Monitor your payment.
Principal, interest, MIP, taxes, insurance — line by line, every month, in one card.
Total / mo$2,663
Principal$472
Interest$1,815
MIP$170
Taxes + Ins$206
FHA · NMLS #65506 · 3.5% DOWN · $541,287 CLARK COUNTY LIMIT
FHA Loans in Las Vegas — 2026 Rates & 3.5% Down.
Valley West Mortgage helps Las Vegas first-time buyers, 203(k) renovators, and FHA Streamline refis in Henderson, North Las Vegas, Spring Valley, and Centennial Hills finance under the $541,287 Clark County FHA ceiling — 580 credit floor, 3.5% down, MIP math up front.
Can I qualify for FHA with a 620 credit score?Run your numbers. Apply anytime.
Regulatory & industry resources
HUD FHA
NMLS #65506
US Treasury
CFPB Resources
Clark County FHA Limit
Equal Housing Opportunity
HUD FHA
NMLS #65506
US Treasury
CFPB Resources
Clark County FHA Limit
Equal Housing Opportunity
HUD FHA
NMLS #65506
US Treasury
CFPB Resources
Clark County FHA Limit
Equal Housing Opportunity
5,200+
Families Served
4.9★
814+ Reviews
$0
2026 FHA Limit · Clark Co.
3.5% Down
580+ Credit · UFMIP Financed
LIVE RATES · NMLS #65506 · TREASURY-LINKED
Track today's FHA rates.
Estimated from the live US Treasury 10-year yield plus Valley West FHA spreads. Refreshed daily — your final rate depends on credit, LTV, occupancy, and FHA program tier.
30-day FHA 30-yr trend
Rates ↓ 0.04% this week
| Loan product | Rate | APR | Est. P&I* | 30-day trend |
|---|---|---|---|---|
| Loading live rates… | ||||
FHA 30-yr 6.250%
vs Conv 6.125% ↓
vs VA 5.95% ↓
Got it — our team will text within 30 minutes when the spread allows that rate.
*Illustrative P&I on a $400,000 loan (203(k) on $300,000 + $45k repairs). Your actual rate depends on credit, loan-to-value, occupancy, and FHA program tier. UFMIP of 1.75% is financed; annual MIP of 0.15-0.55% applies for the life of the loan at 3.5% down. Apply to lock your personalized quote. Source: US Treasury Fiscal Data + Valley West FHA spread estimates. Not a commitment to lend. Valley West Mortgage NMLS #65506. FHA-approved lender. Equal Housing Opportunity.
Run your real FHA numbers.
Drag the sliders. See your real Vegas FHA monthly. UFMIP financed, MIP included.
$150k$1.5M
0%40%
500850
Good
Loan term
Estimated FHA payment
$
2,847
/mo
Principal & Interest
$2,201
Property Tax (est.)
$394
MIP (0.55%/yr)
$252
Average Vegas rent
$2,775/mo
+$72/mo
Apply Now
No credit pull · 3-min apply
- Live Treasury 10-yr
- 50+ FHA-approved lenders
- UFMIP financed · Clark County tax included
FHA MIP CALCULATOR · 2026 RATES · TOTAL COST
See your total MIP cost.
FHA mortgage insurance never shows up on the listing price — but it adds up fast. See your upfront MIP, monthly cost, and total life-of-loan burden side-by-side with conventional PMI.
Home Price
$150k$1M
Down Payment
3.5%20%
Loan Term
30-Year
15-Year
2026 FHA MIP Rates
Upfront MIP: 1.75% of base loan (financed)
Annual MIP (30yr, <10% down): 0.55%/yr — Life of loan
Annual MIP (30yr, ≥10% down): 0.50%/yr — 11 years
Annual MIP (15yr, <10% down): 0.70%/yr — Life of loan
Annual MIP (15yr, ≥10% down): 0.40%/yr — 11 years
Annual MIP (30yr, <10% down): 0.55%/yr — Life of loan
Annual MIP (30yr, ≥10% down): 0.50%/yr — 11 years
Annual MIP (15yr, <10% down): 0.70%/yr — Life of loan
Annual MIP (15yr, ≥10% down): 0.40%/yr — 11 years
$7,875
Upfront MIP
$207/mo
Monthly MIP
30 yrs
MIP Duration
$74,520
Total MIP Cost
FHA MIP runs for the full 30 years with <10% down. Conventional PMI cancels automatically at 78% LTV — typically in 6–8 years.
