Buying your first home in Las Vegas is more achievable in 2026 than many first-timers assume. Nevada has no state income tax — which means every dollar of gross income stretches further toward your mortgage payment than in most other states. Clark County's conforming loan limit sits at $806,500, well above the metro's median home price of roughly $430,000, so most first-time purchases qualify for a standard conventional loan with competitive Fannie Mae or Freddie Mac pricing. And the Nevada Housing Division runs real down payment assistance programs for income-qualifying buyers who haven't owned in the past three years.
This guide walks you through the full eight-step homebuying process as it applies to Las Vegas in 2026 — from pulling your credit report on day one to signing closing documents at the title company. We'll cover credit requirements, debt-to-income (DTI) ratios, the pre-approval process, Nevada-specific programs, the neighborhoods that work for first-time budgets, and exactly what to expect between accepted offer and funded loan.
Check Your Credit Score and Finances
The minimum credit score for a conventional loan is 620 FICO. For the best conventional rates, aim for 740+. FHA loans accept scores as low as 580 with 3.5% down. Pull your free credit reports from AnnualCreditReport.com and calculate your debt-to-income ratio before applying.
Your credit score is the single most influential number in the mortgage process. It determines whether you qualify, at what interest rate, and how much PMI you'll pay if you put less than 20% down. Before you attend a single open house, pull your reports and know your numbers.
Credit score requirements for Las Vegas first-time buyers
For a conventional loan — the most common mortgage type for first-time buyers with solid income and moderate savings — the minimum FICO score accepted by Fannie Mae and Freddie Mac is 620. In practice, most wholesale lenders apply overlays that move the functional minimum to 640 or 660. Pricing improves materially at each tier:
| FICO Score Range | Conventional Eligibility | Rate Impact |
|---|---|---|
| 740+ | Fully eligible | Best tier pricing |
| 720–739 | Fully eligible | Near-best pricing |
| 680–719 | Fully eligible | Moderate adjustment |
| 640–679 | Eligible with overlays | Notable adjustment |
| 620–639 | Minimum threshold | Significant adjustment |
| Below 620 | Conventional not available | FHA may apply |
How to pull your credit reports for free
Federal law entitles you to one free credit report from each bureau (Equifax, Experian, TransUnion) every 12 months via AnnualCreditReport.com — the only federally authorized free report source. Review each for errors: incorrect addresses, accounts you don't recognize, late payments you made on time, or collections that have already been paid. Dispute any inaccuracies in writing before you start the mortgage process.
Calculate your debt-to-income ratio
Your debt-to-income ratio (DTI) compares your monthly debt obligations to your gross monthly income. Conventional guidelines generally allow a back-end DTI up to 45–50% with automated underwriting approval (Desktop Underwriter for Fannie Mae or Loan Product Advisor for Freddie Mac). To calculate: add up all minimum monthly debt payments (car loans, student loans, credit card minimums, personal loans) and divide by gross monthly income before taxes. Your new housing payment — principal, interest, taxes, insurance, and HOA if applicable — is included in the back-end DTI calculation.
Nevada Advantage: No State Income Tax
Nevada has no state income tax. For a buyer earning $80,000 a year, that's roughly $3,000–$5,000 more in net annual income compared to a borrower in California or Arizona — which means lower state tax withholding reduces the monthly debt obligations counted in your DTI calculation. Your gross income is the same number used by the lender, but your actual take-home cash is higher, making housing payments more comfortable on a month-to-month basis.
Documents to start gathering now
- Two most recent pay stubs (all jobs)
- Two years of W-2s (or two years of federal tax returns if self-employed)
- Two months of bank statements (checking, savings, investment accounts)
- Government-issued photo ID
- Social Security number (for credit authorization)
- Statements for any outstanding debts: auto loans, student loans, credit cards
Determine How Much Home You Can Afford
Las Vegas first-time buyers should use the 28/36 rule: housing costs should not exceed 28% of gross monthly income, and total debt should not exceed 36-43% DTI. With Clark County's median home price near $430,000 and conventional rates at 6.49% (30-yr), a buyer needs roughly $21,500 for a 5% down payment plus closing costs. Nevada's no-state-income-tax status improves effective monthly affordability.
Affordability in Las Vegas in 2026 is driven by four variables: purchase price, down payment, interest rate, and your monthly debt load. Understanding these before you start shopping prevents the discouragement of falling for a home your lender can't approve — and prevents the financial pain of buying more house than your budget can sustain.
