What’s in the GLVAR Purchase Agreement?

The Greater Las Vegas REALTORS® Residential Purchase Agreement — the GLVAR RPA — is the standard offer form used in Clark County, Nevada. It runs about ten pages and contains roughly 150 fields. This is the section-by-section, plain-English breakdown.

Section 1 — Date and parties

The date the offer is made, and the legal names of the buyer and seller. Use the buyer’s name exactly as it appears on a government-issued ID. If buying through a trust or LLC, use the entity’s full legal name (search Nevada SilverFlume to confirm spelling) and identify the signer’s capacity (Trustee, Manager, Member, Officer).

Section 2 — Property

Street address, unit number (if applicable), city, state, ZIP, county. The Assessor Parcel Number (APN) — the unique parcel identifier used by Clark County. The legal description, which appears on the deed and is required by title companies. Draft a Deal pulls APN, owner of record, and legal description directly from the Clark County Assessor’s public GIS service when you type the address.

Section 3 — Title vesting

How the buyer takes title. Common options:

• Sole and separate property

  Single individual owner.
• Joint tenants with right of survivorship

  Multiple owners; share passes automatically on death.
• Community property

  Married couple in Nevada; default for property acquired during marriage.
• Community property with right of survivorship

  Married couple; survivor takes ownership on death.
• Tenants in common

  Two or more owners with separately transferable shares.
• Trust or entity

  Title held by a trust, LLC, or corporation rather than an individual.

Section 4 — Purchase price and financing

The total purchase price. Earnest money deposit. Additional deposit (if any). Down payment. Loan amount. Balance due at close of escrow. The financing type — cash, conventional, FHA, VA, USDA, assumption, seller carry, or other.

Loan-specific fields: maximum interest rate, maximum origination points, days for proof of funds, days for loan application. Cash offers usually skip the loan-specific fields entirely.

Section 5 — Earnest money deposit

The good-faith deposit goes to a neutral holder — the escrow company, the title company, or the listing broker’s trust account. The form names the holder explicitly so there’s no ambiguity about who has the money.

Section 6 — Escrow and title

The names and contact information for the escrow company, escrow officer, and title company. If you don’t have a preference, the offer can name a company commonly used in the area; the seller can counter with a different one.

Section 7 — Close of escrow and possession

The target close date. Some offers express this as a specific date; others as “X days from acceptance.” When the buyer takes possession — usually at close, sometimes hours after, occasionally with a seller rent-back arrangement.

Section 8 — Contingencies

The buyer’s exit ramps. Each contingency includes a window expressed in days from acceptance.

• Due diligence / inspection

  Typically 10 days. The buyer can inspect the property and back out without losing the EMD.
• Appraisal

  If the home does not appraise for the purchase price, the buyer can renegotiate or back out. Cash offers typically waive this.
• Loan

  Typically 21–30 days. If the buyer cannot obtain financing despite good-faith efforts, they can back out without losing the EMD.
• Title review

  The buyer reviews the preliminary title report and can object to issues.
• SRPD review

  Per NRS 113.130, the seller delivers a Real Property Disclosure form. The buyer has 5 days to review it (or as the form provides).
• CIC / HOA resale package

  Per NRS 116.4109, common-interest community properties require a resale package; the buyer has a defined window to review it.

Section 9 — Closing costs and prorations

Who pays for the title insurance, the escrow fee, the transfer tax, and any other closing costs. In Nevada, custom often determines these — for example, the seller typically pays for the owner’s title policy in Clark County. The form captures any deviation from custom.

Section 10 — Seller concessions

Any amount the seller has agreed to credit toward the buyer’s closing costs. Subject to lender caps if the buyer is financing.

Section 11 — Home warranty

Whether the seller will pay for a home warranty for the buyer’s first year, the maximum amount, and the warranty company. Common in Las Vegas; cap typically $500–$700.

Section 12 — Personal property and fixtures

What conveys with the home. Built-in fixtures usually convey by default. Free-standing appliances (refrigerator, washer, dryer, microwave) and items like window coverings, security cameras, and TV mounts are often listed explicitly. A useful catch-all is requesting “all appliances and fixtures shown in the MLS or Zillow listing photos as of [today’s date].”

Section 13 — Brokerage compensation

After the August 2024 NAR settlement, this section is critical. The buyer specifies what (if anything) they’re asking the seller to contribute toward the buyer side — as a credit at closing, as a price reduction, or paid directly to the buyer agent. See our deep dive on post-settlement buyer compensation for the details.

Section 14 — Default and dispute resolution

What happens if either party defaults. The form usually includes a liquidated-damages clause (the EMD is typically the seller’s sole remedy if the buyer defaults without contingency cover) and a mediation/arbitration provision.

Section 15 — Additional terms and addenda

A free-form section for anything not captured elsewhere, plus a checklist of addenda being attached. Common addenda:

• FHA / VA addendum

  Loan-specific protections.
• Lead-based paint disclosure

  Federal, required for pre-1978 homes.
• Common-interest community / HOA addendum

  NRS 116.
• Counter offer
• Inspection or repair addendum
• Wire fraud advisory
• Duties Owed by a Nevada Real Estate Licensee

  NRED form 525.
• Consent to Act

  NRED form 524 — required if dual or divided agency.

Section 16 — Acceptance and signatures

The buyer signs and dates. The seller has a deadline to accept, counter, or reject. Each broker (if any) signs and notes their Nevada license number. The fully executed form, with signatures from both sides, becomes the binding purchase agreement.

Pages 9–10 — Boilerplate

Standard provisions that don’t change deal to deal: time of essence, electronic signatures, fax/email delivery, attorney-fee provisions, choice of law (Nevada), and similar.

This is general information, not legal advice. Draft a Deal is a software service, not a law firm. Real estate transactions involve meaningful legal and financial consequences — consult a Nevada-licensed attorney or real estate broker before acting on anything you read here.