Income within limits
Varies by county
Most programs cap household income — often tied to area median income. Home Is Possible, HomeReady, and Home Possible each set their own limit. We check yours. Confirm current terms.
Las Vegas · Down payment assistance · 2026
Down payment help —how it works in Las Vegas.
Assistance toward your down payment. Paired with 3%-down conventional. Competitive rates.
Down payment assistance can cover your down payment and part of your closing costs — and Nevada's Home Is Possible program pairs with conventional loans, including 3%-down HomeReady and Home Possible. Here is the honest 2026 breakdown of programs, eligibility, and cash to close for Las Vegas, Henderson, and North Las Vegas buyers. Program details subject to change — confirm current terms.
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The short answer
Down payment assistance helps cover your down payment and closing costs. In Nevada, the Home Is Possible program pairs with conventional loans — including 3%-down HomeReady and Home Possible. Eligibility depends on income, credit, and the program; many require a homebuyer education course. Program details change — confirm current terms.
See if I qualify for down payment helpUpdated June 26, 2026 · Reviewed by Valley West Mortgage · NMLS #65506 · Equal Housing Lender
Covers down payment + costsHelp toward the cash you bring to closing.
Pairs with conventionalIncluding 3%-down HomeReady / Home Possible.
Grant or second lienSome assistance is repaid, some is not.
Eligibility by income + creditLimits vary by program and county.
The honest breakdown
How down payment assistance actually works
Down payment assistance (DPA) helps cover the down payment and closing costs that keep buyers on the sidelines — and most of it layers on top of a conventional loan. Some assistance is a grant you don't repay; some is a second lien you repay when you sell or refinance. Knowing which is which is how Las Vegas buyers turn "not enough saved" into a real path to keys. Start with our home affordability checkup to see your price range, then layer assistance on top.
Often no repayment
Grant assistance
A grant goes toward your down payment and closing costs and generally does not have to be repaid. Nevada's Home Is Possible program offers assistance toward these costs. Program structures and terms change — confirm current terms.
Repaid later
Repayable second lien
A second mortgage (such as Fannie Mae Community Seconds) covers your down payment as a separate lien you repay when you sell or refinance. Some second liens are deferred or forgivable over time. We compare the terms before you choose.
Pairs with 3% down
HomeReady & Home Possible
Fannie Mae HomeReady and Freddie Mac Home Possible are conventional loans that allow as little as 3% down — and assistance, gifts, and grants can supply that down payment and closing costs. Income limits apply.
Always allowed
Gift funds
On HomeReady and Home Possible your full down payment can be a documented gift from family — no minimum from your own funds. A simple gift letter documents it, and we walk you through it.
Clark County · 2026
Conforming limit $832,750
Most Las Vegas-area homes that pair with assistance fall well under the 2026 conforming loan limit of $832,750. Above it is a jumbo or high-balance loan with its own guidelines — we price both in-house.
2026 down payment help — paths at a glance
| Path | Covers | Repay? |
|---|---|---|
| Home Is Possible (NV) | Down + closing | Varies — confirm terms |
| Conventional 3% + DPA | Down + closing | Grant or 2nd lien |
| Community Seconds | Down + closing | 2nd lien — repaid |
| Gift funds | Down + closing | No — gift letter |
Sources: Nevada Housing Division (Home Is Possible); Fannie Mae HomeReady / Community Seconds; Freddie Mac Home Possible. Program availability, assistance amounts, and repayment terms change — confirm current program terms with us or the Nevada Housing Division. Not all borrowers qualify.
Program details shown are general and subject to change — confirm current program terms before relying on them. This is an advertisement, not a commitment to lend. Eligibility, assistance amounts, income and price limits, and repayment terms depend on the program, your county, household size, credit, and final loan terms. PMI varies by credit score, loan-to-value, loan amount, and insurer; conventional PMI is removable at 78% loan-to-value.
See which programs you qualify for
A quick local review checks Home Is Possible, conventional 3%-down programs, and gift-fund options against your real Las Vegas numbers — priced in-house.
