Baseline
Step 1
$832,750
The 2026 FHFA conforming baseline for one-unit homes.
Set by FHFAClark County · Nevada · 2026 · FHA vs Conventional
FHA vs conventional
loan limits
The most you can borrow before a loan needs a different program — $541,287 for FHA and $832,750 for conventional in Clark County, above which it becomes jumbo. Here's the 2026 FHFA/HUD breakdown for Las Vegas.
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Plain-English basics
Terms worth knowing before you compare
A better loan option decision starts with a few simple definitions. These are the words people most often ask us to explain before they choose a path.
- Conforming loan
- A conventional loan that fits Fannie Mae or Freddie Mac size and guideline limits.
- PMI
- Private mortgage insurance. It is commonly required when a conventional buyer puts less than 20 percent down.
- LTV
- Loan-to-value ratio. It compares the loan amount to the property value or purchase price.
- DTI
- Debt-to-income ratio. It compares monthly debts to gross monthly income before taxes.
This is general education, not a final approval or binding quote. The right answer comes from a full mortgage review with your actual details.
Quick answer
Loan limits are what decide whether FHA can finance your home at all: for a single-family home in Clark County, Nevada, the 2026 FHA limit is $541,287 and the 2026 conventional (conforming) limit is $832,750 — up from $806,500 in 2025. Las Vegas isn't a high-cost area, so no elevated limit applies to either program; above $832,750 is a jumbo loan. Ready to see if you qualify? Review Nevada conventional loan requirements, browse our Nevada conventional loan FAQ for 2026, or check today’s rates. Buying farther north? The same $832,750 conventional baseline applies in the Reno area — see our conventional loan guide for Washoe County. Updated July 2026.
Check conventional eligibilityValley West Mortgage · local Las Vegas mortgage lender · NMLS #65506 · Equal Housing Opportunity · Not a commitment to lend · Subject to credit approval · Updated July 31, 2026
$832,750 conventionalThe 2026 FHFA baseline.
$541,287 FHAThe 2026 HUD limit, Clark County.
Above it = jumboLarger loans price differently.
PMI cancels at 20%Unlike FHA, it isn’t permanent.
The jumbo line
Where conforming ends and jumbo begins
For 2026, the needle sits at $832,750. At or below it, a Clark County loan is conforming and priced to Fannie Mae / Freddie Mac guidelines. Above it, the loan is jumbo — different underwriting, different pricing.
Las Vegas isn’t a high-cost county, so the standard baseline is the whole story here.
$832,750
Conforming below · Jumbo above
Where you land
Is my Las Vegas loan conforming or jumbo?
Drag the handle or type a price. We’ll show whether it stays conforming or crosses into jumbo above $832,750.
"In most of the United States, the 2026 CLL value for one-unit properties will be $832,750."Federal Housing Finance Agency -- fhfa.gov
$832,750conforming limit
$300k$1.6M
Above the limit? A jumbo loan may fit — we price both.
Talk to a local specialist about jumboBy property type
What are the 2026 conforming limits for 1–4 unit properties?
Conforming limits step up for multi-unit properties — the same FHFA schedule applies across Clark County.
Source: FHFA Conforming Loan Limits, 2026 — Clark County, Nevada.
| Property type | 2026 limit |
|---|---|
| 1-unit | $832,750 |
| 2-unit | $1,066,250 |
| 3-unit | $1,288,800 |
| 4-unit | $1,601,750 |
How the limit is set
What sets the 2026 conforming limit?
Why Las Vegas gets the standard baseline — and where jumbo begins.
Multiplier
Step 2
× 1.0
No high-cost multiplier applies to Clark County.
No multiplierYour limit
Result
$832,750
The 2026 conforming limit for Las Vegas single-family homes.
1-unit · 2026Not high-cost
Why
Standard limit
Local median prices stay under the elevated-limit threshold.
Below thresholdUpdated yearly
Cadence
Set annually
The FHFA recalculates conforming limits every year.
Recalculated yearlyAbove the limit
Next
Jumbo
Anything over $832,750 is a jumbo loan with its own rules.
We underwrite bothCash at the limit
How much down do you need at the conforming limit?
Conventional starts with a low down payment for eligible buyers. Slide to see the cash and loan amount at the top of the conforming range.
