- Three years is the number, and it is the same three for all three events. HUD Handbook 4000.1 sets a three year period after a foreclosure, after a deed in lieu of foreclosure, and after a short sale. Nothing else about the loan changes afterwards, including the 3.5% minimum down payment.
- The clock starts when title transferred, not when you stopped paying. In Clark County that date sits on a recorded document, so it is a fact you can look up rather than a date you have to remember.
- A short sale can carry no waiting period at all. If every mortgage payment was made within the month due for the 12 months before the sale, and your installment debts were too, the three year rule never applies to you.
- Back to Work is gone. The one year exception that half the internet still quotes ended for case numbers assigned after September 30, 2016, and the phrase appears nowhere in the current handbook.
- Nevada may already have wiped the debt. NRS 40.455 and NRS 40.458 block a deficiency judgment against a homeowner in defined circumstances, which changes what a lender can ask you to pay off.
You can get an FHA loan after a foreclosure or a short sale, and in Las Vegas people do it every month. FHA's rule is a waiting period, not a disqualification. HUD Handbook 4000.1 sets three years after a foreclosure, three years after a deed in lieu of foreclosure, and three years after a short sale, measured from the date title transferred out of your name. Once that period has passed and your recent credit is clean, your file is underwritten like anyone else's.
Almost every mistake buyers make here is about the start date, not the length. People count from the day they stopped paying, or from the day they handed over the keys, or from the day the bank filed a notice of default. FHA counts from none of those.
- FHA requires three years after a foreclosure, a deed in lieu, or a short sale, measured to the date your new FHA case number is assigned.
- The three years begin on the date title transferred, which in Nevada is the date on the recorded deed, not the date of the default notice.
- Two exceptions can cut the wait to zero: a short sale where you were current for the 12 months before it, and documented extenuating circumstances beyond your control.
How long after a foreclosure can you get an FHA loan?
Three years. FHA rules make a borrower ineligible for a new FHA insured mortgage if a foreclosure took title out of their name inside the three year period before the new FHA case number is assigned. That is the whole rule, and it applies the same way in Las Vegas as it does anywhere else, because it is federal program policy rather than a Nevada requirement.
The handbook writes the standard and the exceptions in one place, and the wording of the exceptions is worth reading closely because it names two situations that are not exceptions:
A Borrower is generally not eligible for a new FHA-insured Mortgage if the Borrower had a foreclosure or a DIL of Foreclosure in the three-year period prior to the date of case number assignment. This three-year period begins on the date of the DIL or the date that the Borrower transferred ownership of the Property to the foreclosing entity/designee.
HUD, FHA Single Family Housing Policy Handbook 4000.1, Foreclosure and Deed-in-Lieu of Foreclosure (Manual), transmittal issued August 12, 2026. https://www.hud.gov/sites/default/files/Housing/documents/40001-hsgh-Update-18.pdf
Two things follow from that sentence that catch people out. The first is that the deadline is tied to case number assignment, which is a step your lender takes early in the file, not to your closing date. If your three years run out in June, a lender cannot pull a case number in May and close in July. The second is that a bank taking the property back through a trustee sale, a bank taking it back by deed, and a lender-approved sale for less than the balance are three different legal events with three separate start dates, so the table below is the part worth saving.
| What happened | FHA waiting period | When the clock starts | What it does to your file |
|---|---|---|---|
| Foreclosure | 3 years | Date title transferred to the foreclosing entity or its designee | An automated approval is downgraded to a Refer and a human underwrites it |
| Deed in lieu of foreclosure | 3 years | Date of the deed in lieu | Same downgrade to manual underwriting |
| Short sale, standard case | 3 years | Date title transferred by short sale | Same downgrade to manual underwriting |
| Short sale, current at the time | None | Not applicable | Eligible, but still underwritten manually if the sale was inside three years |
| Chapter 7 bankruptcy | 2 years from discharge | Date of the discharge | As little as 12 months with documented extenuating circumstances |
| Chapter 13 bankruptcy | 12 months of the payout period | Start of the payout period | Needs satisfactory payment performance and written court permission |
Notice that a foreclosure and a Chapter 7 bankruptcy are separate clocks that can run at the same time. A Las Vegas homeowner who filed Chapter 7 in 2023 and lost the house to a trustee sale in 2024 has a bankruptcy clock that expired in 2025 and a foreclosure clock that has not. The later date governs.
