Put down as little as 3%
Down payment
As little as 3% down
Conventional loans start at just 3% down for qualified buyers — you choose how much to put down.
Las Vegas · Conventional Mortgages
Las Vegas conventional loans for Strong Buyers
As little as 3% down.
The conventional loan is the most flexible path to ownership. We're a Las Vegas-based mortgage company lending in 32 states + DC — we put a dedicated local team on your file and bring back your strongest option.
No credit pull to start · Takes 3 minutes
8010 W Sahara Ave, Suite 140, Las Vegas, NV · Licensed in 32 states and DC
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Quick answer — Conventional loans let Las Vegas buyers purchase from 3% down, with PMI that automatically drops off at 20% equity — unlike FHA. The 2026 conforming limit in Clark County is $832,750; most lenders look for a 620+ credit score, and stronger credit lowers both your rate and your PMI. Nevada has no state income tax and an effective property tax rate of approximately 0.5–0.7% — among the lowest in the West. Nevada buyers may also qualify for down-payment assistance including the Worker Advantage program ($20,000, 0%) — compare every active program in the Nevada DPA Tracker 2026. Updated June 2026 · Reviewed by Vatche Saatdjian, Valley West Mortgage, NMLS #65506.
Who a conventional loan is for
- Buyers with 620+ credit who want as little as 3% down — see Nevada conventional loan requirements.
- Borrowers who want PMI that cancels at 20% equity — no lifetime mortgage insurance like FHA.
- Higher-price buyers in Henderson or Summerlin needing loans up to the $832,750 conforming limit or jumbo above it.
- Investors financing a second home or rental — see DSCR loans for Las Vegas investors.
Start here
Your first step starts here.
Three simple moves and you'll know exactly where you stand — with a real Las Vegas specialist guiding every one.
01
Review credit & goals
A quick look at your credit, income and down payment so we can match you to the right conventional structure.
02
Compare your options
From 3% down to a 15-year payoff to jumbo — we compare conventional options against your goals and budget.
03
Start your application
A short, secure application — no documents to dig up first. Then a local Las Vegas underwriting team takes it from there — no middlemen.
Market watch
Live conventional rates, straight from the market.
Real-time sample pricing for conforming conventional loans. Direct lending means fewer hands in your file — and more room to compete on your rate.
Conventional · live sample pricingLive — real-time market pricing
Today’s rates are one call away.
The live table couldn’t load in your browser. Our Las Vegas team will run today’s conventional pricing for you over the phone.
Conventional sample rates are for illustration and update during the day. Your rate and APR depend on credit, loan-to-value, loan amount, points, and occupancy; assumptions appear in the table. Not a rate quote, a loan offer, or a commitment to lend. Valley West Mortgage · NMLS #65506 · Equal Housing Opportunity.
Conventional calculator · Nevada
Compare your conventional down payment options.
Six focused tools — each with live sliders and options. Every figure is a labeled estimate, not a Loan Estimate or a commitment to lend.
Home price$425,000
Down payment5%
Loan purpose
Your timeline
What matters most right now
Next: a personalized mortgage review with a local Las Vegas specialist — no pressure, no commitment.
Est. monthly P&I
$2,514
| Monthly breakdown | Estimate |
|---|---|
| Loan amount | $425,000 |
| Principal & interest | $2,514 |
| PMI (removable at 20% equity) | $213 |
| Property taxes (est.) | $390 |
| Homeowners insurance (est.) | $135 |
| Est. total / month | $3,252 |
Estimate only — not a Loan Estimate, rate quote, or loan offer. PMI at ~0.6%/yr estimate; cancels at 20% equity. Taxes & insurance are estimates. Equal Housing Opportunity · NMLS #65506.
Home price$475,000
Rate assumption6.125%
Down payment
Credit tier
Down payment needed
—
Start my mortgage review Not all borrowers qualify for 3% down. PMI applies below 20% equity and is removable later.
What this compares: 3/5/10/20% down — loan, PMI, and estimated P&I. Why it may differ: pricing depends on credit. Conventional down payment Nevada.
Home price$475,000
Down payment5%
Credit tier
Term
Estimated monthly PMI
—
Start my mortgage review PMI is an estimate and removable at 20% equity. We never promise a PMI amount.