See Your FHA Pre-Qual →
No credit pull · 3-min pre-qual
Ready to see what you actually qualify for? Real numbers beat estimates.
See your FHA pre-qual
3-min apply
THE PROCESS · 30-DAY CLOSE TARGET
Close in 4 deliberate steps.
No marathon. No surprise fees. FHA purchases close in 30 days on average from accepted contract — Streamline refis average 18 days.
1
Quote
Drag the calculator or call. We pull soft credit (no hard hit) and price your file across 50+ wholesale lender engines.
Day 0 · 15 min
2
Pre-Approval
Documents collected, income verified, automated underwriting run. You walk into open houses with a real DU/LP approval — not a rate quote.
Day 1-3
3
Conditional Approval
Contract accepted. Appraisal ordered day one. Underwriter reviews title, hazard, condo HOA. Conditions list cleared in batches.
Day 4-21
4
Close
Clear-to-close issued. Final disclosures sent 3 days prior. Wire arrives morning of close. Keys at title — 30 days from contract, on average.
Day 22-30
EQUITY PLAYBOOK · OWNER VIEW
Grow your equity.
Same view we use when we strategy-call returning FHA clients — payment cadence, MIP runway, value forecast, equity build to the 20% Conv-refi line.
Plan the MIP exit.
FHA MIP lasts the life of the loan at 3.5% down — we track the LTV path to the 20% Conv-refi switch.
Current LTV96.5%
Conv-refi target80%
Months to refi~58
Lifetime MIP saved$11,840
Forecast home value.
Las Vegas appreciation overlay against your loan balance — see when equity crosses 20%.
Value · 5yr est.$486,000
Loan balance$342,800
Track equity build.
Equity is value minus balance. We track both monthly and flag the Streamline refi or 20% Conv-refi window when it opens.
Equity today$48,200
12-mo gain+$24,800
% equity12.5%
Next milestone20% (refi to Conv, drop MIP)
REAL SAVINGS · FHA CASE STUDIES
See savings opportunities.
Five real FHA outcomes we ran for Las Vegas clients in the last six months — cycling automatically.
First-time buyer · 3.5% down
$487/mo under rent
First-time buyer at 620 credit — payment $487 under her Henderson rent.
Henderson tenant paying $2,775. We placed her in FHA at 3.5% down on a $385k two-bedroom — final PITI landed at $2,288 with UFMIP financed into the loan. Two banks had said no.
203(k) renovation · Spring Valley
$45,000 rehab rolled in
203(k) renovation rolled $45,000 of repairs into one FHA loan.
Spring Valley fixer. HVAC, roof, kitchen on the line. Standard 203(k) financed the purchase + $45k of contractor draws on the after-improved value — 3.5% down on the full package, one close.
FHA Streamline · 18-day close
$341/mo saved
Streamline refi cut 1.25 points — no income docs, no appraisal.
Centennial Hills client at 7.125%. FHA Streamline dropped her to 5.875% in 18 days. No re-qualifying income, no appraisal. UFMIP refunded pro-rata against the new UFMIP.
Cap-hit buyer · $541,287 ceiling
$541,287 at the FHA limit
Bought right at the $541,287 Clark County FHA ceiling.
North Las Vegas purchase at $551,815 with 5% down. Loan came in exactly at the $541,287 FHA ceiling — 740 credit qualifies for MIP cancellation after 11 years on the 5%-down structure.