When does the three year clock start in Clark County?
On the date title transferred, which in Nevada is the date on the recorded deed that moved ownership away from you. For a non-judicial foreclosure that is the trustee's deed upon sale. For a deed in lieu it is the deed you signed over to the servicer. For a short sale it is the grant, bargain, sale deed that conveyed the property to the buyer. All three are recorded with the Clark County Recorder, which means the date is a public fact rather than something you have to reconstruct from memory.
That distinction is worth real months, and Nevada law is the reason. Under NRS 107.080 a trustee cannot exercise the power of sale until not less than three months have elapsed after the notice of default and election to sell is recorded, and only then does a notice of sale get recorded, posted for 20 days and published once a week for three weeks. The sale itself is the event that vests title in the purchaser. So the day you stopped paying and the day title moved are separated by a statutory sequence, not by a few weeks, and only the second date starts FHA's clock. Counting from the wrong end of that gap is the difference between applying when you are eligible and applying when a lender has to tell you no.
Valley West takePull the recorded deed before you pull a credit report. Credit bureaus record a foreclosure by the date the account closed, and that is frequently weeks or months off the recorded transfer date. HUD tells lenders that when the credit report does not show the transfer date, they must obtain the Closing Disclosure, deed, or other legal documents evidencing the date of property transfer. Having that document in hand turns an argument into a lookup.
When does your FHA waiting period end?
Enter the date title transferred out of your name. The calculator adds FHA's three year period and returns the earliest date a lender can assign your FHA case number. It does not check credit, income, or the exceptions below.
A foreclosure that transferred title on March 15, 2024 clears FHA's three year period on March 15, 2027.
Illustrative only, not a quote, offer, or commitment to lend, and not legal advice. Day count conventions can differ by lender and a February 29 transfer date rolls to March 1. Confirm your own date with a licensed loan officer before you plan around it.
How long do you have to wait after a short sale?
FHA gives you three years from the date title transferred, unless you were current when you sold. HUD calls a short sale a Pre-Foreclosure Sale, defines it as a sale that brings in less than the balance owed where the lien holders agree to release their liens and forgive the deficiency, and then attaches the same three year period it uses for a foreclosure.
What makes short sales different is the exception underneath, which is the single most valuable paragraph on this page for anyone who sold a Las Vegas home in a hurry but kept paying while they did it:
A Borrower is considered eligible for a new FHA-insured Mortgage if, from the date of case number assignment for the new Mortgage:
HUD, FHA Single Family Housing Policy Handbook 4000.1, Pre-Foreclosure Sales (Short Sales) (Manual), Exception for Borrower Current at the Time of Short Sale. https://www.hud.gov/sites/default/files/Housing/documents/40001-hsgh-Update-18.pdf
- all Mortgage Payments on the prior Mortgage were made within the month due for the 12-month period preceding the Short Sale; and
- installment debt payments for the same time period were also made within the month due.
Read what that does and does not require. It does not ask why you sold. It does not ask whether you had hardship. It asks one factual question about the 12 months before the sale, and it asks it about two categories of debt: the mortgage, and your installment accounts. Credit cards are not on that list. Neither is the size of the loss the bank took.
The catch is the phrase within the month due. That is stricter than the 30 day late marker most people watch on a credit report. A payment due on the first and made on the twenty eighth is inside the month due. The same payment made on the second of the following month is not, even though no bureau will ever flag it. If you are relying on this exception, get a payment history from the old servicer rather than trusting the tradeline.
One thing the exception does not do is skip the human. The automated scorecard section downgrades any file where the short sale landed inside three years, and the exception itself sits in the manual underwriting chapter, so a borrower using it is underwritten by a person against the ratio ceilings further down this page. Eligible is not the same as automatic.
One more practical note. A lot of Nevada short sales in this cycle were approved while the seller was still paying, precisely because a servicer will often not approve a short sale on a performing loan without a documented hardship. If yours was one of those, you may already be eligible today and not know it. That is worth checking before you assume you are sitting out three years.
Does a deed in lieu of foreclosure count as a foreclosure?
For FHA purposes, yes. HUD Handbook 4000.1 handles a deed in lieu and a foreclosure in the same section, defines a deed in lieu as a loss mitigation option where a borrower voluntarily offers the deed to the note holder in exchange for a release from all obligations under the mortgage, and applies the same three year period to both.
