For buyers
Julia Grambo helps you choose where to look, check what a listing doesn’t tell you, and negotiate the offer. She’s a full-time Realtor and answers her own phone.
Talk to Julia
Working with Julia
Buying well is about more than finding a home you like. Julia helps you understand value, competition, and the terms that matter before you write the offer.
She works with you directly and answers her own phone: (702) 499-4100.
Why experience matters
Some agents close only a few sales a year, so even 15 years in the business can add up to fewer homes than you’d think. Julia has worked full time as a Realtor for the past 14 years and has closed 650+ transactions. That kind of experience doesn’t come any other way.
It shows in the moments that cost buyers money when they’re missed: knowing what a home is really worth, spotting what the listing photos leave out, and writing an offer that wins without overpaying.
A newer agent can cost you money while they learn. Before you choose anyone, ask how many sales they closed last year.
Read 323+ client reviewsHow buying works
Tell Julia what you need, where you’ll commute and what you want to spend. Then get pre-approved by a lender, so you know your price range before you tour.
Julia sets up showings, in person or on live video, and points out what photos miss: road noise, a sloped yard, power lines behind the fence.
Julia helps you weigh price, competition, inspections and terms, then writes your offer and negotiates it with the seller’s agent.
Once the seller accepts, the inspection, appraisal and loan approval follow the dates in your contract. Julia keeps everyone on those deadlines through the final walkthrough.
Before you make an offer
Each one is easy to check before you make an offer, and hard to change once you own the home.
A home can belong to two associations, one for the whole master plan and one for its neighborhood, and each can charge dues. At Las Vegas Country Club, the master association says homes in a sub-association pay both.
Ask for: Every association the home belongs to, the current dues for each, the budget and reserves, and any pending special assessment.
Some areas carry a special improvement district (SID) or local improvement district (LID) assessment. It pays for public work such as streets and sewer lines, and it is separate from HOA dues.
Ask for: Whether the address has one, the amount, what’s left to pay and when it ends. Add it to your monthly budget yourself.
A new build is usually sold on the builder’s own contract, and the model home often shows upgrades. A resale comes with a history you can check.
Ask for: On a new build, what the base price includes and which model features cost extra. On a resale, permits for additions, pools and patio covers, and the seller’s disclosures. Get your own inspection either way.
Solar panels can be owned outright, financed or leased. If they’re leased or financed, the agreement and its monthly payment may have to be transferred to you.
Ask for: The solar agreement, the monthly payment, the years left and the provider’s transfer steps. Share them with your lender early.
A gate doesn’t always come with a guard, even inside one community. City of Henderson records list Presidio, Renaissance and The Estates at Seven Hills as guard-gated, and sections such as Capistrano and Naples simply as gated.
Ask for: The guest and vendor rules, how movers and deliveries get in, and how showings are arranged.
If the home is in an association, its rules can cover what you change outside, the yard included. In Los Prados, the association’s Architectural Control Committee reviews exterior alterations.
Ask for: The design guidelines and approval steps before you plan a pool, patio cover or new landscaping, plus records for changes the seller already made.
Your home search
Type it the way you’d say it: a ZIP code, a community, a must-have. It goes to Julia, and she sends you the homes for sale that match.
Buyer questions
Yes. If your move is still months out, that’s the best time to call. Julia answers her own phone at (702) 499-4100, or you can write to her from the contact page.
It’s the best place to start. A lender’s pre-approval tells you your price range and shows a seller that your offer has financing behind it. Talk to a licensed lender about your loan options, and use the payment calculator to plan a monthly budget first.
Not always. HOA dues may be paid separately from your lender payment. The payment calculator includes the dues you enter but leaves out special assessments, utilities and maintenance, so add those to your budget yourself.
Start with your commute, your budget and the kind of home you want. The community guides cover 20 areas, from Summerlin and Henderson to North Las Vegas, and Julia can narrow them down with you.
Yes. Julia works with people buying, selling, or doing both. Tell her the timing you need for each, and read how she helps sellers.
Yes. Julia walks homes with you on live video and handles the details here until closing, including inspections and walkthroughs. She’s a Military Relocation Professional (MRP). Start with the relocation page.
Work with Julia
Tell Julia what you’re looking for and when you’d like to move. She’ll explain where your plans stand in today’s market and the smartest next step.
Contact JuliaBefore you make an offer
Each one is easy to check before you make an offer, and hard to change once you own the home.
A home can belong to two associations, one for the whole master plan and one for its neighborhood, and each can charge dues. At Las Vegas Country Club, the master association says homes in a sub-association pay both.
Ask for: Every association the home belongs to, the current dues for each, the budget and reserves, and any pending special assessment.
From the journal: Las Vegas HOA Fees by Community: What You'll Pay and What You Get
Some areas carry a special improvement district (SID) or local improvement district (LID) assessment. It pays for public work such as streets and sewer lines, and it is separate from HOA dues.
Ask for: Whether the address has one, the amount, what’s left to pay and when it ends. Add it to your monthly budget yourself.
From the journal: What Las Vegas SID and LID Fees Cost New Home Buyers
A new build is usually sold on the builder’s own contract, and the model home often shows upgrades. A resale comes with a history you can check.
Ask for: On a new build, what the base price includes and which model features cost extra. On a resale, permits for additions, pools and patio covers, and the seller’s disclosures. Get your own inspection either way.
From the journal: 15 Things Builders Won't Tell You About New Construction in Las Vegas
Solar panels can be owned outright, financed or leased. If they’re leased or financed, the agreement and its monthly payment may have to be transferred to you.
Ask for: The solar agreement, the monthly payment, the years left and the provider’s transfer steps. Share them with your lender early.
From the journal: Buying a Las Vegas Home with Solar Panels: Leased vs. Owned
A gate doesn’t always come with a guard, even inside one community. City of Henderson records list Presidio, Renaissance and The Estates at Seven Hills as guard-gated, and sections such as Capistrano and Naples simply as gated.
Ask for: The guest and vendor rules, how movers and deliveries get in, and how showings are arranged.
From the journal: Guard-Gated Communities in Las Vegas: Costs and What They Offer
If the home is in an association, its rules can cover what you change outside, the yard included. In Los Prados, the association’s Architectural Control Committee reviews exterior alterations.
Ask for: The design guidelines and approval steps before you plan a pool, patio cover or new landscaping, plus records for changes the seller already made.