Income within limits
Varies by county
Household income must fall under the program limit for Clark County and your household size. Recent guidance referenced thresholds around $105,000 — confirm the current figure.
Las Vegas · Down payment assistance · 2026
Down payment help —see if you qualify.
Help with the down payment. Pairs with FHA. Competitive rates.
Down payment assistance can cover part of the cash you need to buy a home. In Nevada, the Housing Division's Home Is Possible program can help eligible buyers toward down payment and closing costs and pairs with FHA financing. Eligibility depends on income, credit, and program funding — here's how it works in Las Vegas, Henderson, and North Las Vegas, and how to check if you qualify.
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The short answer
Down payment assistance helps cover the cash you need to buy. In Nevada, the Housing Division's Home Is Possible program can put money toward your down payment and closing costs and pairs with an FHA loan. Whether you qualify depends on your income, credit, the home's price, and current program funding — verify the latest terms with the program.
See if I qualifyUpdated June 26, 2026 · Reviewed by Valley West Mortgage · NMLS #65506 · Equal Housing Lender
Government disclosure: Valley West Mortgage is a private lender licensed in Nevada (NMLS #65506). This site is not affiliated with, endorsed by, or acting on behalf of HUD, the Federal Housing Administration, or any government agency. FHA loans are insured by the FHA and made by private lenders.
Helps with down paymentAnd closing costs — applied at the closing table.
Pairs with FHALayered on top of your FHA first mortgage.
Often forgivableHome Is Possible second can be forgiven over time.
Eligibility-basedIncome, credit, price limits & homebuyer education.
How it works
What down payment assistance covers in Nevada
For many Las Vegas buyers the down payment — not the monthly payment — is the real hurdle. Assistance helps bridge that gap. Nevada's Home Is Possible program, administered by the Nevada Housing Division, can put money toward your down payment and closing costs and is built to pair with a first mortgage such as FHA. Here are the moving parts to understand before you apply.
Toward down payment & closing
Home Is Possible
Nevada Housing Division assistance applied to your down payment and closing costs — recent program guidance has referenced help of up to about 4% of the loan amount. Amounts and terms change yearly; confirm the current figure.
Often forgivable
Grant vs. repayable second
Assistance can be a grant, a forgivable second mortgage, or a repayable second. Home Is Possible has commonly been structured as a forgivable second with no monthly payment — forgiven if you keep the home as your primary residence for a set period. Confirm the current structure.
Income & price limits
Eligibility limits
Household income limits vary by county and household size (recent guidance has referenced thresholds around $105,000), and the home must fall under a program price cap. Some products require first-time-buyer status. Limits change annually — confirm current Clark County figures.
Homebuyer education
Education + program fee
Nevada Housing Division programs generally require completing an approved homebuyer education course before closing, and typically charge a one-time program fee. We tell you which course qualifies and when to finish it.
Clark County · 2026
Pairs with FHA ($541,287 limit)
Assistance layers on top of an FHA first mortgage, whose 2026 single-family loan limit in Clark County is $541,287. The program's own purchase-price cap is separate and lower — we confirm both against your target home.
Nevada Home Is Possible — at a glance (2026)
| Program detail | Typical figure | Notes |
|---|---|---|
| Assistance amount | up to ~4% | Of loan, toward DP/closing |
| Structure | Forgivable 2nd | No monthly payment |
| Min. credit score (typical) | ~660 | Assistance layer |
| Homebuyer education | Required | Before closing |
Source: Nevada Housing Division Home Is Possible program materials (homeispossiblenv.org) and 2026 program summaries. Figures shown are illustrative and have changed in prior years. Program details are subject to change — confirm current terms, limits, and funding directly with the Nevada Housing Division before relying on any number.
Illustrative summary only — not an advertised rate, APR, offer, or commitment to lend, and not an offer of assistance. Assistance is administered by the Nevada Housing Division and others, is subject to availability, funding, income and price limits, and is never guaranteed. Your eligibility, loan terms, and any assistance are confirmed in writing with the program administrator and depend on your credit and final qualification.