The only meaningful difference is the start date. A foreclosure clock starts when the property transferred to the foreclosing entity or its designee. A deed in lieu clock starts on the date of the deed in lieu itself, which is usually earlier and cleaner, because there is no trustee sale in the sequence. If you handed the deed back in 2023 rather than waiting through a sale in 2024, that choice bought you a year of FHA eligibility.
People sometimes hear that a deed in lieu is treated more gently than a foreclosure. On the credit side there is some truth to that depending on how the servicer reports it. On the FHA waiting period there is none. Three years is three years.
Can extenuating circumstances shorten the wait after a foreclosure?
Yes, but FHA's door here is narrower than most people expect, and the underwriter is the one who opens it. HUD lets a lender grant an exception to the three year requirement where the foreclosure was the result of documented extenuating circumstances beyond the borrower's control, giving serious illness or the death of a wage earner as its examples, and where the borrower has re-established good credit since.
The handbook then names two things that do not qualify, and it names them explicitly rather than leaving them to judgment:
- Divorce is not an extenuating circumstance. There is one carve out inside the carve out. An exception may be granted where your mortgage was current at the time of the divorce, your former spouse received the property, and the mortgage was foreclosed later. So the divorce itself never counts, but a specific sequence of events around a divorce can.
- Being unable to sell because of a job transfer or a relocation does not qualify. That is written into the same paragraph. A move for work, however involuntary it felt, is not the kind of event this exception was built for.
Notice what is being asked for. The event has to be documented, it has to have been beyond your control, and your credit has to be re-established afterwards.
HUD defines that last part concretely for manually underwritten files: satisfactory credit means all housing and installment payments made on time for the previous 12 months, no more than two 30 day late mortgage or installment payments in the previous 24 months, and no major derogatory credit on revolving accounts in the previous 12 months.
If you plan to ask for an exception, that is the standard you are being measured against, and our guide to FHA credit score requirements in Las Vegas covers what the rest of the credit review looks at.
A realistic expectation helps here. Exceptions are granted by an underwriter reading a file, not by a rule you can invoke. Most Clark County buyers get further by working the calendar and the credit than by building a case for an exception.
Most of the work here is a records question, not a loan question: what date is on the deed, and what does the old servicer's payment history show for the 12 months before the sale. A loan officer can walk that with you in one conversation and tell you whether you are three years out, one year out, or already eligible. Soft credit check to start, no impact to your score. All loans are subject to credit, income, property, and underwriting approval.
Check my timeline
Is the FHA Back to Work exception still available in 2026?
No. FHA Back to Work ended in 2016, and it is now the most common piece of bad information in this whole topic. Back to Work let a borrower who had suffered a documented Economic Event apply after 12 months instead of three years. It was real, it helped a lot of people, and it is over. HUD's own mortgagee letter set its end date when it created the program:
The guidance in this ML is effective for case numbers assigned on or after August 15, 2013 through September 30, 2016.
HUD, Mortgagee Letter 2013-26, Back to Work - Extenuating Circumstances, August 15, 2013. https://www.hud.gov/sites/documents/13-26ml.pdf
We checked the other side of that too rather than taking it on trust. The current handbook runs to 1,872 pages, and the phrase Back to Work appears in it zero times, as it does in the previous edition. There is no successor program, no renamed version, and no pending replacement.
This matters because the 12 month figure is still repeated across mortgage blogs, lender landing pages, and answer boxes almost ten years after it lapsed. If a page tells you that you can buy one year after a Las Vegas foreclosure because of Back to Work, that page is quoting a rule that expired. The only route to a shorter wait now is the extenuating circumstances exception described above, and it is a different, narrower test.
Do you still owe the bank money after a Nevada foreclosure or short sale?
Frequently not, and that answer is Nevada law rather than FHA policy. This is one of the places where a Clark County borrower is in a materially better position than a borrower in most states, and it changes what a lender can ask you to clear before closing.
After a foreclosure sale, NRS 40.455 gives a lender six months to apply for a deficiency judgment, and subsection 3 removes that right entirely in a defined situation. Where the creditor is a financial institution, no deficiency judgment may be awarded if the property is a single family dwelling you owned at the time of the sale, you used the loan to purchase it, you continuously occupied it as your principal residence, and you never refinanced it. That last condition is the one that trips people up, because a rate and term refinance during the boom years can move a loan out of the protection.