FHA → Conv refi · 20% equity
$11,840 lifetime MIP
FHA → Conventional refi at year 4 dropped MIP for life.
Vegas borrower hit 20% equity from appreciation + paydown. FHA MIP runs the life of the loan at 3.5% down; refinancing to Conventional at 80% LTV removed it permanently. Break-even at 11 months.
TRY THE TOOLS · NO ACCOUNT
Try the tools.
Real demos of every tool — calculator, live rates, apply. Click "Try it" to jump straight to the feature.
Use the FHA calculator
Type a loan amount, set the credit score, pick the down payment — and watch UFMIP fold into the loan at 3.5% down. Real amortization, real Clark County taxes, real result in 10 seconds.
Apply NowTrack today's FHA rates
Live rate table pulls the 10-yr Treasury yield and rebuilds FHA + 203(k) pricing on click. Click Refresh and watch the FHA 30-yr and Streamline rows flash green as they reprice — no login, no email.
See live FHA ratesApply in 7 minutes
Three lender rate options texted within 30 minutes — no SSN, no credit pull, no obligation. First-time buyer to 203(k) renovator — same FHA-savvy broker since 2004.
Apply Now
THE NUMBERS · FHA CEILING $541,287 (CLARK COUNTY 2026)
See the FHA math.
When your credit is in the 580-680 range or your reserves are thin, FHA usually wins on entry cost. Here's the math — bars, donut, trend line, coverage map.
FHA Down Payment vs Required Reserves
Cash needed to close on a $400,000 Las Vegas FHA purchase, 30-yr term.
Where Your $2,457 FHA Payment Goes
3.5% down, 30-year, 620 FICO, Las Vegas. UFMIP financed; annual MIP runs life of loan.
$2,457
Total / month
Interest$1,815
Principal$472
Annual MIP$170
Est. Taxes$156
Est. Insurance$50
FHA Rate Trends — May 2025 to May 2026
National FHA 30-year average (dashed) vs. Valley West FHA wholesale (red).
Where We Lend
Licensed in 33 states. Nevada-based, Las Vegas HQ.
33
States
50+
Lenders
4,800+
Families
Chart data is illustrative for educational comparison only and based on Valley West Mortgage wholesale-pricing engines for a 620-720 FICO, owner-occupied, Clark County NV FHA loan profile. Actual rate, MIP cost, and savings depend on full underwriting. National average is sourced from publicly reported aggregate wholesale rate trends. Valley West Mortgage is an FHA-approved lender.
FHA VS. CONVENTIONAL VS. VA
Compare the three paths.
Quick side-by-side. Pick the loan whose math fits your credit and reserves — we run all three before you commit.
Feature
FHA
Conv
VA
Down Payment
3.5% minimum (at 580+)
3% minimum
$0 down
Mortgage Insurance
UFMIP 1.75% financed + annual MIP 0.15-0.55%
PMI — auto-removed at 78% LTV
None (funding fee instead)
Min Credit Score
580 (500-579 at 10% down)
620 (760+ for best rate)
580 (lender overlay)
Loan Limit (Clark County)
$541,287 FHA ceiling
$806,500 conforming line
County limit / no cap with entitlement
Best For
580-680 credit, 3.5% down, 203(k) rehab
720+ credit, building equity
Eligible veterans
VA wins on cost if you're eligible — ask about the VA path. Have 720+ credit and 20% down? Conventional may beat FHA on long-term cost. We run all three before you commit.
Lender Comparison
Compare the outcome.
Same purchase price. Same credit. Very different outcome. Here's what changes when an independent broker with 50+ wholesale pricing engines is in your corner versus a single bank or an online lead funnel.
Valley West Mortgage
Independent broker shopping 50+ wholesale FHA-approved lender pricing engines for your FHA, 203(k), or Streamline file.
-0%
avg rate advantage
- 50+ wholesale lender engines shopped
- MIP runway tracked to 20% Conv-refi line
- FHA Streamline triggered the moment math works
- 203(k) renovation desk for $35k-$200k rehab files
$0 broker fee
▼ rate
Retail bank loan officer
Captive LO writing only the bank's own product menu and rate sheet.