See if you qualify for down payment help
A quick local review checks your income, credit, and target price against current program limits — and coordinates any assistance with your FHA pre-approval.
Illustrative example
Cash to close — with vs. without assistance
The same $478,000 Las Vegas home, FHA 3.5% down, shown two ways — paying cash to close yourself versus applying illustrative Home Is Possible assistance. Labeled estimates only.
Without assistance
Home price$478,000
FHA down payment (3.5%)$16,730
Est. closing costs & prepaids~$14,340
Assistance applied$0
Est. cash to close~$31,070
With Home Is Possible (illustrative)
Home price$478,000
FHA down payment (3.5%)$16,730
Est. closing costs & prepaids~$14,340
Assistance (~4% of loan, illustrative)~$18,800
Est. cash to close after assistance~$12,270
What assistance changes
~$18.8k
illustrative help toward cash to close
Assistance is applied at closing toward your down payment and costs, lowering the cash you bring. The figure above is a sample at ~4% of the loan — your actual amount depends on the current program, the home, and your eligibility. We confirm the real number with you.
Want this run on your real price?
We'll model your exact down payment, costs, and cash to close — and check current assistance limits — for any Las Vegas, Henderson, or North Las Vegas home.
Illustrative estimate only — not a Loan Estimate, rate quote, offer of assistance, or commitment to lend. Median price per Las Vegas REALTORS (GLVAR) Q1 2026; assistance shown at a sample ~4% of loan and is not a quoted award. Program details are subject to change — confirm current terms with the Nevada Housing Division. Valley West Mortgage · NMLS #65506.
Compare your paths
Three ways to cover the down payment.
There's more than one route to the down payment on a $478,000 Las Vegas home. Here's how Nevada's Home Is Possible assistance, FHA with gift funds, and a conventional low-down loan with DPA compare — and where each fits.
Home Is Possible + FHA$478k Las Vegas home
~$12kest. cash after help
FHA down payment (3.5%)~$16,730
Closing costs & prepaids~$14,340
Less assistance (illustrative)~$18,800
Forgivable second · no monthly payment. Illustrative ~4% of loan; confirm current terms.
Est. cash to close by pathsame $478k home
Stacking assistance on FHA's low 3.5% floor is the lowest-cash entry for many first-time Las Vegas buyers. Figures illustrative.
Which path fits youat a glance
Home Is Possible brings outside money but adds income/price limits and education. Gift funds are flexible if family can help. Conventional + DPA can drop mortgage insurance sooner. We weigh all three on your numbers.
Want your real number?
A quick local review checks current assistance limits, your down payment, and a closing-cost plan that fits your offer.
Not a commitment to lend, a Loan Estimate, or an offer of assistance. Subject to credit approval, program guidelines, funding, and property eligibility. Confirm current program terms with the Nevada Housing Division. NMLS #65506.Eligibility checklist
What it takes to qualify for assistance
Down payment assistance is eligibility-based, not automatic. Here are the boxes most Las Vegas buyers need to check for Nevada's Home Is Possible program — we confirm each against the current rules.
Credit score met
Typically ~660
The assistance layer usually sets a higher credit bar than FHA alone — commonly around 660 for government-backed and conventional loans. We check yours early.
Home under price cap
Separate from FHA limit
The program sets a maximum purchase price by county that's lower than the $541,287 FHA limit. We confirm your target home fits the current cap.
Homebuyer education
Required before closing
You'll complete an approved homebuyer education course and typically pay a one-time program fee. We tell you which course qualifies and when to finish it.
Primary residence
Owner-occupied
Assistance is for a home you'll live in, not an investment property. A forgivable second is typically forgiven only if you keep it as your primary residence for the required period.
Pair with an eligible loan
FHA & more
Assistance attaches to an eligible first mortgage such as FHA. As a direct local lender we coordinate the program with your loan so both fit together at closing.