After a short sale the governing section is different. NRS 40.458 bars a deficiency judgment where a banking or other financial institution agreed to the sale, the same ownership and occupancy conditions are met, and the sale agreement itself does two things: it does not state the amount still owed or authorize recovery of it, and it contains a conspicuous statement, signed by the institution, waiving the right to recover and setting out the amount waived. In other words, in Nevada the protection after a short sale is partly a paperwork question. Pull the short sale approval letter and read it.
Two honest limits. This is a summary of two statutes, not legal advice, and only a Nevada attorney can tell you how they apply to your documents. And these sections govern deficiency judgments, not what appears on your credit report or what a federal agency may separately be owed, which is the subject of the next section.
Will CAIVRS stop a new FHA loan after an FHA foreclosure?
Sometimes. A past FHA foreclosure can leave a claim on file, and that is a separate obstacle from the three year clock. If your old loan was FHA insured and HUD paid a claim on it, that shows up in the Credit Alert Verification Reporting System, known as CAIVRS. Handbook 4000.1 prohibits a lender from processing an FHA application for a borrower with delinquent federal non-tax debt, and it names deficiency judgments and other debt associated with past FHA insured mortgages in that category.
The important half is what HUD says next. A lender must verify a CAIVRS hit with the agency that is owed the money, and HUD states plainly that a mortgagee may not deny a mortgage solely on the basis of CAIVRS information that has not been verified. Records go stale. Claims get resolved and never get cleared from the file. A hit is the beginning of a process, not the end of your application.
Practically, three things clear it: the debt was never valid, the debt has already been resolved and the agency confirms it, or you resolve it under the Debt Collection Improvement Act and obtain a clear report. Ask your loan officer to run CAIVRS early. Finding it in week one is a phone call. Finding it in week five is a delayed closing.
What does a downgrade to manual underwriting change?
A downgrade moves your FHA file from a computer to a person, and it caps your ratios. HUD's automated scorecard is not allowed to approve a file where a foreclosure, deed in lieu, or short sale transferred title inside three years, so the lender must downgrade the file to a Refer and underwrite it by hand. Even after your three years are up, a recent credit event often means the rest of your profile gets a manual read.
Manual underwriting has its own published ceiling on how much of your income can go to housing and to total debt, and how far above the base ceiling you can go depends on what else your file can show. The first number is the housing payment as a share of income and the second is total debt.
| Lowest minimum decision credit score | Maximum qualifying ratios | What the file has to show |
|---|---|---|
| 500 to 579, or no credit score | 31 / 43 | No compensating factors will lift this ceiling |
| 580 and above | 31 / 43 | No compensating factors required |
| 580 and above | 37 / 47 | One of: verified cash reserves, a minimal increase in housing payment, or residual income |
| 580 and above | 40 / 40 | No discretionary debt |
| 580 and above | 40 / 50 | Two of: verified cash reserves, a minimal increase in housing payment, significant additional income, or residual income |
Read that table as a planning document rather than a verdict. If your only path is 40 / 50, you need two documented compensating factors, and the cheapest one to build in the year before you apply is cash reserves. A borrower who spends the last twelve months of their waiting period paying down a car loan and saving two months of payments arrives with more room than a borrower who arrives with a clean date and nothing else. If your score is under 580 the ceiling does not move at all, which is covered on our page about FHA loans at a 580 score.
A Las Vegas homeowner's trustee's deed upon sale recorded on November 2, 2023. They assume they have to wait three years from the notice of default they received in early 2023, so they plan on applying in spring 2026 and get told no.
Recorded transfer date: November 2, 2023
Plus FHA's three year period = November 2, 2026
Earliest FHA case number assignment: on or after November 2, 2026
That is seven months later than they planned, and it is the only date that matters. Now the money side, on an illustrative Las Vegas purchase price of $425,000 once the wait is behind them:
$425,000 × 3.5 percent = $14,875 minimum required investment
$425,000 less $14,875 = $410,125 base loan amount
HUD defines the minimum required investment as at least 3.5 percent of the property's adjusted value. FHA also collects an upfront and an annual mortgage insurance premium on top of that base loan, which is priced separately and explained on our FHA mortgage insurance page. Every dollar figure here is illustrative, not a quote, offer, or commitment to lend. What the example is really showing is that the seven months of calendar are worth more attention than the down payment, because the down payment is a savings problem and the date is not negotiable.
