You found the right home in Southern Highlands and now the seller wants earnest money. How much should you offer, when do you pay it, and what protects it? If you are relocating or buying a luxury home, these are smart questions to ask before you sign.

In Nevada, your deposit lives inside the purchase contract and escrow instructions. That means your timelines and contingencies control what happens to it. In this guide, you will learn typical amounts for Southern Highlands, key deadlines, how refunds work, and the exact steps to protect your money and keep your deal on track. Let’s dive in.

What earnest money is in Nevada

Earnest money is a good‑faith deposit that shows you are serious about buying. It is part of your purchase contract and escrow instructions, not a separate legal instrument. At closing, it is usually applied to your down payment or closing costs.

Who holds your deposit in Clark County

In the Las Vegas area, including Southern Highlands, deposits are typically held by a neutral title or escrow company. In some cases, a real estate brokerage may hold it in a trust account. The escrow holder can only release the funds based on the signed contract and written escrow instructions from both parties.

How the contract controls your funds

Nevada purchase contracts spell out when you deliver the deposit, who holds it, contingency deadlines, and what happens if either party defaults. If there is disagreement, the escrow holder may keep the funds in trust until there are joint written instructions or may send the funds to court through an interpleader process.

How much earnest money in Southern Highlands

Southern Highlands is a desirable, master‑planned community with many higher‑end and luxury properties. Sellers often expect a confident but sensible deposit.

Typical ranges and examples

• Entry to average price points: $1,000 to $5,000 or about 1 percent of the purchase price.
• Higher‑priced and luxury homes: 1 percent to 3 percent is common, sometimes higher when competition is strong.
• Illustrations:
  • $500,000 purchase: 1 percent equals $5,000.
  • $1,500,000 purchase: 1 percent equals $15,000; 2 percent equals $30,000.

These are market‑typical examples. Your number is negotiable and should match your strategy and risk tolerance.

How to choose your number

• Competition: In multiple‑offer situations, a larger deposit can strengthen your offer.
• Financing: Cash and jumbo buyers often show more due to strong liquidity. Conventional buyers may keep deposits closer to 1 percent until appraisal and underwriting are done.
• Contingencies: Strong protections can pair with a moderate deposit. If you shorten or waive protections, understand your risk increases.
• Seller expectations: Local listing agents have norms. Align with what is customary so your offer is taken seriously.

Timelines that protect your deposit

Your earnest money is safest when you stay inside your contingency windows and deliver all notices on time and in writing.

Standard contingencies and what they do

• Inspection contingency: Lets you inspect and cancel or renegotiate during a set period.
• Financing contingency: Allows cancellation if you cannot obtain final loan approval within the deadline.
• Appraisal contingency: Often tied to the loan. If the appraisal is low and the lender will not fund, you can cancel within the deadline.
• Title contingency: Gives you time to review the title commitment and request cures for defects.
• HOA document review: In planned communities, you get time to review CC&Rs, budgets, reserve studies, and any fees or assessments.
• Sale‑of‑home contingency: Less common in competitive markets, but possible if negotiated.

Common deadlines in Las Vegas‑area deals

• Deposit delivery: Often within 24 to 72 hours after acceptance, per the contract.
• Inspection period: Commonly 7 to 10 calendar days from acceptance, but negotiable.
• Financing and appraisal: Many buyers target about 17 to 21 days to remove the loan contingency.
• Closing: Often 30 to 45 days, depending on lender and title timelines.

Sample Southern Highlands timeline

• Day 0: Offer accepted; you deposit earnest money with escrow within 48 hours.
• Days 1 to 10: Complete inspections and decide whether to proceed or cancel.
• Days 11 to 21: Finalize loan and appraisal; either remove the loan contingency or cancel.
• Days 30 to 45: Close escrow; your deposit applies to your closing funds.

When you can get it back vs when you risk losing it

Refundable situations

• You cancel within your inspection window per the contract.
• Your loan or appraisal fails within the financing deadline and you cancel properly.
• The seller cannot deliver clear title as required by the contract.
• HOA documents disclose something unacceptable and you cancel within the HOA review period.

When a seller may keep it

• You remove contingencies and then fail to close.
• You default after contingency deadlines expire.

Contract language controls remedies. Some contracts limit the seller to liquidated damages equal to the deposit. Others allow legal action for actual damages or performance.

If there is a dispute

The escrow holder will follow the contract and written instructions. If the parties do not agree, the escrow holder may keep the funds in trust until there are joint instructions, send the funds to court through interpleader, or follow any arbitration clause in the purchase agreement.

HOA factors in Southern Highlands

Southern Highlands is a planned community with HOA oversight. During escrow, you will receive CC&Rs, budgets, reserve studies, and a status letter that shows dues, any violations, and special assessments. Use your HOA review window to study these documents. If you find restrictions or assessments that you cannot accept, the HOA contingency is your chance to cancel and protect your deposit.

Step‑by‑step: protect your earnest money

Pre‑offer

• Review recent activity to gauge competition in Southern Highlands and choose a deposit strategy.
• Secure a full pre‑approval and share your lender contact to strengthen your offer.

Writing your offer

• Specify the deposit amount, exact escrow holder, how you will deliver funds, and the deposit deadline.
• Set realistic deadlines for inspection, financing, appraisal, title, and HOA review.
• Plan to wire or provide a cashier’s check and get a receipt from escrow.

During escrow

• Schedule your inspection immediately and respond in writing before the deadline.
• Order HOA documents early. Review CC&Rs, budgets, reserves, and any special assessments.
• Stay close with your lender. Send documents fast to keep the loan on schedule.
• If appraisal is low, consider options like a price adjustment, cash to cover a gap, or a reappraisal, and act before your contingency expires.

If something goes wrong

• Follow the contract’s notice rules. Send written notices before deadlines and keep proof of delivery.

• If there is a disagreement over the deposit, contact your escrow officer and your agent promptly. Many issues resolve through negotiation or the contract’s dispute process.

Quick checklist

• Confirm escrow company and deposit deadline in writing
• Provide pre‑approval with your offer
• Calendar inspection, HOA, financing, and appraisal dates
• Get a receipt when your deposit is posted
• Review HOA estoppel and CC&Rs within the window
• Keep everything in writing and on time

When you pair the right deposit strategy with clear timelines, you protect your money and your leverage. If you want a calm, organized purchase in Southern Highlands, our team helps you set the right terms, stay ahead of deadlines, and close smoothly.

Ready to buy with confidence in Southern Highlands? Work with the local pros who run fast, clean escrows. Work with Windy Goss Your Real Estate Boss.

FAQs

What is earnest money in a Nevada home purchase?

• It is a good‑faith deposit held by escrow under your purchase contract, later applied to your closing funds.

How much earnest money should I offer in Southern Highlands?

• Luxury buyers commonly offer about 1 percent to 3 percent of price, adjusted for competition and contingencies.

When do I have to deposit earnest money after my offer is accepted?

• Many contracts require delivery within 24 to 72 hours of acceptance, to the named title or escrow company.

Can I get my earnest money back if the appraisal is low in Nevada?

• If you act within your appraisal or financing contingency and follow the notice rules, refunds are typical.

Who holds earnest money in Southern Highlands transactions?

• A neutral title or escrow company usually holds the deposit, or in some cases a brokerage trust account.

What happens if the seller and I disagree about the deposit?

• The escrow holder may keep the funds until there are joint written instructions or send the funds to court through interpleader.