Par
stock rate sheet only
- 1 lender's pricing only
- Origination + processing fees stacked
- You ask about Streamline — no alerts
- FHA overlays often stricter (640+, 45% DTI cap)
Origination fee
= flat
Online lead funnel
Algorithm-driven quote site selling your contact to 3–5 partner lenders.
+0%
avg lender margin load
- 3–5 partner lenders only
- Your phone number gets resold
- Junk fees buried in closing costs
- No human file reviewer
Hidden margin load
▲ rate
Illustrative outcome comparison. Actual results depend on credit, LTV, reserves, and lender overlay. Rate advantage figures are representative aggregates from 2026 Las Vegas FHA purchase files — not a commitment to lend. Valley West Mortgage NMLS #65506 · FHA-approved lender · Equal Housing Opportunity.
WHY VALLEY WEST · NMLS #65506
Grow equity, not fees.
Six reasons FHA buyers, 203(k) renovators, and Streamline refis choose us over the bank down the street.
Zero Broker Fees
No origination fee, no junk fees from us. You only pay third-party costs — appraisal, title, recording — and we disclose every line item before you sign.
33 States Licensed
Nevada HQ, national footprint. We've closed FHA loans from Las Vegas to Florida — same pricing engine, same FHA-approved lender stack.
20+ Years Experience
Valley West Mortgage has originated FHA loans since 2004 — through three rate cycles and three MIP-table revisions. The math doesn't change, but the lender stack does.
4.9★ Google Rating
814+ verified reviews. First-time FHA buyers tend to ask the most questions — we answer them, run the math, and they leave reviews.
MIP & 203(k) Expertise
We track your LTV path to the 20% Conv-refi line and run the 203(k) draw schedule for rehab files. Most lenders cannot do either. Stripping FHA MIP six months sooner can save you $1,800+.
50+ Wholesale Lenders
Institutional pricing. We pull credit once, run your file through every engine, and present the sharpest offer with the math behind it.
$0.0B+
Funded
0
Families Served
0+
Years
0
States Licensed
Read what Nevada buyers say.
First-time FHA buyers and 203(k) renovators tend to read the contract, check the MIP math, and leave receipts. Here are three of theirs.
Liked those stories? Your file is next on the desk.
Apply Now
no obligation
COMMON QUESTIONS · NMLS #65506
Discover the straight answers.
The floor is 580 for 3.5% down. 500-579 needs 10% down. Pricing tiers improve at 620, 660, 680, and 720+. We see your file across every FHA-approved wholesale engine, so you will know exactly what the next ten points of credit would buy you.
3.5% minimum at 580+ credit. On a $385,000 Henderson two-bedroom that is $13,475 down. Gift funds from family are eligible. Down payment assistance programs can stack on top to get you closer to zero.
UFMIP is the Upfront Mortgage Insurance Premium — 1.75% of the loan amount, financed into the loan so you do not pay it out of pocket. Annual MIP is 0.15-0.55% of the balance, billed monthly. On a 30-yr FHA at 3.5% down, MIP runs the life of the loan; refinance to Conventional once you hit 20% equity to drop it.
One loan that finances the purchase price plus repairs, based on the after-improved value. Roof, HVAC, kitchen, structural — all rolled into a single 3.5% down FHA loan. Standard 203(k) handles big rehabs; the Limited 203(k) caps at $35,000 for cosmetic work and closes faster.
A refi from an existing FHA loan to a lower FHA rate without re-qualifying income or running a new appraisal. UFMIP is refunded pro-rata against the new UFMIP. Average close is 18 days, no asset documentation required.
HUD's 2026 FHA ceiling in Clark County is $541,287 for a one-unit property — about $242,000 below the Conventional conforming limit. Anything above is either a high-balance Conventional or Jumbo.