One line item inside that future payment is worth pricing rather than estimating, because it moves your ratios: the homeowners premium. Valley West Insurance, a separate Nevada agency, publishes what home insurance actually costs in Las Vegas.
What paperwork proves your waiting period is over?
A recorded deed with a date on it. FHA rules tell the lender that where the credit report does not indicate the date of the foreclosure or deed in lieu, the mortgagee must obtain the Closing Disclosure, deed, or other legal documents evidencing the date of property transfer, and it says the same thing about a short sale. Bring the document and the question is settled in a minute.
What to gather before you apply:
- The recorded deed. A trustee's deed upon sale, a deed in lieu, or the grant, bargain, sale deed from a short sale. Clark County property records are the source, and the recording date is the number your file turns on.
- The final Closing Disclosure or settlement statement from a short sale, which shows the transfer and the payoff.
- A 12 month payment history from the old servicer if you are claiming the current at the time of short sale exception. The tradeline on a credit report is not enough, because it cannot show whether a payment landed inside the month it was due.
- The short sale approval letter, which is where a Nevada deficiency waiver would appear if one was given.
- Documentation of the extenuating circumstance if you are asking for an exception, plus evidence of re-established credit since.
If you are further out than you thought, the twelve months before you apply are not dead time. Clean housing and installment payments, no new derogatory revolving credit, and documented reserves are the exact things a manual underwriter is required to look for, and they are all things you can build on purpose. The rest of the file works the way it always does, and our page on preparing to apply for an FHA loan in Nevada is the checklist version.
It is also worth knowing what the rest of the market does after a credit event, because FHA is not the only door. The parent company keeps a broader overview of what other loan programs do after a bankruptcy or foreclosure, including the portfolio options that price differently but do not use HUD's calendar.
The bottom line
FHA gives you a date, not a rejection. Three years after a foreclosure, three years after a deed in lieu, three years after a short sale, and none of it counted from the day the trouble started. Find the recorded transfer date first, because that single fact decides whether you are eligible next month or next year.
Then check the two doors that can open earlier. If you kept paying for the twelve months before a short sale, there may be no waiting period at all. If a serious illness or the death of a wage earner drove the loss and your credit has been clean since, an underwriter can consider an exception. And if you are in Nevada, look at whether a deficiency was ever legally collectible in the first place, because the answer is often no.
What you should not do is take a three year answer from a blog and stop asking. Half the pages on this subject are still quoting a program that ended in 2016. Go and find the deed.
Article history
- September 1, 2026 · Published. Built against HUD Handbook 4000.1, transmittal issued August 12, 2026, downloaded in full at 14.4 MB and parsed page by page. The foreclosure, deed in lieu and short sale standards were read from both the automated scorecard sections and the manual underwriting sections, which state the same three year period in different words.
- September 1, 2026 · Back to Work verified expired, not assumed. Mortgagee Letter 2013-26 was downloaded and its own effective date sentence read verbatim. The phrase Back to Work was then counted in the current 1,872 page handbook and in the previous edition and returned zero in both, against a control search returning 35 and 36 Pre-Foreclosure Sale hits. Both verbatim passages quoted below were counted in the previous edition too and are identical there. The page states the expiry rather than repeating the retired 12 month rule.
- September 1, 2026 · A foreclosure-timeline statistic was withdrawn before publication. A draft said Nevada had one of the longest average foreclosure timelines in the country. That figure came from a summary of an article we had not opened, and the ATTOM page this article cites was re-fetched and says nothing about timelines. The claim was removed and replaced with the statutory sequence in NRS 107.080, read at source.
- September 1, 2026 · Nevada deficiency sections read at source. NRS 40.455 and NRS 40.458 were read from the Legislature's own chapter text rather than summarised from secondary coverage, which is how the paperwork conditions inside NRS 40.458 subsection 1 paragraph (e) made it onto the page. Those conditions decide the answer and are missing from most write-ups.
Frequently asked questions
How long after a foreclosure can you get an FHA loan?
Three years. FHA rules tell the lender to downgrade your file if title transferred from you within three years of the date your new FHA case number is assigned. The clock runs from the date title actually left your name, not from the date you missed the first payment or the date you moved out.
How long do you have to wait after a short sale to get an FHA loan?