Illustrative example
Cash to close — with vs without assistance
The same $478,000 Las Vegas home, a 3%-down conventional loan, shown with and without down payment assistance toward the down payment and closing costs. Illustrative figures only — assistance amounts vary by program.
Without assistance
Home price$478,000
Down payment (3%)$14,340
Est. closing costs & prepaids~$14,360
Assistance applied$0
Est. cash to close~$28,700
Removable PMI (below 20%)Applies
With assistance (illustrative)
Home price$478,000
Down payment (3%)$14,340
Est. closing costs & prepaids~$14,360
Assistance applied (illustrative)−$15,000
Est. cash to close~$13,700
Removable PMI (below 20%)Applies
What assistance can change
~$15k less
Illustrative cash-to-close reduction
Assistance is applied toward your down payment and closing costs — so the cash you bring to the table can drop sharply. The $15,000 here is illustrative only; your actual assistance depends on the program, your income, and your county. We run your real numbers. Confirm current program terms.
Want this run on your real price?
We'll model your cash to close with and without assistance — and tell you which programs you may qualify for — for any Las Vegas, Henderson, or North Las Vegas home.
Illustrative estimate only — not a Loan Estimate, rate quote, or commitment to lend, and not a guarantee of assistance. Assistance amount shown ($15,000) is illustrative, not a program figure; actual assistance, income/price limits, and repayment terms vary by program and county and are subject to change — confirm current terms. Median price per Las Vegas REALTORS (GLVAR) Q1 2026. Valley West Mortgage · NMLS #65506.
The honest picture
Assistance moves your cash to close.
For a $478,000 Las Vegas home on a 3%-down conventional loan, here's how down payment assistance can change the cash you bring to closing. Illustrative figures only.
Cash to close — 3%-down conventional$478k Las Vegas home, no assistance
~$28.7kest. cash
Down payment (3%)~$14,340
Closing costs & fees~$8,600
Prepaids & reserves~$5,740
Assistance is applied against these costs — lowering the cash you bring.
Cash to close by assistance level$478k home · 3% down · illustrative
Assistance amounts are illustrative only — your actual help depends on the program and county.
Where assistance appliesdown payment + closing costs
Grant — usually no repayment2nd lien — repaid laterGift funds — gift letter
Below 20% equity, conventional PMI still applies — but it's removable at 78% LTV.
Want your real number?
A quick local review checks which assistance programs you may qualify for and models your cash to close with and without help.
Not a commitment to lend, a Loan Estimate, or a guarantee of assistance. Subject to credit approval, program guidelines, and property eligibility. Program terms subject to change. NMLS #65506.Eligibility checklist
What it usually takes to qualify for assistance
Requirements vary by program, but most down payment assistance shares the same building blocks. Here's the typical checklist Las Vegas buyers work through — confirm current program terms for your county and household.
Qualifying credit
Loan-level
Because assistance layers on a conventional loan, the loan's credit guidelines usually apply, and some programs add a minimum score. We review your file and tell you where you stand.
Homebuyer education
Often required
Many programs require at least one borrower to finish an approved course, like Fannie Mae HomeView. It's usually online and a few hours — we point you to the right one.
Primary residence
Live there
Assistance is for a home you'll live in, not an investment property. Some programs also cap the purchase price by county — we confirm your home qualifies.
First-time often helps
Not always required
Some assistance is first-time-buyer only, but many programs define "first-time" as no ownership in three years — and some have no first-time requirement at all. We match you to the right one.
Paired conventional loan
Priced in-house
Assistance needs a qualifying loan underneath it. As a direct local lender we price your conventional loan ourselves and structure the assistance on top — one team, one application.
What not to do
Don't assume you earn too much or that assistance is "free money" with no strings. Limits and structures vary widely, and some help is a repayable second lien — a local review weighs all of it together against your real numbers.
Want to know which programs fit you?
We'll check Home Is Possible, conventional 3%-down programs, and gift-fund options against your real Las Vegas numbers — no obligation, eligibility subject to program guidelines.
