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 low-down-payment conventional. Local guidance.
Down payment assistance can cover your down payment and part of your closing costs. Valley West Mortgage, a Las Vegas mortgage lender, helps buyers layer Nevada's programs onto a low-down-payment conventional loan: Home Is Possible (a grant or deferred loan from the Nevada Housing Division) and Worker Advantage — a $20,000, no-interest, no-monthly-payment second mortgage for eligible essential workers, launched December 2025 by the Nevada Housing Division. Worker Advantage is non-forgivable: the balance is repaid when you sell, refinance, or pay off your first mortgage. Both pair with HomeReady and Home Possible conventional loans.
Here is Valley West Mortgage's 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 at the Nevada Housing Division (housing.nv.gov).
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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.
- Cash to close
- The total money needed at closing, including down payment, closing costs, prepaids, and escrow deposits.
This is general education, not a final approval or binding quote. The right answer comes from a full mortgage review with your actual details.
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 low-down-payment 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 August 3, 2026 · Reviewed by Valley West Mortgage · NMLS #65506 · Equal Housing Opportunity
Covers down payment + costsHelp toward the cash you bring to closing.
Pairs with conventionalIncluding low-down-payment 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.
"Private mortgage insurance (PMI) is a type of mortgage insurance you might be required to buy if you take out a conventional loan with a down payment of less than 20 percent of the purchase price."Consumer Financial Protection Bureau -- consumerfinance.gov/ask-cfpb
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 a low down payment
HomeReady & Home Possible
Fannie Mae HomeReady and Freddie Mac Home Possible are conventional loans that allow a low down payment — 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 with a local team.
2026 down payment help — paths at a glance
| Path | Covers | Repay? |
|---|---|---|
| Home Is Possible (NV) | Down + closing | Varies — confirm terms |
| Worker Advantage (NV) — Dec 2025 | Up to $20,000 · 0% interest | Non-forgivable — repaid at sale/refi |
| 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; Worker Advantage — homeispossiblenv.org/worker-advantage, launched December 2025, up to $20,000 at 0% interest as a non-forgivable, no-payment 30-year second mortgage); Fannie Mae HomeReady / Community Seconds; Freddie Mac Home Possible. Program availability, assistance amounts, income and price limits, and repayment terms change — confirm current program terms with us or the Nevada Housing Division before relying on them. Not all borrowers qualify.
Want every Nevada DPA program compared side by side with income limits and stacking rules? See the Nevada Down-Payment Assistance Tracker 2026 — a citable data resource updated by Valley West Mortgage.
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 low-down-payment programs, and gift-fund options against your real Las Vegas numbers — handled by your local team.
Illustrative example
How much cash to close with vs without assistance?
The same $478,000 Las Vegas home, a low-down-payment 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 low-down-payment conventional loan, here's how down payment assistance can change the cash you bring to closing. Illustrative figures only.
Cash to close — low-down-payment 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 levelIllustrative example · lower down payment
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
Who qualifies for assistance in Nevada?
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
Reviewed with a local team
Assistance needs a qualifying loan underneath it. 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 low-down-payment 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 across different levels. 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 low-down-payment path underneath it — real numbers, no guessing. New to the loan side? Our Las Vegas home loans guide shows how assistance stacks on each loan type.
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 does assistance stretch 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, a lower down payment keeps cash to close well under the conforming limit — a target assistance can help cover, 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 with a local team 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 with a local team 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 — handled by your local team.
Avoid these
What mistakes 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
How do you apply for down payment help in Nevada?
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 low-down-payment conventional loan with a local team, 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.
Nevada programs 2026
What down payment assistance programs are available to Las Vegas buyers?
Several Nevada state and federal programs pair with low-down-payment conventional loans (HomeReady, Home Possible) or conventional financing to reduce or eliminate your down payment and closing costs. Terms change; verify current program availability with the administering agency before relying on any specific amount.
