A smaller down payment
Down payment
3.5% down payment
Put down as little as 3.5% — and gift funds from family are allowed toward it.
Las Vegas · FHA Home Loans
Las Vegas FHA home loans for First-Time Buyers
3.5% down. Lower credit OK.
The FHA loan opens the door for first-time and credit-building buyers. 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
Not affiliated with or endorsed by the FHA, HUD, or any government agency.
4.7 ★ rated
525 reviews
A+ Accredited
BBB · since 2004
Quick answer — FHA loans let Las Vegas buyers purchase with as little as 3.5% down and flexible credit (580+ score for 3.5% down). The 2026 Clark County FHA loan limit is $541,287 for a single-family home. FHA MIP applies for the life of the loan with less than 10% down. Nevada buyers may also qualify for down-payment assistance programs. Updated June 2026 · Reviewed by Vatche Saatdjian, Valley West Mortgage, NMLS #65506.
Who an FHA loan is for
- First-time and credit-rebuilding buyers — 580+ FICO for 3.5% down (500–579 with 10% down).
- Buyers with limited savings who want a low down payment and flexible underwriting.
- Families using gift funds or down-payment assistance toward the purchase.
- Clark County buyers purchasing under the 2026 FHA loan limit for their county.
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
Check your basic FHA fit
A quick look at your budget, credit and goals to see if FHA's 3.5%-down path is the right fit for you.
02
Review credit & down payment
FHA works with credit around 580 and lets gift funds cover the down payment. We map the program to your numbers.
03
Start your FHA application
A short, secure application — no documents to dig up first. Then a local Las Vegas underwriting team takes it from there — no middlemen.
Today’s market
Watch FHA rates in real time.
Live sample FHA pricing as the market moves. Because we shop multiple Las Vegas lenders, the number you see is a starting line — not a finish line.
FHA · live sample pricingLive — updating with the market
Today’s rates are one call away.
The live table couldn’t load in your browser. Call our local team for current FHA pricing — it takes about two minutes.
FHA sample rates are illustrative and move throughout the day. Actual rate and APR vary with credit score, down payment, loan amount, points, and program details; see the assumptions within the table. Nothing here is a quote, an offer, or a commitment to lend. Valley West Mortgage · NMLS #65506 · Equal Housing Opportunity.
FHA loan calculator · Las Vegas
Estimate your FHA down payment & cash to close.
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 payment3.5%
Loan purpose
Your timeline
What matters most right now
Next: a personalized FHA 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 |
| Upfront MIP (1.75%, financed) | $7,219 |
| Monthly MIP (~0.55%/yr) | $193 |
| Property taxes (est.) | $390 |
| Homeowners insurance (est.) | $135 |
| Est. total / month | $3,232 |
Estimate only — not a Loan Estimate, rate quote, or loan offer. MIP per HUD 2026 guidelines. Taxes & insurance are estimates. Equal Housing Opportunity · NMLS #65506.
Home price$475,000
Seller credit0%
Down payment
Gift funds?
Estimated cash to close
—
Check FHA eligibility FHA minimum is 3.5% with FICO 580+. Gift funds from family are allowed toward the down payment.
What this estimates: FHA cash to close — down plus closing, minus any seller credit. Why it may differ: credit under 580 may require 10% down. FHA down payment Nevada.
Home price$475,000
Down payment3.5%
Term
Credit tier
Estimated monthly MIP
—
Check FHA eligibility Upfront MIP (1.75%) is financed. Under 10% down, monthly MIP lasts the loan life.
What this estimates: FHA mortgage insurance — upfront and monthly. Why it may differ: MIP factors vary by term and LTV. FHA MIP estimate Nevada, not PMI.
Home price$475,000
Prepaid escrow4 mo
Down payment
County
Estimated cash to close
—
Check FHA eligibility Upfront MIP is financed, not part of cash to close. Gift funds and seller credits can lower this.
What this estimates: down payment plus closing and prepaids. Why it may differ: third-party fees vary by provider. FHA cash to close Las Vegas.
Home price$475,000
Assistance0%
Down payment
Program type
Net cash to close
—
Check FHA eligibility Down payment assistance is subject to program availability and eligibility — not guaranteed.
What this estimates: how verified Nevada assistance may reduce upfront cost. Why it may differ: programs change and require qualification.
Monthly rent$1,900
Years renting3 yrs
Rent growth
If you bought
Rent paid over the period
—
Check FHA eligibility Education only — not financial advice. An FHA purchase builds equity; renting does not.
What this shows: total rent over your timeline vs. buying. Why it matters: a purchase turns part of each payment into equity. A starter comparison.