What this estimates: when PMI applies and roughly what it costs. Why it may differ: PMI pricing depends on credit and LTV. PMI Nevada — removable, unlike FHA MIP.
Home price$475,000
Prepaid escrow4 mo
Down payment
County
Estimated cash to close
—
Start my mortgage review Reserves and prepaids vary by lender and file. Seller credits can lower this.
What this estimates: down payment plus closing and prepaids. Why it may differ: third-party fees and reserves vary. Conventional cash to close Las Vegas.
Loan amount$700,000
Rate assumption6.25%
County
Occupancy
Loan category
—
Start my mortgage review The 2026 conforming limit is an estimate; jumbo guidelines and pricing differ.
What this shows: conforming vs. jumbo against the 2026 limit, with estimated P&I. Why it matters: jumbo loans have their own credit and reserve guidelines.
Home value$560,000
Current balance$360,000
Refi type
Credit tier
Est. cash-out available
—
Start my mortgage review Subject to appraisal, credit, and approval. Most cash-out caps at 80% LTV.
What this estimates: cash-out at an 80% LTV cap, plus current equity. Why it may differ: appraisal and approval set the real figure. Rate-term refis keep your balance.
Estimate only — not a Loan Estimate, rate quote, or loan offer. PMI is an estimate and removable at 20% equity. Figures are examples; your real numbers depend on credit, income, property, and underwriting. Equal Housing Opportunity · NMLS #65506.
How it works
How conventional loans work in Las Vegas, Nevada.
A simple, clear path from first hello to the keys in your hand — with a local Las Vegas team the whole way.
01
Day one
Connect
A quick call, text, or the online form gets you started. No paperwork and no credit pull to begin.
02
Same day
Share your goal
Tell us your price range or the home you love. We review your numbers and walk through your loan options.
03
24–48 hrs
Loan-path clarity
A clear loan path, real monthly-payment scenarios, and a pre-approval you can make strong offers with.
04
House hunting
Make your move
Pre-approval letters, payment breakdowns, and Las Vegas market insight whenever you need them.
05
Through close
Close with confidence
Fast, plain-English updates through underwriting and closing — fewer surprises, a smoother signing.
Henderson, NVThe payoff
Then the part that actually matters.
You get the keys to your Las Vegas home — and a local mortgage company you’ll happily recommend to everyone you know.
Get pre-approved
Ready when you are
Lock a lower rate on your conventional loan.
Tell us your numbers and a local Las Vegas specialist prices your file with a local team — often the same day.
Soft credit check to get started — no impact to your score · Valley West Mortgage · NMLS #65506 · Equal Housing Opportunity.
Plan before you move
Know your conventional numbers.
A conventional loan rewards strong planning, and the next step depends on your credit strength, down payment or equity, and timeline. We organize what matters — today's rates, where every dollar goes, and the equity you build — so you can compare options with less guessing.
Question 1 of 3
What brings you here?
When do you want keys?
What matters most right now?
Your plan is set.
Monitor today's rates
Watch the market move and lock when the timing is right. Rates shown are illustrative — not a rate quote.
6.125% 0.15% this week
1W1M3M6M1Y
Check today's rates
See where your payment goes
A clear breakdown of a typical payment — with PMI that drops off at 20%.
Principal & interest80%
PMI (until 20% equity)6%
Property taxes9%
Homeowners insurance5%
Build equity, not rent
Rent builds your landlord's wealth. A conventional loan builds yours — here's how a typical payment splits.
32%
builds equity
Principal32%
Interest48%
PMI (to 20%)6%
Taxes & ins.14%
Your terms, your wealth
Put down as little as 3%, then watch PMI drop off at 20% equity — sending even more of your payment straight into ownership.
3%
Minimum down payment
$0
Upfront mortgage insurance
$640k
Equity owned at payoff
~30 d
Average time to close
| What to review | Why it matters | How Valley West helps |
|---|---|---|
| Credit strength | Stronger credit opens better pricing | We review it early and suggest steps if it helps |
| Down payment or equity | 3% down is possible; 20% removes PMI | We help you weigh down payment against PMI |
| Monthly payment comfort | Keeps the home comfortable long term | We model a payment range that fits your budget |
| Loan type fit | Purchase, refinance and jumbo differ | We map your goal to the right conventional path |
| Timeline | Sets the pace of your review | We match the process to your timing |
| Preapproval status | A strong letter makes your offer stand out | A human-reviewed preapproval, not an auto-decision |
Want a clearer next step?