Three years from the date title transferred by short sale, with one large exception. If every mortgage payment on the old loan was made within the month due for the 12 months before the short sale, and your installment debts were paid the same way, HUD Handbook 4000.1 treats you as eligible with no waiting period.
Does a deed in lieu of foreclosure have a shorter FHA waiting period?
No. HUD Handbook 4000.1 puts a deed in lieu and a foreclosure in the same section and gives both a three-year period. The only real difference is the start date, which for a deed in lieu is the date of the deed itself rather than the date of a trustee sale.
Is the FHA Back to Work program still available in 2026?
No. Mortgagee Letter 2013-26 says its guidance was effective for case numbers assigned on or after August 15, 2013 through September 30, 2016. The phrase Back to Work appears nowhere in the current handbook, so any page still offering a 12 month FHA wait under that program is quoting a rule that ended in 2016.
Do you still owe the bank money after a Nevada foreclosure or short sale?
Often no, but it depends on your loan and your paperwork. NRS 40.455 blocks a deficiency judgment when a financial institution forecloses on a single family home you owned and lived in, bought with that loan, and never refinanced. NRS 40.458 gives similar protection after a sale in lieu of foreclosure, but only when the sale agreement carries a signed, conspicuous waiver. Ask a Nevada attorney about your own documents.
Will a past FHA foreclosure show up in CAIVRS and stop a new FHA loan?
It can. If FHA paid a claim on your old loan, that appears in HUD's Credit Alert Verification Reporting System and your lender has to resolve it before the file moves. HUD also states that a lender may not deny a mortgage solely on CAIVRS information it has not verified, so a hit is a step to work through rather than an automatic decline.
Sources
- U.S. Department of Housing and Urban Development · FHA Single Family Housing Policy Handbook 4000.1, transmittal issued August 12, 2026, 1,872 pages. Foreclosure (TOTAL), Pre-Foreclosure Sales (Short Sales) (TOTAL) and Deed-in-Lieu of Foreclosure (TOTAL) under Credit Requirements (TOTAL) for the three year downgrade rules; Foreclosure and Deed-in-Lieu of Foreclosure (Manual) and Pre-Foreclosure Sales (Short Sales) (Manual) under Credit Requirements (Manual) for the standards, the extenuating circumstances exceptions, the current at the time of short sale exception and the required documentation; Bankruptcy (Manual) for the Chapter 7 and Chapter 13 comparison rows; Types of Payment Histories (Manual) for the satisfactory credit definition; Approvable Ratio Requirements (Manual) for the qualifying ratio matrix; Minimum Required Investment for the 3.5 percent figure; Borrower Ineligibility Due to Delinquent Federal Non-Tax Debt for the CAIVRS rules: hud.gov (downloaded and parsed September 1, 2026)
- U.S. Department of Housing and Urban Development · Mortgagee Letter 2013-26, Back to Work - Extenuating Circumstances, August 15, 2013, for the program's own effective date range ending September 30, 2016: hud.gov (downloaded and parsed September 1, 2026)
- Nevada Legislature · NRS Chapter 40, Actions and Proceedings in Particular Cases Concerning Property. NRS 40.455 for the six month deficiency application window and the subsection 3 bar against a financial institution; NRS 40.458 for the bar following a sale in lieu of a foreclosure sale and the waiver conditions in subsection 1: leg.state.nv.us (read September 1, 2026)
- Nevada Legislature · NRS 107.080, Trustee's power of sale, for the three month period that must elapse after the notice of default and election to sell is recorded, the notice of sale posting and publication requirements, and subsection 5, under which the sale vests title in the purchaser: leg.state.nv.us (read September 1, 2026)
- ATTOM · U.S. Foreclosure Rates by State, June 2026 data published July 17, 2026: 39,327 U.S. properties with foreclosure filings in June 2026, up 21 percent year over year, one in every 3,656 housing units; Nevada fourth highest state rate at one in every 2,508 housing units, 529 filings across 1,326,471 units. The page republishes monthly, so figures shift after this date: attomdata.com (read September 1, 2026)
- Clark County, Nevada · Office of the County Recorder, the office of record for trustee's deeds, deeds in lieu and grant, bargain, sale deeds in Clark County, and the place a Las Vegas homeowner obtains the recorded transfer date this page turns on: clarkcountynv.gov (read September 1, 2026)
Keep reading on FHA qualifying in Las Vegas. These are the pages that decide whether your file clears: