlin South
List Summerlin home, sell in 75 days for $865K
Apply $480K proceeds (after costs) to new mortgage paydown
Cost: Standard closing costs only ($15K-$25K). No 2-3% program fee.
Outcome: Single move, won non-contingent offer, saved ~$28K vs national BBYS fees

Scenario 2: Downsizing Henderson empty-nesters

Current: $725K Henderson home, $0 mortgage (paid off)
Target: $475K smaller Henderson home + travel
Income: Both retired, fixed income + asset depletion
Path:
Pre-qualify based on income + assets for new $475K
Buy new home outright with bridge financing
List Henderson home, sell at leisure
Use sale proceeds to repay bridge + fund retirement
Cost: Standard bridge costs only
Outcome: Cash-positive move, no rush selling

Scenario 3: California to Vegas relocator

Current: $1.2M LA home, $625K mortgage
Target: $625K Vegas home in Aliante or NLV
Path:
Pre-qualify for Vegas purchase
LA home sale process started parallel to Vegas purchase
Close on Vegas home (move family + kids)
LA home sells 60-75 days later (clean sale process)
$575K net from LA sale → pay off Vegas mortgage or apply
Cost: Standard closing + bridge costs
Outcome: Family settled in Vegas before LA closing logistics

Scenario 4: Sun City Summerlin downsizing (see dedicated page)

See Sun City Summerlin Downsizing page for detailed 55+ scenarios

Scenario 5: New construction in Henderson/Summerlin

Currently: $725K Summerlin home, $325K mortgage
Target: $850K new construction in Cadence (closing 6-9 months out)
Path:
Lock new construction rate + financing now
Carry current home through construction
When new build finishes: move in, list current home
Sell current home 60-90 days later
Cost: Standard new construction financing + minor bridge
Outcome: Smooth new build move; current home sold post-move

Comparison to national BBYS brands

Mike's lender-direct program vs National Brand A (2.25%)

$625K new home purchase: National Brand A fee ~$14K + standard closing costs
Mike's program: Just standard closing costs (~$10K-$15K)
Savings: ~$14K

Mike's lender-direct program vs National Brand B (3.5%)

$625K new home purchase: National Brand B fee ~$22K + closing costs
Mike's program: Just standard closing costs
Savings: ~$22K

Mike's lender-direct program vs National Brand C (~$2K + 1%)

$625K new home purchase: National Brand C fee ~$8K + closing costs
Mike's program: Just standard closing costs
Savings: ~$8K

Mike's lender-direct program vs National Brand D (brokerage tie-in)

National Brand D: Requires using their realtor; specific brokerage cut
Mike's program: You use your preferred Vegas realtor; no required brokerage
Savings: Flexibility + relationship preservation

When BBYS is the right call

Strong indicators

You have equity in current home
You qualify for new home mortgage (with current included or via bridge structure)
You want to make non-contingent offers in competitive submarkets
You want to move once instead of twice
You want clean negotiation position with current home buyer

Weaker indicators

You're underwater or near-underwater on current home
You're stretching DTI even for new home alone
You're in a market where contingent offers are routinely accepted (less competitive areas)
Current home is highly liquid + you can sell quickly without losing buyer leverage

What this DOESN'T do

Doesn't:

Eliminate selling costs on current home (still ~6% commissions + closing)
Guarantee fast current home sale
Replace traditional financing terms
Reduce mortgage rate on new home

Does:

Eliminate the contingency or temporary housing constraint
Let you negotiate non-contingent offers
Manage timing logistics professionally
Provide transparent lender-direct pricing

Frequently asked questions

What's the typical timeline for a BBYS transaction?

Pre-approval (1-2 weeks), new home shopping + offer (varies by market), close on new home (45 days typical), move-in, list current home (60-90 days typical), close on current sale. Total elapsed: 90-150 days typically.

Do I need to qualify for both mortgages?

Yes, typically — unless using HELOC or bridge structure that doesn't require carrying both formally. Mike will model your specific qualifying scenario.

Can I use this for an out-of-state move (e.g., CA to Vegas)?

Yes — particularly common scenario. Coordinate timing with both CA selling agent + NV realtor for new purchase. Mike handles NV side; CA side coordinates with your CA agent.

What about for new construction in Henderson/Summerlin?

Excellent fit. Lock new construction rate + financing now; carry current home through build period. When new build completes, move + sell current.

What's the cost difference vs national BBYS?

Typically $8K-$25K savings on Mike's program vs national brands' 2.25-3.5% program fees.

Can I use my preferred Vegas realtor?

Yes — Mike's program doesn't require any specific realtor relationship. Use whoever you trust. Mike can refer to vetted Vegas realtors if needed.

What if my current home doesn't sell quickly?

Most BBYS structures handle short overlap (60-90 days typical) cleanly. Longer overlap (4+ months) requires specific structuring. Mike will model timing risk for your scenario.

What about Henderson, Reno, Carson City scenarios?

Same program applies across NV. Specific market dynamics vary; Mike will model your specific city + neighborhood.

What's the qualifying difference between Mike's program and national BBYS?

National BBYS often uses their own underwriting (sometimes more flexible, sometimes less). Mike's program uses standard mortgage qualifying with bridge structuring.

Can I prepay the bridge financing without penalty?

Typical bridge structures allow prepayment without penalty. Verify specific terms at loan disclosure.

Talk to Mike about your Las Vegas BBYS scenario

Free 30-minute call. Bring your current home (value + mortgage), target new home (price + location), income/asset situation, timing preferences.

(480) 296-6513 · Mike Certo, NMLS #260555 · Cornerstone First Mortgage NMLS #173855

Sources

Mike Certo · NMLS #260555 · Cornerstone First Mortgage NMLS #173855 · Equal Housing Lender. Educational content, not a loan commitment. Loans subject to buyer and property qualification.