The Las Vegas market in 2026
The Clark County median home price is approximately $430,000 as of 2026. Entry-level inventory — smaller single-family homes and townhomes in North Las Vegas, Enterprise, and parts of Henderson — starts in the high $300,000s. Established neighborhoods in Summerlin and Green Valley can run $500,000–$700,000+. New construction in master-planned communities typically carries a builder premium.
Back-of-envelope affordability calculation
At a 6.49% conventional 30-year fixed rate (Valley West Mortgage as of May 2026) on a $430,000 purchase with 5% down ($21,500), the principal and interest payment is approximately $2,600 per month. Add estimated Clark County property taxes (~$3,500–$5,000/year, or $290–$415/month) and homeowner's insurance (~$1,200–$1,800/year, or $100–$150/month), and the total monthly housing payment is roughly $3,000–$3,200 before any HOA dues.
To comfortably carry a $3,100/month housing payment, a buyer applying the 28% front-end ratio needs a gross monthly income of approximately $11,000/month ($132,000/year). With Nevada's no-state-income-tax advantage, take-home pay at that income level is meaningfully higher than in neighboring states, making that payment more manageable in practice.
Down payment options for first-time buyers
| Down Payment | On $430,000 Purchase | PMI Required? | Notes |
|---|---|---|---|
| 3% | $12,900 | Yes | HomeReady / Home Possible programs |
| 5% | $21,500 | Yes | Standard conventional minimum |
| 10% | $43,000 | Yes, lower rate | Reduced PMI premium |
| 20% | $86,000 | No | PMI eliminated at origination |
PMI note: Private Mortgage Insurance (PMI) is required on conventional loans with less than 20% down. It protects the lender — not you — and is auto-removed when your loan balance reaches 78% of the original purchase price per the federal Homeowners Protection Act. You can also request removal at 80% LTV with a clean 12-month payment history. PMI is not a permanent cost — it's a temporary bridge while you build equity.
Also budget for closing costs, which in Nevada typically run 2–3% of the loan amount. On a $408,500 loan (5% down on $430,000), that's approximately $8,000–$12,000. Some closing costs can be rolled into a rate negotiation with the seller (seller concessions) or offset by lender credits. Your broker will detail every line item on the Loan Estimate.
Get Pre-Approved with Valley West Mortgage
To get pre-approved for a conventional mortgage with Valley West Mortgage, apply online at conventionalhomeloans.services/apply or call (702) 696-9900. Vatche Saatdjian reviews every file within 60 minutes during business hours and shops 50+ wholesale lenders. A pre-approval letter typically takes 1-2 business days and does not require a hard credit pull at the initial inquiry stage.
A pre-approval letter is the difference between a serious buyer and a window shopper in Las Vegas's competitive market. Listing agents routinely advise sellers to reject offers not accompanied by a pre-approval, and in multiple-offer situations, a strong pre-approval from a known local broker can be decisive. Get pre-approved before you tour a single property.
Pre-approval vs. pre-qualification
A pre-qualification is an informal estimate based on self-reported information — no documents, no credit pull. It has limited value in a competitive market. A pre-approval involves a verified credit pull, income and asset documentation review, and an underwriter's conditional approval of your file. In Las Vegas, sellers and their agents distinguish between the two. Valley West Mortgage issues pre-approvals, not pre-qualifications.
How the Valley West pre-approval process works
Submit a 7-minute application
Start online at conventionalhomeloans.services/apply or call (702) 696-9900. Share your income, assets, employment, and purchase target. No hard credit pull at this stage.
Vatche reviews your file
Vatche Saatdjian personally reviews every inbound file within 60 minutes during business hours. Valley West shops your profile against 50+ wholesale conventional lenders to find the best rate for your credit tier and down payment.
Receive your pre-approval letter
Once docs are verified and credit authorized, your pre-approval letter is issued — typically within 1–2 business days. The letter shows your maximum purchase price, loan amount, and rate-lock eligibility.
Because Valley West Mortgage is an independent broker — not a single bank — your application is priced against 50+ wholesale lenders simultaneously. That means you're not locked into one bank's rate sheet. On any given day, one of those wholesale lenders will price sharper than the others for your specific combination of credit score, LTV, and property type. That's the core advantage of working with a broker versus a single-bank loan officer.
