Based on your inputs, here are your best options.
If you're a first-time or returning homebuyer, VA offers the absolute best terms: zero down, no mortgage insurance, and the lowest rates available. No loan limits with full entitlement.
Learn About VA →Great for first-time buyers with lower credit scores. FHA accepts 580+ with 3.5% down. Flexible debt-to-income ratios. MIP is required but rates are competitive.
Learn About FHA →Best for buyers with 700+ credit and savings for a down payment. PMI drops automatically at 20% equity — unlike FHA's lifetime MIP. No upfront funding fee.
Learn About Conv →The answer depends on three things: your gross monthly income, your existing debt payments, and the interest rate you qualify for. Lenders use a formula called the debt-to-income ratio (DTI) to determine exactly how much home you can afford.
DTI is your total monthly debt payments divided by your gross monthly income. Lenders look at two DTI numbers: front-end (housing costs only, ideally under 28%) and back-end (all debts including housing, ideally under 43%). FHA loans allow up to 60% with compensating factors. FHA caps at 57%. Conventional typically maxes at 50%.
Financial experts recommend spending no more than 28-30% of gross income on housing. On an $85,000 salary, that's about $2,000-$2,125/month for your total housing payment including principal, interest, taxes, and insurance. This is the 28/36 rule most lenders follow.
At $85K/year with $450/mo in debts, a 5.625% VA rate, and $0 down, you can afford approximately $385,000. Your monthly payment would be about $2,245 (principal, interest, taxes, insurance). Your DTI would be approximately 32% — well within qualifying range for all loan types.
Based on FHA rates, $0 down, minimal debt, 740+ credit. Actual may vary.
The Las Vegas metro median home price is $435,000 as of early 2026. With an $85,000 household income and VA financing, you can comfortably afford the median home with room to spare. Here's how the numbers break down for Clark County.
Valley West Mortgage is based in Las Vegas at 8010 W Sahara Ave Suite 140. We process loans locally with 50+ wholesale lenders, closing in an average of 28 days. We know the Clark County market — from Summerlin to Henderson to North Las Vegas.
Rates shown are estimates based on current market conditions and may vary. Actual rates depend on credit score, loan amount, property type, and other factors. Rates subject to change without notice. Not a commitment to lend. Equal Housing Lender. NMLS #65506.