3% down at $832,750
PMI applies under 20% down and cancels at 20% equity — it isn’t permanent like FHA insurance. See today’s conventional rates to estimate your full monthly cost.
3%
Open the full calculator
Cash down at the limit
$0
on a $832,750 home at the limit
Purchase price (at limit)$832,750
Down payment$0
Loan amount$0
PMI (under 20% down)cancels at 20% equity
Estimate only — not a Loan Estimate, rate quote, or commitment to lend. PMI and pricing depend on credit and loan-to-value. Actual payment excludes taxes and insurance; actual payment will be higher. Subject to credit approval. NMLS #65506.
Across the valley
Is the conforming limit the same in Henderson and North Las Vegas?
The $832,750 single-family conforming limit is identical in Las Vegas, Henderson, and North Las Vegas — Clark County is one limit area.
Las Vegas
$832,750
$478kMedian price
2.9 moSupply
Most homes price well under the limit, so conforming covers the bulk of the market.
Balanced market — real room to negotiate
Henderson
$832,750
$540kMedian price
2.6 moSupply
Premium and luxury pockets are where buyers most often cross into jumbo.
Premium pockets push past the floor
North Las Vegas
$832,750
$430kMedian price
3.1 moSupply
Lower price points keep nearly every purchase comfortably conforming.
Newer master-planned value
Compare the programs
FHA, conventional & VA, side by side
Three programs, three limits — compare them, then open any program’s 2026 limit page. If you have not settled on a program yet, our overview of where conforming fits among the Las Vegas loan options covers what each one asks of a borrower.
FHA loan
FHA
$541,287
Single-family FHA floor for Clark County. A lower minimum down payment than conventional, FICO 580+.
FHA detailsConventional
Conventional
$832,750
The FHFA conforming baseline. Above it, the loan is jumbo.
Conforming detailsVA loan
VA
No cap
Full entitlement has no limit. No down payment required for eligible Veterans.
VA details
Disclosures
This is an advertisement and not a commitment to lend. Loan limits change annually — verify current figures with the FHFA before relying on them. The 2026 conforming single-family limit shown ($832,750) is the standard baseline for Clark County, Nevada; multi-unit figures follow the FHFA schedule. Valley West Mortgage is a local mortgage lender and is not affiliated with or endorsed by the FHFA, Fannie Mae, or Freddie Mac. All loans subject to borrower and property qualification, underwriting, and credit approval. Equal Housing Opportunity · NMLS #65506 · verify licensing at nmlsconsumeraccess.org.
Frequently asked
Conforming limits, answered.
What is the conforming loan limit in Las Vegas for 2026?
$832,750 for a single-family home in Clark County. That is the standard FHFA conforming baseline; Las Vegas is not a designated high-cost area, so no elevated limit applies. Loans above $832,750 are jumbo.
Does Clark County get a high-cost conforming limit?
No. High-cost limits apply only where local median prices are well above the national baseline. Clark County (Las Vegas) sits below that threshold for 2026, so the single-family conforming limit is the standard $832,750.
When does PMI come off a conventional loan?
Private mortgage insurance can be requested for removal at about 20% equity (80% loan-to-value) and terminates automatically by law at 78% of the original value. Unlike FHA MIP, conventional PMI is not permanent.
What credit score do I need for a conventional loan?
Conventional loans generally start around a 620 FICO, with the best pricing at 740 or higher. Programs like HomeReady and Home Possible allow a low down payment for eligible buyers.
Did the conforming loan limit increase from 2025 to 2026?
Yes. The FHFA raised the standard conforming loan limit from $806,500 in 2025 to $832,750 in 2026 — an increase of $26,250 for a single-family home. Clark County uses the standard baseline. See current figures at fhfa.gov.
Is a conventional loan better than FHA in Clark County?
It depends on your credit and down payment. The 2026 FHA limit for Clark County is $541,287 versus $832,750 for conventional. Conventional PMI cancels at 20% equity; FHA MIP is permanent for most borrowers who put less than 10% down — see the full conventional vs. FHA in Nevada comparison. Borrowers with a 620+ FICO and 5%+ down often find conventional costs less over the life of the loan. Use our calculator to compare side by side.
What are the 2026 conforming limits for multi-unit properties in Clark County?