Current Las Vegas Conventional Rates (May 2026)
30-year fixed: 6.49% / 6.65% APR · 15-year fixed: 5.80% / 5.97% APR. Rates assume 740+ FICO, 20% down, primary residence, conforming loan at or below the $806,500 Clark County limit. See current Nevada rates.
Find a Real Estate Agent in Las Vegas
When finding a real estate agent in Las Vegas for a first-time purchase, look for an agent with specific Clark County experience, builder community familiarity in Henderson and Summerlin, and knowledge of Nevada HOA disclosure laws. The seller typically pays the buyer's agent commission. Ask agents for recent transaction history in your target neighborhood.
A Las Vegas real estate agent is a required partner in the homebuying process — Nevada law requires that a licensed agent or attorney represent each party in a residential transaction. But not all agents serve first-time buyers equally well. The right agent understands the nuances that make Clark County different from markets in other states.
What to look for in a Las Vegas buyer's agent
- Clark County transaction history — ask specifically how many buyer-side transactions they've closed in the last 12 months in your target neighborhoods.
- Builder community experience — new construction in Henderson, Summerlin, and North Las Vegas has separate contracts, builder warranties, and unique inspection considerations. An experienced agent knows the differences.
- HOA disclosure familiarity — Nevada law requires specific HOA disclosures. An experienced agent knows when and how to review them.
- First-time buyer patience — first-time buyers ask more questions. An agent who makes you feel rushed is not the right fit.
Commission structure in Nevada
In standard Nevada residential transactions, the seller pays both the listing agent's commission and the buyer's agent commission out of sale proceeds. As a buyer, you typically pay nothing out of pocket for agent representation. However, starting in mid-2024, the NAR settlement changed rules around buyer-agent compensation agreements — your agent will have you sign a buyer-broker agreement that outlines the commission terms before showing you homes.
Start House Hunting in Las Vegas
Las Vegas first-time buyers should look in Henderson for master-planned communities, Summerlin for established west-side neighborhoods, North Las Vegas for affordability, Spring Valley for central location, and Enterprise for newer construction. The Clark County median price is ~$430,000. Each neighborhood has different HOA structures, school districts, and commute profiles.
Las Vegas is a sprawling metro with distinct neighborhood personalities. Your budget, commute needs, and lifestyle priorities will point toward different parts of the valley. The good news: first-time-buyer inventory exists across the entire metro, and Clark County's conforming limit of $806,500 means virtually every first-time purchase qualifies for standard conventional pricing.
What to prioritize when house hunting
- Stay at or below your pre-approved purchase price — never treat the max as a target.
- Factor in HOA dues when calculating monthly costs — many Las Vegas communities carry dues from $50 to $300+/month.
- Check school district zones if relevant — Clark County School District boundaries vary at the neighborhood level.
- Consider the commute — Las Vegas traffic patterns are tied to casino/resort corridors, and distances feel shorter than they are in 110-degree July traffic.
- Look at comparable sales — your agent should run comps before you make any offer.
Make an Offer
Making an offer on a Las Vegas home involves a Nevada real estate purchase agreement with price, earnest money (typically 1-3% of purchase price), and contingencies for financing, appraisal, and inspection. Sellers can accept, reject, or counter. Your pre-approval letter strengthens your offer. A standard contingency period is 10-14 days for inspection.
When you find the right home, your agent will run a comparative market analysis (CMA) — a review of recent sales of similar properties in the same neighborhood. That analysis anchors your offer price. In a balanced market, offering at or slightly below asking is reasonable; in a tight market with multiple offers, your agent will advise accordingly.
Key elements of a Nevada purchase offer
- Purchase price — your opening offer based on comparable sales
- Earnest money deposit — typically 1–3% of purchase price, held in escrow by a Nevada title company
- Financing contingency — protects your earnest money if you cannot obtain loan approval
- Inspection contingency — typically 10–14 days to complete inspections and negotiate repairs
- Appraisal contingency — protects you if the property appraises below purchase price
- Closing date — typically 28–45 days from accepted offer in Clark County
Once both parties sign the purchase agreement, you are in escrow. Notify Valley West Mortgage immediately so the lender can order the appraisal and begin processing your loan. The clock on your inspection and financing contingencies starts at contract acceptance.
Get a Home Inspection and Appraisal
A home inspection in Las Vegas costs $300-$500 and takes 2-3 hours. The inspector checks structure, roof, HVAC, plumbing, and electrical. Nevada's desert climate means HVAC and roof inspection are critical. The lender-ordered appraisal confirms market value supports the loan amount. Appraisals in Las Vegas typically clear in 5-10 days. Address material defects before removing your inspection contingency.