Estimate only — not a Loan Estimate, rate quote, or loan offer. MIP per HUD 2026 guidelines. Figures are examples; your real numbers depend on credit, income, property, and underwriting. Equal Housing Opportunity · NMLS #65506.
How it works
How FHA 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
Open the door with a lower-rate FHA loan.
Tell us your numbers and a local Las Vegas specialist prices your FHA file with a local team — as little as 3.5% down.
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 FHA numbers before you move.
An FHA loan can open the door with a lower down payment, but the next step still depends on your credit range, timeline, and numbers. 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.
6.000% 0.18% this week
1W1M3M6M1Y
Check today's rates
See where your payment goes
A clear breakdown of a typical FHA payment, including mortgage insurance.
Principal & interest74%
Mortgage insurance (MIP)9%
Property taxes11%
Homeowners insurance6%
Build equity, not rent
Rent builds your landlord's wealth. An FHA loan builds yours — here's how a typical payment splits.
28%
builds equity
Principal28%
Interest49%
Mortgage ins.9%
Taxes & ins.14%
A first step that builds wealth
Start with as little as 3.5% down, build equity every month, then refinance out of mortgage insurance once you reach 20%.
3.5%
Minimum down payment
580+
Credit scores we work with
$585k
Equity owned at payoff
~30 d
Average time to close
| What to review | Why it matters | How Valley West helps |
|---|---|---|
| Credit range | FHA works with a range of credit profiles | We review it early and suggest steps if it helps |
| Down payment | FHA can start near 3.5% down | We help you plan the cash you'll need to close |
| Monthly payment comfort | The real number includes MIP | We model a payment range that fits your budget |
| Loan type fit | Purchase, streamline and 203(k) differ | We map your goal to the right FHA 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 accessible loan
A first step that fits your budget.
Credit-building buyers welcome
Approval
Lower credit, still approved
FHA is built for credit-building buyers — many approve around a 580 score, and we offer lenders for your fit.
Lower your rate later
Refinance
FHA Streamline
Already have an FHA loan? The Streamline lowers your rate with minimal paperwork — often no appraisal.
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
A lower down payment is minutes away.
A 30-second look
Why first-time buyers start here.
A quick look at how a local Las Vegas mortgage company turns 3.5% down and flexible credit into the keys to your first home.
From the buyers we serve
Read what buyers say.
★★★★★
3.5% down made our first home real. They walked us through every step and found us a great rate.
Maria G. · First-time buyer
★★★★★
My credit wasn't perfect and I figured a home was years away. Valley West got me approved in weeks.
Andre P. · Las Vegas
★★★★★
We used a 203(k) to buy and renovate a fixer-upper. One loan, one closing — exactly as promised.
The Lawson Family
★★★★★
They explained MIP and every number clearly. No surprises at closing — just honest guidance.
Dani T. · Summerlin
★★★★★
Gift funds from my parents covered the down payment. The team made the whole thing simple.
Ruben C. · North LV
★★★★★
First home, first loan, lots of questions — and a real local person answered every one.
Kayla S. · Enterprise
★★★★★
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
FHA loans, answered.
FHA allows a 3.5% down payment with a credit score around 580, and some buyers qualify with lower scores at a higher down payment. Because we work locally and review files with a local team, we can match your profile to the lender most likely to approve it.
The minimum is 3.5% of the purchase price, and the full down payment can come from a gift from family, an employer, or an approved assistance program.
Yes — FHA loans carry an upfront and an annual mortgage insurance premium (MIP). Once you build enough equity, many borrowers refinance into a conventional loan to remove it.
A big bank hands you one rate sheet and a 1-800 number. Valley West is a local mortgage company — we put a local team on your file to fit your file, guide you through every step with a Las Vegas team, and answer the phone when you call. Fewer hands in your file, local guidance, and straight answers from people who know Clark County.
Most FHA purchases in Clark County close in about 30 days from accepted offer, depending on appraisal scheduling, title, and document turnaround.
FHA allows 3.5% down with a 580 or higher score; scores of 500–579 require 10% down, and some lenders add overlays around 620. A stronger score earns a lower rate, but FHA weighs your full profile — income, residual budget, and history — not just the number.
With less than 10% down, FHA's annual MIP stays for the life of the loan — the only way to remove it is to refinance, often into a conventional loan once you have about 20% equity. With 10% or more down, MIP ends after 11 years.
FHA requires 3.5% down — roughly $16,000–$17,000 near the Las Vegas median price. Down-payment-assistance programs such as Nevada's Home Is Possible can cover much of it; ask how to stack them. Figures are estimates only — not a commitment to lend.
Your first home is
closer than you think.
One application. One local team, and a clear path to your strongest FHA option — 3.5% down, flexible credit, handled by your local team.