What not to do
Don't assume a figure you read online still applies, and don't skip the eligibility check. Program limits, amounts, and funding change every year — a quick local review confirms what you actually qualify for today.
Not sure if you check every box?
We'll run your income, credit, and target price against the current program limits — no obligation, eligibility and funding subject to confirmation.
Local guidance
A local team that coordinates assistance with your loan
A national call center reads from a script. A local Las Vegas team knows Clark County escrow, current Nevada Housing Division program limits, and how to layer Home Is Possible assistance onto FHA financing — including how the FHA down payment works and the 2026 Clark County loan limits. That context is the difference between a number you read online and a plan that actually closes.
See if you qualify before you apply
Share a few details and a Valley West Mortgage team member can help you understand your next step, the estimated cash you'd need, and whether assistance plus FHA may fit your situation — real limits, real options, real numbers. Start with our FHA affordability checkup.
See if I qualify No obligation. Secure online start. Options subject to approval and program funding. NMLS #65506.
Across the valley · 2026
Where assistance fits across the Las Vegas valley
Price drives both your down payment and whether a home falls under the assistance program's purchase-price cap, and it varies sharply across Clark County. The 2026 FHA loan limit here is $541,287, and the Home Is Possible price cap is separate and lower — here's where each Las Vegas-area market sits and how a local team checks your home against current limits. Nevada's low property taxes and no state income tax keep the monthly payment competitive everywhere you shop.
Las Vegas · valley-wide
~$478k median
At the Q1 2026 median, FHA's 3.5% down is about $16,730 plus closing costs — assistance can offset much of that cash. A balanced market also leaves room to negotiate seller credits.
North Las Vegas · entry
~$420k median
The affordability play — a lower price means a smaller down payment and a better chance of fitting under the assistance price cap. Popular with first-time buyers using Home Is Possible.
Henderson · premium
~$520k+ median
Higher median with strong schools and amenities. Many homes sit above the assistance price cap here, so we check eligibility carefully and compare FHA vs conventional paths.
Summerlin · higher balance
~$650k+ median
Master-planned and premium — usually above both the FHA limit and the assistance cap. Here a conventional loan fits better; we compare paths so the math, not the label, decides.
Clark County · the picture
$541,287 FHA limit
Clark County's FHA limit is $541,287; the assistance price cap is separate and lower. A local Las Vegas lender checks both across the whole county, from Boulder City to Centennial Hills.
First-time buyers · the entry
Built for this
Assistance is aimed squarely at first-time buyers — lower upfront cash and an FHA loan underneath. We handle the timeline, education requirement, and a fast local review so your offer is ready when you find the home.
Not sure if your home qualifies?
A local assistance review checks your income, credit, and target price against current Home Is Possible limits for any Las Vegas, Henderson, North Las Vegas, or Summerlin price point — and coordinates it with FHA.
Avoid these
Four mistakes that cost Nevada assistance buyers
01
Assuming assistance is automatic
It's eligibility-based. Income limits, a price cap, a credit minimum, and homebuyer education all apply. Check before you shop so you know what you actually qualify for.
Verify first
02
Trusting an outdated figure
Amounts, income limits, and price caps change every year and funding can run out. A number you read online may no longer apply — confirm current terms with the Nevada Housing Division.
Confirm terms
03
Forgetting the forgiveness rule
A forgivable second is forgiven only if you keep the home as your primary residence for the required period. Selling or refinancing early can trigger recapture.
Stay put
04
Skipping homebuyer education
Most programs require an approved course before closing. Leave it to the last week and you can delay your close — we tell you when to complete it. See today's FHA rates.
Do it early
How to get assistance
Three steps to down payment help
Step 1
Check eligibility
We review your income, credit, and target price against the current Home Is Possible limits and confirm whether assistance plus FHA fits. Start with the FHA affordability checkup.
Step 2
Get pre-approved
A human-reviewed FHA pre-approval and a closing-cost plan from a local Las Vegas team — coordinated with the assistance program, priced in-house, no pressure.