Two independent assessments happen between accepted offer and closing: the inspection (your due diligence on the property's condition) and the appraisal (your lender's confirmation that the property is worth what you agreed to pay). Both are required for conventional financing and both have real consequences if they surface problems.
Home inspection in Las Vegas — what to focus on
A Nevada licensed home inspector evaluates the property's structure, roof, HVAC, plumbing, electrical, foundation, and other systems. In Las Vegas's desert climate, pay particular attention to:
- HVAC system age and condition — Las Vegas summers push air conditioners to their limit. An aging unit near end-of-life can be a significant negotiating point.
- Roof condition — flat and low-slope roofs are common in desert construction; check for cracking, ponding, and flashing issues.
- Plumbing — hard water is prevalent in Clark County and accelerates mineral deposits in pipes, water heaters, and fixtures.
- Foundation and framing — expansive soils in parts of the valley can cause settling; look for cracking patterns in walls and floors.
- Pool and spa equipment — if present, have pool equipment inspected separately by a pool specialist.
The appraisal process
Your lender orders the appraisal through an independent appraisal management company (AMC) — lenders cannot select the individual appraiser. A licensed Nevada appraiser visits the property, measures it, photographs key features, and compares it to recent sales of similar homes in the same area. In Las Vegas, appraisals typically complete within 5–10 days. If the appraisal comes in at or above your purchase price, the process continues normally. If it comes in below your purchase price, you have three options: renegotiate the price with the seller, make up the gap in cash, or exercise your appraisal contingency to exit the contract.
Close on Your New Home
Closing on a Las Vegas home involves receiving the Closing Disclosure 3 business days before signing, reviewing all fees against the Loan Estimate, wiring funds or bringing a cashier's check for down payment and closing costs, signing documents at a Nevada title company, and receiving keys. Valley West Mortgage's average close time is 28 days from rate-lock.
Closing day is the finish line. By the time you sit down at the title company table, most of the hard work is done — but the final week before closing has its own checklist.
The final week before closing
- Review the Closing Disclosure — your lender must provide this CFPB-mandated document at least 3 business days before closing. Compare every fee to your original Loan Estimate. Most fees should be identical or within allowed tolerances.
- Final walkthrough — typically 24 hours before closing, tour the property one last time to confirm its condition matches what was agreed.
- Arrange funds — bring a cashier's check or wire funds to title for the down payment and closing costs. Personal checks are not accepted. Wiring instructions come from the title company; verify independently to avoid wire fraud.
- Bring valid ID — a government-issued photo ID matching your loan documents is required at the signing table.
- Do not change your finances — do not open new credit accounts, make large purchases on credit, change jobs, or move significant sums between accounts between pre-approval and funding. Any of these can trigger a re-underwriting flag.
At the title company
Nevada residential closings happen at a title company, not at your lender's office. You'll sign the mortgage note, the deed of trust, and approximately 30–50 other documents. The entire signing session typically takes 45–90 minutes. The title company coordinates recording the deed with Clark County and releasing funds to the seller. Valley West Mortgage's average close time from rate-lock to funding is 28 days.
Wire fraud warning: Real estate wire fraud is prevalent. Always verify wire transfer instructions by calling the title company at a phone number you independently locate — never follow wiring instructions sent by email without voice confirmation. The CFPB's wire fraud guidance is required reading before closing.
First-Time Homebuyer Programs in Nevada
Nevada's primary first-time homebuyer assistance program is the Nevada Housing Division (NHD) Home is Possible program, which provides down payment and closing cost assistance to income-qualifying buyers who have not owned a home in the past three years. The program works alongside FHA, VA, and conventional mortgages. Details and current availability at nvhousing.gov.
Nevada has a state-administered first-time homebuyer assistance program through the Nevada Housing Division (NHD) that can meaningfully reduce the cash needed at closing. If you haven't owned a primary residence in the past three years, you're generally considered a first-time buyer for program purposes — even if you've owned before.
NHD Home is Possible Program
The Nevada Housing Division's flagship homeownership initiative provides down payment and closing cost assistance to income-qualifying Nevada buyers. The program is designed for buyers who need help bridging the gap between savings and the minimum required at closing. Key program features:
- Available statewide in Nevada, including Clark County (Las Vegas metro)
- Down payment and closing cost assistance for qualifying buyers
- Income limits apply — based on household size and county
- Must be primary residence; investment properties not eligible
- Can be paired with FHA, VA, or conventional financing
- Requires completion of a homebuyer education course
- Must work with an NHD-approved lender
For current income limits, purchase price limits, and program availability, visit nvhousing.gov directly — program parameters are updated periodically by the state.