Yes. FHA requires owner occupancy within 60 days of close, for at least one year. It is not an investment-property program. After year one you can convert to rental and keep the FHA loan in place.
Quick answer
FHA loans require 3.5% down minimum at 580+ credit (500-579 needs 10% down). UFMIP of 1.75% is financed into the loan; annual MIP of 0.15-0.55% applies for the life of the loan at 3.5% down. FHA ceiling in Clark County, NV for 2026 is $541,287 — loans above that are high-balance Conventional or Jumbo.
WHY VALLEY WEST · NMLS #65506
Six reasons we beat the bank.
Same broker since 2004. Same 50+ wholesale lender stack. Same zero-fee model. Las Vegas headquartered, licensed in 33 states.
50+ Wholesale Lenders
Institutional pricing. We pull credit once, run your file through every engine, present the sharpest offer with math behind it.
203(k) Renovation Desk
Standard and Limited 203(k) specialists on the lender stack — files up to $200k of rehab budget for Spring Valley fixers, Henderson rebuilds, North Las Vegas resets.
MIP Exit Plans
We map your LTV runway from day one — including the 20% equity Conv-refi window that strips FHA MIP off the payment for the rest of the loan.
Float-Down Lock
If rates drop after you lock, we re-lock at the lower rate (one-time, lender-dependent). Built-in upside without losing your contract close date.
Same-Day Pre-Approval
Most files get DU/LP automated underwriting back same business day. You walk into open houses with real approval, not a rate quote.
4.9★ on Google
814+ verified reviews. First-time FHA buyers and 203(k) renovators read contracts and leave receipts. Real Las Vegas families. Real closings.
VEGAS-LOCAL · FHA MATH
Why FHA math wins for Vegas first-timers.
Three numbers tilt every Clark County FHA file in our favor. We've closed thousands of FHA, 203(k), and Streamline files across Las Vegas — here is the math that keeps repeating.
The headline number
10
15%
qualifying lift on the same W-2.
Same W-2, more DTI room — first-time buyers and 203(k) renovators in Henderson and North Las Vegas routinely see 10-15% larger FHA pre-approvals once Nevada's zero state-income-tax flows through the file.
- Nevada's zero state-income-tax DTI lift
- $541,287 FHA ceiling covers the median Vegas starter
- Fast Clark County appraisal pool
| Metric | Las Vegas | National |
|---|---|---|
| Avg FHA LTV at purchase | 94.2% | 96.1% |
| FHA appraisal cycle, accepted → report | 9 days | 14 days |
| FHA 30-yr close, accepted → keys | 22 days | 32 days |
Internal Valley West data, last 12 months · FHA-only · Clark County primary residence · normalized to 600-720 FICO.
$541,287
Clark County FHA ceiling · 2026
HUD-published · one-unit property · Las Vegas MSA
18 days
Avg FHA Streamline close · Valley West
No income docs · no new appraisal · UFMIP pro-rata refund
+0.22%
Better FHA rate vs national avg
Wholesale FHA-channel pricing on 50+ lender stack
FHA ceiling source: HUD · 2026 baseline $541,287 · One-unit property · Clark County, NV · Median value: Las Vegas REALTORS ·
VERIFY · LEARN · COMPARE
Read the primary sources.
We hold ourselves to YMYL standards. Verify our license, check the FHA ceiling yourself, and read what HUD publishes.
RATE SHEET · NMLS #65506 · NO CREDIT PULL
Get my FHA rate sheet.
We'll text you 3 FHA lender rate options within 30 minutes. No SSN, no credit pull, no obligation. Same broker since 2004 — our team personally reviews every file.
Apply in 7 minutes.
3.5% down at 580+ credit · $541,287 Clark County FHA ceiling · 50+ FHA-approved wholesale lenders competing for your loan. Same broker since 2004 — not a commitment to lend.
NMLS #65506
4.9★ · 814+ Reviews
50+ Wholesale Lenders
FHA-approved lender · Equal Housing Opportunity