Step 3
Apply assistance at closing
After your homebuyer education course, the approved assistance is applied at closing toward your down payment and costs — then you get your keys.
Ready when you are
Start a local review and see whether you qualify for down payment help — with a real answer, not a guess.
Frequently asked
Down payment assistance, answered.
Is down payment assistance a grant or a loan?
It depends on the program. Nevada's Home Is Possible assistance has commonly been structured as a forgivable second mortgage with no monthly payment; other programs are outright grants and some are repayable seconds. Program details change, so confirm the current structure with the Nevada Housing Division before relying on any figure.
Do I have to repay down payment assistance in Nevada?
Under Home Is Possible the assistance is typically forgiven if you keep the home as your primary residence for a set period (commonly about three years). Sell or refinance sooner and a portion may be recaptured. Forgiveness rules change — confirm the current terms before you rely on them.
What are the income limits for down payment assistance?
Home Is Possible uses household income limits that vary by county and household size, with first-time-buyer requirements on some products. Recent guidance referenced thresholds in roughly the $105,000 range, but limits change each year — confirm the current Clark County figures with the Nevada Housing Division.
What credit score do I need for down payment assistance?
Most Nevada Housing Division products have referenced a minimum credit score around 660 for government-backed and conventional loans. The underlying FHA loan can allow a 580 score for 3.5% down, but the assistance layer often sets a higher bar. Confirm the current minimum for your program.
Can I use down payment assistance with an FHA loan?
Yes. Home Is Possible is designed to pair with a first mortgage such as FHA, and the assistance is applied toward your down payment and closing costs. We coordinate the program with your FHA financing so both fit together at closing.
What are the price limits for a home in Clark County?
Assistance programs set a maximum purchase price that varies by county and changes annually. Separately, the 2026 FHA loan limit for a single-family home in Clark County is $541,287 — see our Clark County loan limits page. Confirm the current Home Is Possible purchase-price cap before you shop.
Is homebuyer education required for down payment assistance?
Yes. Nevada Housing Division programs generally require completing an approved homebuyer education course before closing, and there is typically a one-time program fee. We tell you which course qualifies and when to complete it.
How do I find out if I qualify for down payment help?
Start a quick local review with Valley West Mortgage. We check your income, credit, and the home against current program limits, then coordinate any assistance with your FHA pre-approval. Eligibility and funding are never guaranteed and are confirmed with the program administrator.
Methodology: Assistance figures follow Nevada Housing Division Home Is Possible program materials (homeispossiblenv.org); the FHA Clark County 2026 loan limit ($541,287) follows HUD guidelines; Las Vegas median (~$478,000, Q1 2026) per Las Vegas REALTORS (GLVAR). Program amounts, income and price limits, and funding are subject to change and have changed in prior years — confirm current terms with the Nevada Housing Division. This is an advertisement and not a commitment to lend or an offer of assistance. Reviewed by Valley West Mortgage · NMLS #65506 · Equal Housing Lender · Updated June 26, 2026.
From the families we serve
Read what buyers say.
★★★★★
They priced my loan in-house and beat my bank by a quarter point — one local team, one application.
Marcus T. · Army · Henderson
★★★★★
Just 3.5% down made our first home possible years sooner than we thought. Closed in 28 days.
Jessica & Ray K. · Air Force
★★★★★
The FHA streamline was almost effortless — barely any paperwork, and my payment dropped right away.
Daniel R. · Marine Corps
★★★★★
Every number was explained clearly. No surprises at closing — exactly what they told us up front.
Priya H. · Navy · Las Vegas
★★★★★
A real local team that picked up the phone every time. Felt like they were on our side the whole way.
Carlos G. · Army · Enterprise
★★★★★
They walked us through the assistance options and handled the whole file. Five stars.
Tasha W. · Air Force · Spring Valley
★★★★★
They beat my bank’s quote with a rate I couldn't find anywhere — 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.
Down payment help
may be within reach.
One application. One local team, competitive rates, and a clear answer on whether Nevada's down payment assistance plus FHA fits your situation.