Conventional low-down-payment programs from Fannie Mae and Freddie Mac
Two GSE programs are available to income-qualifying first-time buyers at conventional lenders like Valley West Mortgage:
- Fannie Mae HomeReady — allows 3% down for buyers at or below 80% of area median income. Reduced PMI pricing relative to standard conventional. Can use income from a non-borrower household member (e.g., a parent who contributes to the household) to qualify.
- Freddie Mac Home Possible — identical 3% down minimum for income-qualifying buyers. Similar AMI limits and reduced MI pricing. Can be paired with NHD assistance programs.
Both programs are conventional loans — not FHA — and price off Fannie Mae or Freddie Mac conforming rate sheets. They are ideal for buyers with solid credit but limited down payment savings. Ask Vatche to run a side-by-side comparison for your specific income and target price.
Other loan options for first-time buyers
Las Vegas Neighborhoods for First-Time Buyers
The best Las Vegas neighborhoods for first-time homebuyers in 2026 are Henderson (master-planned communities, Anthem area), Summerlin (established west-side neighborhoods), North Las Vegas (more affordable, newer inventory), Spring Valley (central, mid-range pricing), and Enterprise (newer construction, growing infrastructure). Each area has different price points, HOA structures, school zones, and commute profiles.
Las Vegas is not one neighborhood — it's a collection of distinct communities spread across a valley that is roughly 30 miles end-to-end. Where you buy matters as much as what you buy. Here is a working overview of the five neighborhoods most frequently targeted by first-time buyers in Clark County.
Henderson
Henderson is the second-largest city in Nevada and one of the most sought-after destinations for first-time buyers. Master-planned communities like Anthem, Green Valley, and newer developments off Lake Mead Parkway offer HOA-maintained neighborhoods with pools, parks, and walking trails. Henderson generally runs $40,000–$80,000 above the broader metro median. The proximity to the I-215 beltway makes commuting manageable across the valley. New construction is active in the southeast Henderson corridor.
Summerlin
Summerlin is the premier master-planned community on the west side of Las Vegas. Developed by the Howard Hughes Corporation, Summerlin encompasses more than 20 distinct villages with established retail, parks, and top-rated schools. First-time buyers typically target the more affordable Summerlin South and Summerlin West villages, where resale inventory runs roughly $420,000–$600,000 for 3–4 bedroom single-family homes. HOA dues in Summerlin are standard; the community association maintains common areas and community standards.
North Las Vegas
North Las Vegas offers the most accessible entry-level pricing in the metro for first-time buyers — single-family homes in the high $300,000s to mid-$400,000s are more common here than elsewhere. The city has seen significant new construction activity, and the proximity to the Las Vegas Motor Speedway and significant logistics employment (Amazon, Wal-Mart distribution) makes it a practical choice for buyers in those industries. Infrastructure and retail are less developed in some corridors compared to Henderson or Summerlin.
Spring Valley
Spring Valley occupies the central-west valley, bordered by the 215 to the south and Summerlin to the north. It offers a mix of resale inventory across price ranges, with easy access to the Las Vegas Strip corridor via Desert Inn Road and Flamingo. First-time buyers here often find well-maintained 1990s–2000s construction at prices below Summerlin with comparable square footage. Many neighborhoods in Spring Valley are non-HOA or carry minimal dues.
Enterprise
Enterprise is an unincorporated township in the southwest valley that has absorbed significant new construction growth over the past decade. Buyers here find newer builds with modern floor plans, updated kitchens, and energy-efficient systems at prices often below comparable inventory in Henderson or Summerlin. The proximity to the I-15 corridor offers a manageable commute to the Strip. Enterprise has less established retail than surrounding areas but continues to develop rapidly.
Nellis AFB Area (VA-Eligible Buyers)
For active-duty and veteran military buyers, the neighborhoods surrounding Nellis Air Force Base in the northeast valley offer proximity to base and competitive pricing. VA loan-eligible buyers should note that Valley West Mortgage's sister site, vahomeloans.services, specializes in VA loans with $0 down and no PMI — a significant advantage in this market. The northeast valley generally offers lower price points than Henderson or Summerlin.
