FHA Home LoansNMLS #65506Powered by Valley West Mortgage
Estimate your monthly FHA payment with 3.5% down and mortgage insurance (upfront + monthly MIP) — instant, free, and no email required. Adjust the inputs and see your number update live.
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.
This is general education, not a final approval or binding quote. The right answer comes from a full mortgage review with your actual details.
Quick answer — Estimate your FHA payment, 3.5% down, and cash to close including upfront and monthly MIP — then check eligibility with a local Las Vegas team. Estimates only.
Led by Vatche Saatdjian · Las Vegas mortgage expert since 2004 · NMLS #65506
Here’s exactly what the numbers above include, what they leave out, and why your real figure may differ — so you can read every estimate with clear expectations.
The tool estimates your estimated FHA payment — principal & interest, the financed upfront MIP, monthly MIP, taxes, and insurance — from a 3.5% down starting point.
It doesn’t lock your exact rate, final closing costs, or HOA dues, and it can’t confirm assistance eligibility.
Every figure is a labeled estimate. Credit, loan amount, occupancy, LTV, points, and HUD guidelines all move the real number.
Six focused tools — each with live sliders and options. Every figure is a labeled estimate, not a Loan Estimate or a commitment to lend.
| 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.
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.
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.
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.
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.
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.
FHA opens the door for many buyers who don't qualify for conventional — but MIP, down payment, and credit all shape the real picture. We organize what matters so you can plan with less guessing.
Estimate only. Not a Loan Estimate or a commitment to lend. Final terms depend on credit, income, property, program guidelines, and approval. Down payment assistance is not guaranteed and depends on program availability and eligibility.
Turn this sample into a real, human-reviewed FHA number — no pressure, no commitment.
Estimate only. Not a Loan Estimate or a commitment to lend. Final terms depend on credit, income, property, program guidelines, and approval. NMLS #65506 · Equal Housing Opportunity.
| What to review | Why it matters | How Valley West helps |
|---|---|---|
| Credit score range | 580+ qualifies for 3.5% down; 500–579 requires 10% down | We review early and suggest steps to get there |
| Down payment source | Gift funds from family are allowed toward FHA down payment | We document gift funds properly so closing isn't delayed |
| MIP duration | Under 10% down: MIP for loan life; 10%+ down: 11 years | We model when a conventional refi removes MIP entirely |
| Monthly payment comfort | MIP adds to every payment for years | We show total cost over time vs. conventional |
| Loan limits | FHA limits vary by county — Clark County has its own cap | We confirm the current limit before you fall in love with a price |
| Preapproval status | A clear letter strengthens your offer | Human-reviewed FHA preapproval, not an auto-decision |
An FHA loan lets qualifying Las Vegas and Nevada buyers purchase with as little as 3.5% down with a FICO score of 580 or higher. The trade-off is mortgage insurance: a one-time upfront MIP of 1.75% (usually financed into the loan) plus a monthly MIP added to every payment.
Your FHA cash to close is your down payment plus closing costs — title, escrow, appraisal, and prepaids — which often run 2–4%. Gift funds from family are allowed toward the down payment, and Nevada assistance programs may help if you qualify. These figures are examples to help you plan FHA down payment and cash-to-close in Las Vegas; they are not an offer.
Confusing MIP with PMI. FHA mortgage insurance (MIP) follows different rules than conventional PMI — under 10% down it generally lasts the life of the loan, so many buyers plan to refinance to conventional later to remove it.
| Minimum down payment | 3.5% |
| FICO for 3.5% down | 580+ |
| Upfront MIP (UFMIP) | 1.75% |
| Monthly MIP (typical) | ~0.55%/yr |
| Typical closing costs | 2–4% |
| Sample Las Vegas price | $475,000 |
Next step: when you are ready, a local Valley West Mortgage review confirms your credit tier, assistance eligibility, and a real payment range based on verified information.
Start with a local FHA 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 or commitment to lend. Valley West Mortgage · NMLS #65506.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 · Equal Housing Opportunity.
FHA helps more Las Vegas buyers into a home sooner — and a local review is the fastest way to see what your real cash-to-close looks like.