The 2026 FHFA conforming limits for Clark County, Nevada are: 1-unit $832,750; 2-unit $1,066,250; 3-unit $1,288,800; 4-unit $1,601,750. Loans above these figures are jumbo. Source: FHFA Conforming Loan Limits, 2026.
Year-over-year
How has the Nevada conforming limit changed since 2022?
FHFA adjusts the conforming limit annually based on the national average home price. Clark County has tracked the standard baseline every year.
| Year | 1-unit limit | Change from prior year |
|---|---|---|
| 2026 | $832,750 | +$26,250 |
| 2025 | $806,500 | +$39,950 |
| 2024 | $766,550 | +$57,375 |
| 2023 | $726,200 | +$79,000 |
| 2022 | $647,200 | +$98,950 |
The limit tracks FHFA’s national average home price index. It has risen every year since 2017. Source: FHFA.gov Conforming Loan Limits. Not a forecast of future limits.
Above the limit
What changes when you cross $832,750 in Las Vegas?
When your loan amount exceeds $832,750, the loan is a jumbo — it falls outside Fannie Mae / Freddie Mac guidelines and prices under its own rules. Here are the key differences Las Vegas buyers shopping Summerlin, Henderson premium, and master-planned moves need to know.
Credit score
720+ typical
Jumbo programs generally require a higher minimum score than conforming conventional. 720–740+ is standard; some programs start at 700.
Down payment
10%–20%
Most jumbo programs require at least 10%–20% down. No jumbo equivalent of the 3% conventional programs. Subject to underwriting.
Reserves
6–12 months
Jumbo lenders commonly require 6–12 months of PITI (principal, interest, taxes, insurance) in liquid reserves at closing.
DTI
43% max (often tighter)
Jumbo debt-to-income requirements tend to be stricter than conforming. Some programs cap at 38%–43%. Subject to underwriting.
Summerlin and Henderson premium neighborhoods frequently see prices above $832,750. Valley West Mortgage prices jumbo files alongside conforming so you can compare both programs for your price range. For a deeper walkthrough, read our full guide to jumbo loans in Las Vegas, talk to a local specialist, or explore the full conventional loan requirements guide. Because the loan is sized against the lower of price or appraised value, a low appraisal can also move a borderline file across this line — our appraisal gap and financing contingency field guide covers what happens next.
Jumbo guidelines summarized here are educational and subject to change. Not a commitment to lend. Subject to credit, income, property, and underwriting approval. NMLS #65506. Equal Housing Opportunity.
Market context
Do most Las Vegas buyers ever reach the conforming limit?
Las Vegas’s median home price is approximately $470,000–$485,000 (source: GLVAR, Q2 2026) — well below the $832,750 conforming limit. That means the vast majority of Las Vegas purchases are conforming and priced to Fannie Mae / Freddie Mac guidelines, not jumbo. Only move-up buyers targeting Summerlin luxury, the Las Vegas Strip corridor, or premium Henderson communities routinely cross into jumbo territory.
| Area | Approx. median price | Conforming? |
|---|---|---|
| Las Vegas (overall) | ~$478,000 | Yes |
| Henderson | ~$540,000 | Yes |
| North Las Vegas | ~$430,000 | Yes |
| Summerlin (premium) | ~$700,000+ | Yes — mostly |
| Summerlin luxury / guard-gated | $900,000+ | Jumbo |
Median prices are approximate from GLVAR Q2 2026 data and vary by community. Conforming status depends on the loan amount (not the purchase price minus down payment). Confirm your loan amount with a conventional calculator or speak with the local team.
From the families we serve
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They handled everything with one local team and kept me updated the whole way.
Marcus T. · Henderson, NV
★★★★★
We put a lower amount down and the PMI was tiny — then dropped off two years later. Closed in 26 days.
Jessica & Ray K. · Las Vegas, NV
★★★★★
The rate-and-term refinance was smooth — barely any paperwork, and my payment dropped right away.
Daniel R. · North Las Vegas, NV
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Every number was explained clearly. No surprises at closing — exactly what they told us up front.
Priya H. · Las Vegas, NV
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A real local team that picked up the phone every time. Felt like they were on our side the whole way.
Carlos G. · Enterprise, NV
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They compared 5% and 20% down for us and showed the real math. No pressure. Five stars.
Tasha W. · Spring Valley, NV
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Marcus T. · Henderson, NV
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Priya & Sam · North Las Vegas
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