Local guidance
Find the right assistance program before you guess
Assistance programs change, stack different ways, and each has its own income and price limits. A local Las Vegas team that prices the conventional loan and structures the assistance on top knows which Home Is Possible, HomeReady, or Home Possible path actually fits your file. If you'd rather start without assistance, see how a conventional down payment compares at 3%, 5%, and 20% down. That context is the difference between a generic guess and a plan that closes.
Get local guidance before you apply
Share a few details and a Valley West Mortgage team member can help you understand which down payment assistance programs you may qualify for, your estimated cash to close, and the conventional 3%-down path underneath it — real numbers, no guessing.
See if I qualify for down payment help No obligation. Secure online start. Eligibility subject to program guidelines. Program terms subject to change. NMLS #65506.
Across the valley · 2026
Where assistance stretches furthest across the valley
Price drives how far assistance goes, your down payment, and whether you're conforming or jumbo — and it varies sharply across Clark County. The 2026 conforming limit is $832,750, and most homes that pair with assistance fall well under it. Here's where each Las Vegas-area market sits. Nevada's low property taxes and no state income tax keep the monthly payment competitive everywhere you shop.
Las Vegas · valley-wide
~$478k median
At the Q1 2026 median, 3% down is about $14,340 — a target assistance can help cover. Well under the conforming limit, with room for seller credits in a balanced market.
North Las Vegas · entry
~$420k median
The affordability play — a lower price means a smaller down payment that assistance can stretch even further. Newer master-planned communities make it popular with first-time buyers.
Henderson · premium
~$520k+ median
Higher median with strong schools and amenities — still conforming. Income limits matter most here: we check whether your household fits the assistance program caps at this price point.
Summerlin · higher balance
~$650k+ median
Master-planned and premium — approaching the $832,750 conforming limit. Above it you'd compare high-balance or jumbo; we model both so the math decides.
Clark County · the picture
$832,750 conforming limit
Every Clark County market sits at the FHFA baseline — no high-cost designation. Above it is jumbo/high-balance. A local Las Vegas mortgage lender prices your file in-house countywide.
Jumbo & high-balance · the edge
Above the limit
Loans above $832,750 are jumbo or high-balance, with their own credit and reserve guidelines. We price these in-house so a higher Las Vegas price stays a clear, comparable option.
Not sure which area fits your budget?
A Nevada mortgage review checks which assistance programs you qualify for and models your cash to close for any Las Vegas, Henderson, North Las Vegas, or Summerlin price point — priced in-house.
Avoid these
Four mistakes that cost Nevada buyers assistance
01
Assuming you earn too much
Income limits are higher and more nuanced than most buyers think, and they vary by county and household size. Don't rule yourself out — have us check the current limit for your program first.
Check first
02
Not knowing grant vs. second lien
Some assistance is a grant you don't repay; some is a repayable second mortgage. Knowing which is which before you commit protects you from a surprise at sale or refinance.
Read the terms
03
Skipping homebuyer education
Many programs require an approved course before closing. Leaving it to the last minute can stall your file — start it early and we'll point you to the right one.
Start early
04
Relying on outdated program info
Assistance programs, amounts, and limits change. Don't plan around last year's terms — confirm current program details with us or the Nevada Housing Division, and see today's rates.
Confirm terms
Your path
The 3-step path to down payment help
Step 1
Check your eligibility
Share your income, credit, and target price. We check Home Is Possible, HomeReady, and Home Possible limits and tell you which assistance programs you may qualify for. Confirm current terms.
Step 2
Pair it with a conventional loan
We price your 3%-down conventional loan in-house, structure the assistance on top, and point you to any required homebuyer education course — all in one application.
Step 3
Apply assistance & close
Your assistance is applied toward your down payment and closing costs, and most Las Vegas purchases close in about 30 days. We model your cash to close before you commit — use the calculator to start.
Ready when you are
Start a local review and find out which down payment assistance programs you qualify for — with real numbers, not a guess.
Frequently asked
Down payment assistance, answered.
Is down payment assistance a grant or a loan?