FHA's low down-payment path lets qualifying buyers with a FICO of 580+ purchase with as little as 3.5% down — gift funds from family are allowed.
FICO 580+ for 3.5% downYour real picture includes upfront and monthly MIP, closing costs, taxes, and insurance — we map the full cash-to-close, not just the down payment.
Gift funds allowedNevada down payment assistance programs may help if available and if you qualify — we check current options as part of your review.
Local Las Vegas review
A short, no-pressure review confirms your credit tier and gives you a real cash-to-close range — not a guess.
Check FHA eligibility No obligation. Secure online start. Options subject to approval.Here’s exactly what a no-pressure review with a local Las Vegas FHA specialist covers — and the questions Nevada buyers ask us most.
A short call confirms your eligibility and turns these estimates into a real payment range — no pressure.
Check FHA eligibilityMore than the 3.5% down payment — plan for closing costs, prepaids, and reserves too. Gift funds and seller credits can offset much of it. The cash-to-close tab above breaks it down.
Generally a FICO of 580 or higher qualifies for 3.5% down; 500–579 typically requires 10% down. We review your tier early and suggest steps if it helps. Compare options on today’s FHA rates.
Over 50 million mortgages have been insured by the FHA since 1934, making homeownership reachable for buyers with smaller down payments and building credit.Source: U.S. Department of Housing and Urban Development (HUD). Figures for education only; eligibility and terms are subject to approval. Valley West Mortgage NMLS #65506 · Equal Housing Opportunity.
Updated June 16, 2026 · Reviewed by Valley West Mortgage · NMLS #65506 · Las Vegas, Nevada
Every FHA payment estimate above is built from six moving parts — here’s what each one is, and how it affects your Las Vegas monthly cost.
The largest piece of your payment — your loan amount (with the financed upfront MIP) repaid at your rate over your term. A lower rate or larger down payment shrinks it.
Nevada property taxes are relatively low. We escrow a realistic Clark County estimate each month so your Las Vegas FHA payment reflects local figures.
Your lender requires hazard coverage. We start with a realistic Las Vegas premium you can refine once you have a quote from Valley West Insurance.
FHA charges a one-time upfront mortgage insurance premium of 1.75%, financed into the loan rather than paid in cash at closing — so it doesn’t raise your cash to close.
FHA also adds a monthly mortgage insurance premium (~0.55%/yr). With under 10% down it lasts the life of the loan — refinancing to conventional at 20% equity removes it.
Many Las Vegas, Henderson, and North Las Vegas communities charge monthly HOA dues. They aren’t part of the loan, but they shape your true total monthly cost.
A simple, clear path from first hello to the keys in your hand — with a local Las Vegas team the whole way.
A quick call, text, or the online form gets you started. No paperwork and no credit pull to begin.
Tell us your price range or the home you love. We review your numbers and walk through your FHA loan options.
A human-reviewed preapproval — handled by a local Las Vegas team, not an automated decision.
We lock your rate and handle FHA your file managed locally — you stay updated the whole way.
Sign at a local Las Vegas title office and get your keys — on your timeline.
North Las Vegas, NVYou get the keys to your first Las Vegas home — and a local team that made the FHA path simple.
Check FHA eligibilityAn FHA loan calculator estimates your payment — a local mortgage company shows you the full picture. FHA opens the door with 3.5% down for FICO 580+, but the real cost includes upfront and monthly MIP plus your cash to close. We price FHA with a local team and explain every line.
Serving Las Vegas, Henderson, North Las Vegas, and Clark County since 2004 — we document gift funds, check assistance options, and deliver human-reviewed FHA preapprovals.
MIP figures per HUD 2026 guidelines. Estimates only — not a Loan Estimate or commitment to lend. Valley West Mortgage · NMLS #65506 · Equal Housing Opportunity.
Customer experiences may vary. Reviews do not guarantee loan approval, rates, terms, or outcomes.
One application. One local team, and a clear path to your strongest FHA option — 3.5% down, flexible credit, handled by your local team.
This page is built to answer a specific FHA loan question, but the right move depends on your credit, property, budget, timing, and local Nevada details. Start with the calculator or guide below, then ask Valley West to compare the real options.
