Nevada Bridge Loan Lender-Direct — Buy Before Sell Without Concierge Fees
Program figures verified July 2026 — details change; confirm your scenario with us.
The 60-second answer
For Nevada homeowners wanting to buy their next home BEFORE selling the current one, you have two main paths:
- Concierge BBYS services (national BBYS brands): 2-3% fee = $12K-$30K on $1M home; many restrictions
- Lender-direct bridge loan (Mike's path): standard mortgage rates + zero concierge fees; more flexibility
Mike's path: Use a bridge loan (or HELOC + cash combination) to buy the new home, then sell current home and pay off bridge. Same outcome without paying 2-3% in concierge fees.
For Nevada move-up buyers — Henderson families upgrading, Bay Area transplants buying then selling, retirees downsizing — the lender-direct path saves $12K-$30K+ on typical $625K-$1M transactions.
What is buy-before-sell (BBYS)?
Concept
Buy your next home FIRST, then sell your current home. Eliminates the home contingency on your purchase offer.
Why it matters
- Stronger offer: non-contingent offers win bidding wars
- Less stress: no need to find temporary housing between sale + purchase
- Better timing: sell when market favors you, not when forced to close on new home
The challenge
Most buyers need their current home's equity to fund the new home purchase. BBYS requires bridging that gap.
The two paths
Path 1: Concierge BBYS services (national BBYS brands)
How they work:
- Service evaluates your current home + new home
- Provides funding to buy new home
- Sells your current home (often through their agent partners)
- Charges 2-3% concierge fee on transaction value
Example pricing on $1M transaction:
- National Brand A: ~2-3% concierge fee = $20K-$30K
- National Brand B: ~2-3% = $20K-$30K
- National Brand C: ~2% = $20K
What you give up:
- High fees
- Limited agent choice (may force their partners)
- Specific timeline requirements
- Inspection + repair restrictions
- 6-12 month resolution window typical
Path 2: Lender-direct bridge loan (Mike's path)
How it works:
- Mike originates a bridge loan against current home equity
- Use bridge funds + reserves to buy new home
- Sell current home; pay off bridge
- Result: same buy-before-sell outcome
Pricing on $1M transaction:
- Bridge loan fee: $2K-$5K typical
- No concierge fees
- Standard agent choice + flexibility
- Total savings vs national BBYS brands: $15K-$25K
What you keep:
- Your agent choice (real estate side)
- Full pricing power on home sale
- Inspection + repair flexibility
- Timeline flexibility
- 100% equity proceeds (vs reduced via concierge fees)
Mike's lender-direct bridge loan structure
Step 1: Confirm current home equity
- Current home value: ~$725K
- Current mortgage balance: $385K
- Available equity: $340K
Step 2: Pre-approve bridge loan
- Bridge against current home equity
- Available: ~$240K typical (70% of equity)
- Bridge cost: $3K-$5K typical
Step 3: Make non-contingent offer on new home
- Use bridge + reserves for down payment
- Offer is non-contingent on prior home sale
- Stronger position vs contingent buyers
Step 4: Close on new home
- Bridge funds + reserves cover down + closing
- New mortgage covers remainder
- You move into new home
Step 5: Sell current home (60-90 days typical)
- List + sell current home
- Use proceeds to pay off bridge loan
- Excess proceeds = profit
Total cost vs concierge: Bridge $3K-$5K vs Concierge $20K-$30K = $15K-$25K savings
Examples: NV BBYS scenarios
Scenario 1: Henderson move-up family
Current situation:
- Current Henderson home: $725K (equity $340K after $385K mortgage)
- Want: $985K Henderson Inspirada upgrade
- Cash on hand: $50K reserves
Mike's lender-direct path:
- Bridge $200K against current home equity
- Use bridge + $50K + $250K from new mortgage = $500K down on $985K
- New mortgage: $485K
- Close on new Henderson Inspirada home
- Sell Henderson original 90 days later for $725K
- Bridge $200K paid off
- Profit: $340K equity - $5K bridge fee = $335K to apply to new home mortgage paydown
vs Concierge:
- National Brand A fee: 3% on $985K = $30K
- Plus National Brand A's other charges
- $25K MORE in fees
Scenario 2: Bay Area transplant to Las Vegas
Current situation:
- Bay Area home: $1.4M (equity $785K after $625K mortgage)
- Want: $1.2M Henderson MacDonald Highlands
- Cash on hand: $35K
Mike's lender-direct path:
- Sell Bay Area first (5-6 months typical Bay Area market)
- OR use bridge against Bay Area equity for $400K
- Buy NV home with bridge + new mortgage
- Bay Area sells; pay off bridge
Either way: lender-direct saves $20K+ vs concierge