| Program | Amount / structure | Administered by | Key requirement |
|---|---|---|---|
| Home Is Possible (HIP) | Up to 4% of loan as grant or deferred loan; combined with 30-year fixed conventional or FHA | Nevada Housing Division (NHD) | Income limits apply; primary residence; homebuyer education required |
| Home Is Possible for Heroes | Same as HIP but for Nevada teachers and first responders | Nevada Housing Division (NHD) | Qualifying occupation; income limits |
| Worker Advantage | Up to $20,000 as a no-interest, no-monthly-payment, non-forgivable 30-year second mortgage (launched Dec 2025); repaid at sale, refinance, or payoff | Nevada Housing Division (NHD) | 640 min. credit (660 manufactured); eligible essential-worker field; primary residence; income limits |
| Conventional 97 / HomeReady | Low-down-payment program (Fannie Mae); pairs with most DPA grant programs | Fannie Mae / lender | 620+ FICO; income limit for HomeReady in high-income areas |
| Home Possible (Freddie Mac) | Low down payment; similar to HomeReady; pairs with NHD and NRHA programs | Freddie Mac / lender | 660+ FICO recommended; income limit applies |
| Clark County HOME program | Down payment and closing cost assistance for qualifying buyers; amounts vary by funding year | Clark County Community Services | Income limits; Clark County purchase area; verify current availability |
Program terms, income limits, and available funds change. Sources: Nevada Housing Division (housing.nv.gov; Worker Advantage detail at homeispossiblenv.org/worker-advantage); Clark County Community Services. Verify current terms before making any financial decisions. Not a commitment to lend. NMLS #65506. Equal Housing Opportunity.
Worker Advantage spotlight
Nevada’s Worker Advantage — $20,000 at 0% toward your down payment
Launched December 2025, the Nevada Housing Division’s Worker Advantage program offers eligible Nevada essential workers up to $20,000 as a no-interest, no-monthly-payment second mortgage — a non-forgivable 30-year loan repaid when you sell, refinance, or pay off your first mortgage. This is one of the most significant DPA amounts available in the state and pairs with 30-year conventional and FHA first mortgages. Minimum credit score is 640 (660 for a manufactured home). Income limits and funding availability apply — verify current program status with the Nevada Housing Division before relying on this amount. Full program detail: Nevada Worker Advantage, explained.
How Worker Advantage can work (illustrative, $478K home)
- Purchase price: $478,000 (approx. Las Vegas median, Q2 2026)
- Lower down payment required — assistance can help cover it
- Worker Advantage (illustrative): $20,000 at 0% covers down payment AND a portion of closing costs
- Cash from buyer (estimate): Could be reduced to closing cost remainder + reserves; illustrative only — actual amounts depend on program rules, seller concessions, and closing costs
- Not forgivable: the $20,000 second carries no interest and no monthly payment, but it is a real loan — the balance is repaid when you sell, refinance, or pay off your first mortgage, not forgiven over time
Source: Nevada Housing Division — homeispossiblenv.org/worker-advantage. Program terms, income limits, and funding availability are subject to change. Verify current availability before making any financial decisions. Illustrative figures only — not a commitment to lend or a guarantee of program availability. NMLS #65506. Equal Housing Opportunity.
Program strategy
DPA + conventional or DPA + FHA — which combination wins?
Most Nevada DPA programs (Home Is Possible, Worker Advantage) pair with both conventional and FHA first mortgages. The right combination depends on your credit score and long-term mortgage insurance cost.
| Factor | DPA + Conventional | DPA + FHA |
|---|---|---|
| Min credit score | 620 (lower down payment) | 580 (slightly higher down payment) |
| Mortgage insurance | PMI — cancels at 20% equity (HPA) | MIP — often loan life with a lower down payment |
| Upfront MIP | None | 1.75% financed into the loan |
| DPA compatibility | Most NHD / NRHA programs pair with both | Most NHD / NRHA programs pair with both |
| Best for | 620+ credit; long-term ownership (PMI cancels) | 580–619 credit; smaller down needed |
| 10-year MI savings (illustrative) | PMI drops off; potential savings $10K–$25K vs FHA | MIP persists; higher total cost over time |
Valley West Mortgage compares both paths for your credit and income profile so you see the real long-term cost — not just the monthly payment. Review conventional requirements or get pre-approved to find your best option. Subject to underwriting and program availability.
Illustrative comparisons only. Actual costs depend on credit, rate, loan amount, and program rules. NMLS #65506. Equal Housing Opportunity.
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 low-down-payment 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 low-down-payment loan?
Yes. Down payment assistance is commonly paired with conventional low-down-payment 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 Opportunity · Updated August 3, 2026.
From the families we serve
Read what buyers say.
★★★★★
They handled my loan with a local team and kept it simple start to finish. — one local team, one application.
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
★★★★★
Every number was explained clearly. No surprises at closing — exactly what they told us up front.
Priya H. · Las Vegas, NV
★★★★★
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
★★★★★
They compared 5% and 20% down for us and showed the real math. No pressure. Five stars.
Tasha W. · Spring Valley, NV
★★★★★
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
Read current Google reviews for the live source behind this section.
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, and a clear path to the assistance programs you qualify for — paired with a low-down-payment conventional loan, handled by your local team. Eligibility subject to program guidelines; terms subject to change.