Start with a local review and see what options may fit based on verified information — no pressure, no guessing.
All loans are subject to credit, income, property, and underwriting approval. This preview is for general guidance only and is not a loan approval.Figures shown are illustrative examples only and your numbers may vary. All loans are subject to credit, income, property, and underwriting approval. Valley West Mortgage NMLS #65506.
The most flexible loan
Your terms, your way home.
Insurance that goes away
Equity
PMI that drops off
Unlike FHA, conventional PMI isn’t forever — it falls away automatically as you reach 20% equity.
No upfront premium
Cost
No upfront MIP
Conventional skips the upfront insurance premium FHA charges — and scales all the way up to jumbo size.
Your loan, in your pocket
Track every step from your phone.
From application to keys, watch your file move in real time — rate-lock alerts, secure document upload, and a direct line to your local Las Vegas specialist.
- Real-time loan status & milestones
- Secure document upload
- Rate-lock alerts the moment pricing moves
- Message your specialist anytime
9:40
HOMEJS
OverviewEquity
WEEKLY RECAP · JULY 1–7Your loan & equity recap
HOME EQUITY
$325,472+5.5%
1W1M3MYTDALL
Add account
9:40
ACTIVITYJS
OverviewActivity
FILE STATUS · ON TRACKAppraisal ordered — step 3 of 5
MONTHLY PAYMENT
$1,847Rate locked
Application submitted
Credit reviewed
Appraisal in progress
Underwriting & approval
Your next move starts in minutes.
A 30-second look
Why move-up buyers pick Valley West.
A quick look at how a local Las Vegas mortgage company turns strong credit into a lower-rate conventional loan — with PMI that drops off.
From the buyers we serve
Read what buyers say.
★★★★★
We put 5% down and they showed us exactly when PMI would drop. No surprises, just a clear plan.
Priya & Sam R. · Summerlin
★★★★★
Refinanced out of our FHA loan into a conventional and dropped the mortgage insurance entirely.
Marcus D. · Las Vegas
★★★★★
Needed a jumbo for our move-up home. They shopped it hard and got a rate I didn't think was possible.
The Whitfield Family
★★★★★
Every number explained clearly. No surprises at closing — exactly what they told us up front.
Jenna L. · Centennial Hills
★★★★★
A real local team that picked up the phone every time. Felt like they were on our side.
Aaron B. · Enterprise
★★★★★
Made the whole loan simple and kept me informed the whole way. Smooth from application to closing.
Sofia N. · Spring Valley
★★★★★
They made the whole process simple and clear — smooth, fast, and honest the whole way.
Marcus T. · Henderson, NV
★★★★★
Closed in under a month. Every question answered by a real local person, never a call center.
Dana R. · Las Vegas, NV
★★★★★
No surprise fees, no pressure. They explained every number until it actually made sense to us.
Priya & Sam · North Las Vegas
Customer experiences may vary. Reviews do not guarantee loan approval, rates, terms, or outcomes.
Common questions
Conventional loans, answered.
Qualified buyers can put as little as 3% down. Putting down more lowers your payment and can eliminate PMI from the start — we'll model both so you can choose what fits.
Unlike FHA, conventional PMI isn't permanent. You can request removal at 20% equity, and by law it cancels automatically at 22% equity based on the original value — lowering your payment.
A jumbo loan is a mortgage that exceeds the 2026 conforming loan limit of $832,750 for a single-family home in Clark County. Jumbo loans have their own credit score, reserve, and down-payment requirements. Valley West Mortgage prices jumbo files with a local team — we'll compare jumbo versus high-balance conventional options for your price range. Subject to credit approval and underwriting.
A big bank offers one rate sheet and a call center. Valley West Mortgage is a licensed Nevada mortgage company — we structure your loan with a local team, keep it moving locally, and answer the phone when you call. Fewer hands in your file and straight answers from people who know Clark County.
Most conventional purchases in Clark County close in about 30 days from accepted offer, depending on appraisal scheduling, title, and document turnaround.
Conventional loans generally start at a 620 score, with the best pricing near 740+. A higher score lowers both your rate and your PMI. Qualified first-time buyers may put as little as 3% down. Subject to credit approval and underwriting.