Frequently Asked Questions
Common questions from Las Vegas first-time homebuyers — credit score minimums, down payment requirements, Nevada Housing Division programs, DTI ratios, closing costs, and how long it takes to buy a home in Clark County.
What credit score do I need to buy my first home in Las Vegas?
For a conventional loan — the most common choice for first-time buyers with stable income — the minimum FICO score is 620. Most wholesale lenders apply overlays that move the functional minimum closer to 640–660, and pricing improves significantly at 680, 720, and 740+ tiers. If your score is below 620, an FHA loan (minimum 580 for 3.5% down) may be a better near-term option while you build credit. Veterans with any credit tier should explore VA loan options.
How much do I need saved before buying a home in Las Vegas?
At a minimum, first-time buyers need funds for the down payment plus closing costs. A conventional loan requires as little as 3% down (HomeReady / Home Possible programs for income-qualifying buyers) or 5% down for a standard conventional. Closing costs in Nevada typically run 2–3% of the loan amount. On a $430,000 purchase with 5% down ($21,500), budget an additional $8,000–$12,000 for closing costs. Nevada's NHD Home is Possible program can provide down payment assistance for income-qualifying buyers — contact us or visit nvhousing.gov to check eligibility.
What is the NHD Home is Possible program in Nevada?
Home is Possible is the Nevada Housing Division's down payment and closing cost assistance program for income-qualifying Nevada buyers. It is available statewide (including Clark County), requires completion of a homebuyer education course, and can be paired with conventional, FHA, or VA financing. Income limits apply based on household size and county. For the most current program parameters, eligibility requirements, and approved lender list, visit the Nevada Housing Division's website at nvhousing.gov. Valley West Mortgage can help you assess whether you qualify.
How long does it take to buy a home in Las Vegas?
From pre-approval to keys, the typical Las Vegas purchase timeline is 45–60 days. The biggest variables are how long it takes to find the right home, how competitive the offer environment is, and how quickly inspection negotiations resolve. Once you're under contract, Valley West Mortgage's average conventional close is 28 days from rate-lock to funding. Getting pre-approved before you start house hunting eliminates the pre-approval step from the post-offer timeline.
Does Nevada's no-state-income-tax status help me qualify for a mortgage?
Yes, indirectly. Mortgage lenders use gross monthly income (before all taxes) to calculate your debt-to-income ratio — so the headline income figure is the same regardless of state. But Nevada's lack of state income tax means your actual monthly take-home pay is higher than a comparable borrower in California or Arizona. More take-home cash means the mortgage payment feels less burdensome on a month-to-month basis, and it allows you to allocate more toward savings for down payment and reserves faster. The no-income-tax environment is part of why Las Vegas attracts remote workers and transplant buyers in significant numbers.
What is PMI and how do I get rid of it?
Private Mortgage Insurance (PMI) is a monthly premium required on conventional loans with less than 20% down. It protects the lender, not the borrower. PMI is automatically terminated when your loan balance reaches 78% of the original purchase price, per the federal Homeowners Protection Act. You can also request removal at 80% LTV with a clean 12-month payment history. In Las Vegas's appreciation environment, many buyers who put 5–10% down a few years ago have already built enough equity to request PMI removal — or can refinance out of it entirely. PMI is not a permanent cost.
What is the Clark County conforming loan limit in 2026?
The 2026 conforming loan limit for Clark County, Nevada on a one-unit primary residence is $806,500. A conventional loan at or below this figure conforms to Fannie Mae or Freddie Mac guidelines and prices off the standard conforming rate sheet. With the Clark County median home price near $430,000, the vast majority of first-time purchase loans in the metro qualify as conforming. Loans above $806,500 are jumbo loans and price separately. See our conventional lenders guide for more on conforming vs. jumbo.
Should I choose a conventional loan, FHA, or VA as a first-time buyer?
It depends on your credit, down payment, and service status. Conventional is generally best for buyers with 640+ credit, 5%+ down, and DTI below 43–45% — it offers lower long-term costs than FHA because PMI can be removed. FHA is better for buyers with lower credit scores (580–639) or very limited down payment savings. VA is best for eligible veterans and active-duty members — $0 down, no PMI, and generally competitive rates make it the most powerful option if you qualify. Valley West Mortgage operates on all three platforms and can run a side-by-side analysis for your specific file.
Related Resources
Continue your Las Vegas homebuying research with these guides from Valley West Mortgage.