It can be either. Some assistance is a grant that you don't repay, while other programs provide a repayable second mortgage or a deferred/forgivable second lien. Nevada's Home Is Possible program offers assistance toward the down payment and closing costs. Program structures change — confirm current program terms before you rely on any specific number.
Do I have to repay down payment assistance?
It depends on the program. Grants generally don't require repayment. Second-mortgage assistance (such as Fannie Mae Community Seconds) places a second lien you repay when you sell or refinance, and some second liens are deferred or forgivable over time. We help you compare the repayment terms before you choose. Confirm current program terms.
What are the income limits for down payment assistance in Nevada?
Income limits vary by program, county, and household size. Nevada's Home Is Possible program and conventional 3%-down programs like HomeReady and Home Possible each set their own income caps, often tied to area median income. Limits change annually — confirm the current limit for your county and household size with us or the Nevada Housing Division.
What credit score do I need for down payment assistance?
Most assistance is layered on top of a conventional loan, so the underlying loan's credit guidelines usually apply, and many programs add a minimum score and a homebuyer education requirement. Requirements vary by program; we review your file and tell you which paths you qualify for. Not all borrowers qualify.
Can I use down payment assistance with a conventional 3%-down loan?
Yes. Down payment assistance is commonly paired with conventional 3%-down programs such as Fannie Mae HomeReady and Freddie Mac Home Possible. Assistance can help cover the down payment and closing costs on these loans. Eligibility and program guidelines apply — confirm current program terms.
What is the 2026 conforming loan limit in Clark County?
The 2026 baseline conforming limit is $832,750 for one-unit homes in Clark County. Most Las Vegas-area homes that pair with assistance fall well under it. Loans above the limit are jumbo or high-balance with their own credit and reserve guidelines.
Will I still pay PMI if I use down payment assistance?
Usually yes. Assistance helps with the cash you bring to closing, but if your loan is still below 20% equity, conventional private mortgage insurance applies. Conventional PMI is removable — it cancels automatically at 78% loan-to-value. PMI varies by credit, loan-to-value, and insurer.
Do I need a homebuyer education course?
Often, yes. Many assistance programs and first-time-buyer conventional programs require at least one borrower to complete an approved homebuyer education course, such as Fannie Mae HomeView. Requirements vary by program — confirm current program terms.
Methodology: program facts per Nevada Housing Division (Home Is Possible), Fannie Mae (HomeReady / Community Seconds / HomeView), and Freddie Mac (Home Possible); conforming limit ($832,750, Clark County) per FHFA 2026; Las Vegas median (~$478,000, Q1 2026) per Las Vegas REALTORS (GLVAR). Assistance amounts and cash-to-close figures are illustrative only and program terms are subject to change — confirm current program terms. Not a commitment to lend, a Loan Estimate, or a guarantee of assistance. Reviewed by Valley West Mortgage · NMLS #65506 · Equal Housing Lender · Updated June 26, 2026.
From the families we serve
Read what buyers say.
★★★★★
They priced my loan in-house and beat my bank by a quarter point — one local team, one application.
Marcus T. · Army · Henderson
★★★★★
We put 5% down and the PMI was tiny — then dropped off two years later. Closed in 26 days.
Jessica & Ray K. · Air Force
★★★★★
The rate-and-term refinance was smooth — barely any paperwork, and my payment dropped right away.
Daniel R. · Marine Corps
★★★★★
Every number was explained clearly. No surprises at closing — exactly what they told us up front.
Priya H. · Navy · Las Vegas
★★★★★
A real local team that picked up the phone every time. Felt like they were on our side the whole way.
Carlos G. · Army · Enterprise
★★★★★
They compared 5% and 20% down for us and showed the real math. No pressure. Five stars.
Tasha W. · Air Force · Spring Valley
★★★★★
They beat my bank’s quote with a rate I couldn't find anywhere — 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.
Your down payment help
may be closer than you think.
One application. One local team, competitive rates, and a clear path to the assistance programs you qualify for — paired with a 3%-down conventional loan. Eligibility subject to program guidelines; terms subject to change.