The simplest way is to put 20% down, which skips monthly PMI entirely. If you'd rather keep more cash, lender-paid MI or a combination loan structure can remove the separate PMI line — each trades a slightly different rate, so we'll compare the true monthly cost of each option before you decide.
For 2026, the conforming limit for a single-family home in Clark County is $832,750 (FHFA) — the national baseline, because Las Vegas is not a high-cost county. Loans above it are jumbo. We confirm your price range before you shop.
Nevada's effective property tax rate is approximately 0.5–0.7% of assessed value — among the lowest in the western United States. Clark County applies the rate to 35% of the home's taxable value. Nevada also has no state income tax, which reduces the total cost of homeownership compared with many other states. Your lender will include a property tax estimate on your Loan Estimate.
Nevada cost of ownership
Why Las Vegas homeownership costs less than you might expect
Nevada’s effective property tax rate is approximately 0.5%–0.7% of assessed value — among the lowest in the western U.S. (source: Nevada Department of Taxation). Clark County uses an assessed value of 35% of taxable value. On the ~$470,000 Las Vegas median home, that works out to roughly $2,350–$3,290 in annual property taxes ($196–$274/month in escrow). Nevada also has no state income tax (Nevada Constitution, Article 10), which means your gross income goes further here than in comparable West Coast markets. Your lender will include property tax estimates in your official Loan Estimate.
| Home price | Est. annual property tax (0.5%–0.7%) | Monthly escrow estimate |
|---|---|---|
| $350,000 | $1,750–$2,450 | $146–$204 |
| $470,000 (approx. median) | $2,350–$3,290 | $196–$274 |
| $600,000 | $3,000–$4,200 | $250–$350 |
| $832,750 (conforming limit) | $4,164–$5,829 | $347–$486 |
Estimates are illustrative. Actual property tax amounts depend on assessed value, applicable exemptions (Nevada’s homestead exemption is $15,000 off assessed value for qualifying owner-occupants), and the specific tax district. Verify with the Clark County Assessor. Source: Nevada Department of Taxation. Not a Loan Estimate. NMLS #65506. Equal Housing Opportunity.
Low-down-payment programs
Three 3%-down conventional programs for Las Vegas buyers
Conventional is not just one program. Three Fannie Mae / Freddie Mac programs offer 3% minimum down for qualifying buyers, each with a slightly different income or credit profile fit. PMI applies on all three and cancels at 20% equity — unlike FHA MIP which often lasts the loan’s life.
| Program | Min down | Min credit | Income limit? | Best for |
|---|---|---|---|---|
| Conventional 97 (Fannie Mae) | 3% | 620 | No | First-time buyers (no prior ownership in 3 years), no income cap |
| HomeReady (Fannie Mae) | 3% | 620 | Yes (area median income limits) | Buyers in targeted Clark County census tracts; can use boarder income |
| Home Possible (Freddie Mac) | 3% | 660 recommended | Yes (area median income limits) | Similar to HomeReady; pairs with most Nevada DPA grants |
All three programs pair with Nevada’s down payment assistance programs (Home Is Possible, Worker Advantage). Review the full conventional requirements to see which fits your profile, or get pre-approved and we’ll compare all three for you. Subject to underwriting and income limit verification.
Program guidelines per Fannie Mae and Freddie Mac guidelines in effect as of June 2026. Subject to change. Not a commitment to lend. NMLS #65506. Equal Housing Opportunity.
Valley West Mortgage perspective
“The most common mistake we see from Las Vegas conventional buyers in 2025–2026 is choosing FHA automatically because they’ve heard ‘it’s easier to get.’ For buyers with a 680+ credit score who can put 5% down, conventional often wins on long-term cost because PMI cancels at 20% equity while FHA MIP often lasts the life of the loan. On a $470,000 purchase over 10 years, that difference can be $12,000–$25,000. We price both side-by-side so you can see the real number.”
Vatche Saatdjian · President, Valley West Mortgage · NMLS #65506 · Las Vegas, NV · Educational perspective; illustrative figures; not a commitment to lend.
The flexible path to
your front door.
One application. One local team, and a clear path to your strongest conventional option — 3–20% down, no upfront MIP, handled by your local team.