Scenario 3: Reno downsizing retiree
Current situation:
- 65-year-old retired couple, Reno Caughlin Ranch home $885K (paid off)
- Want: Sun City Anthem $585K downsize
- Cash on hand: $785K liquid
Mike's path:
- Cash buy Sun City Anthem $585K
- List Caughlin Ranch; sell within 60 days at $885K
- $300K freed up
- Total: $585K Sun City + $300K cash freed for new investments
Concierge alternative: national BBYS brands fee ~$25K wasted vs Mike's $0 (cash buy + traditional sale)
Scenario 4: Inspirada upgrade family
Current situation:
- Henderson Inspirada Phase 3 home: $585K (equity $185K)
- Want: Inspirada Phase 5 $785K upgrade
- Cash: $25K
Mike's path:
- Bridge $135K against Inspirada Phase 3
- Use bridge + $25K + $625K new mortgage = $785K
- Close on Phase 5
- Sell Phase 3 within 60-90 days
- Pay off bridge $135K
- $50K profit remaining
Concierge: National Brand A 3% on $785K = $24K (wasteful vs $4K bridge fee)
Scenario 5: Summerlin physician upgrading
Current situation:
- Summerlin Trails home: $725K (equity $325K)
- Want: Summerlin Mesa $1.4M
- Wants physician loan on new
Mike's path:
- Bridge $200K against current
- Physician loan on $1.4M Mesa: $0 down up to $1.5M
- Use bridge + reserves for closing
- Sell current Summerlin Trails within 90 days
- Bridge $200K paid off
Physician loan + bridge = excellent combination
When concierge BBYS makes sense
Rare cases
- Borrower with very thin reserves (under $20K)
- Specific concierge program offering rate benefits beyond fee
- Borrower in market with limited bridge lender options
- Borrower wanting one-stop coordinated service + willing to pay premium
Most NV BBYS cases: Mike's lender-direct path wins
The math nearly always favors lender-direct bridge for NV buyers with reasonable reserves + acceptable mortgage qualification.
NV-specific BBYS considerations
NV title companies handle complex transactions
- Sierra Title, Equity Title, Stewart Title NV all support
- Standard 30-45 day close
- Coordinated bridge + new mortgage + sale common
NV property tax + 3% cap
- New home gets new (current market) property tax
- Old home retains prior cap during ownership
- No NV state income tax = clean transaction
NV agent commission negotiation
- Standard 5-6% total commission
- Some sellers negotiating to 4-5% to compete
- Combined with Mike's $5K bridge = total transaction cost lower
NV market velocity
- Las Vegas + Henderson: 30-60 days typical for sale
- Reno: 30-60 days typical
- Pahrump + rural: 60-90 days typical
- Bridge holds during typical NV market velocity
Frequently asked questions
How much bridge loan can I get?
Typically 70% of current home equity. $300K equity = $210K bridge typical. Higher with specific lender programs.
What's bridge loan typical rate?
at current market pricing for bridge loans (premium over standard mortgage). Short-term so total interest manageable.
How long is bridge term?
6-12 months typical. Most BBYS sell within 60-90 days. Bridge pays off when sale completes.
Can I bridge against the new home?
No — bridge is against existing home equity. New home has its own primary mortgage.
What if my current home doesn't sell?
Bridge loan term ends (6-12 months); may need refinance or extension. Plan B essential.
Is bridge interest tax-deductible?
Generally yes (consult CPA) — bridge interest typically deductible like mortgage interest.
Can I do BBYS without bridge?
Yes — if reserves sufficient to cover gap. Use cash for down payment on new home; sell current later.
Should I use national BBYS brands?
Generally no — concierge fees of 2-3% rarely justified for typical NV move-up. Lender-direct bridge saves $15K-$25K+.
Can Mike refer me to a good real estate agent?
Mike maintains relationships with experienced NV agents. Standard agent commission applies; better than concierge restrictions.
Mike's BBYS experience?
Mike has originated lender-direct BBYS bridge loans for NV move-up buyers regularly. Refer to Mike's own buybeforeyousellarizona.com platform (NV-applicable).
Talk to Mike about your NV BBYS strategy
Free 30-minute consultation. Pre-call: current home value (estimate), current mortgage balance, target new home + price, target timeline.
(480) 296-6513 · Mike Certo, NMLS #260555 · Cornerstone First Mortgage NMLS #173855
Sources
- buybeforeyousellarizona.com — Mike's own BBYS platform (NV-applicable)
Mike Certo · NMLS #260555 · Cornerstone First Mortgage NMLS #173855 · Equal Housing Lender. Educational content, not a loan commitment. Bridge loans subject to qualification. Refer to Mike's buybeforeyousellarizona.com for NV BBYS.