National baseline
Step 1
$832,750
The conforming baseline the FHFA publishes each year.
Set by FHFAClark County · Nevada · 2026 · FHA
2026 FHA loan limit
Clark County, NV — $541,287
The most a single-family FHA buyer can borrow across Las Vegas, Henderson, and North Las Vegas this year — and exactly where jumbo begins.
4.7★ rated 5,200+ Las Vegas families NMLS #65506
Plain-English basics
What terms are worth knowing before you compare?
FHA loan limit questions get easier once a few simple definitions are pinned down. These are the words Clark County buyers most often ask us to explain before they choose a path.
- MIP
- Mortgage insurance premium. FHA mortgage insurance can affect both cash to close and monthly payment.
- Upfront MIP
- The FHA mortgage insurance cost usually paid at closing or financed into the loan amount.
- Annual MIP
- The FHA mortgage insurance cost that is usually included in the monthly payment.
- Cash to close
- The total money needed at closing, including down payment, closing costs, prepaids, and escrow deposits.
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
The Clark County FHA loan limit for 2026 is $541,287 for a single-family home — the same figure across Las Vegas, Henderson, and North Las Vegas. It is the FHA floor: 65% of the $832,750 national conforming baseline. FHA 2–4-unit limits are higher ($693,050 to $1,041,125), and single-family purchases above $541,287 use a conventional or jumbo loan. Updated August 2026.
Reviewed by Vatche Saatdjian · Valley West Mortgage · NMLS #69363 · Updated August 2026
Check FHA eligibilityValley West Mortgage · local Las Vegas mortgage lender · NMLS #65506 · Equal Housing Opportunity · Updated August 5, 2026
$541,287 single-familyThe 2026 Clark County FHA floor.
Higher for 2–4 unitsMulti-unit limits scale up.
65% of the baseline$832,750 × 65% = the floor.
Above it = jumboOr compare a conventional loan.
Where you land
Where does your price land under the 2026 limit?
Drag the handle or type a price. We’ll show whether it lands within the FHA limit or crosses into jumbo territory.
$541,287FHA limit
$200k$1.2M
Above the limit? A conventional or jumbo loan may fit.
Talk to a local specialist about jumboBy property type
What are the 2026 FHA loan limits in Clark County, Nevada?
The 2026 FHA loan limits in Clark County, Nevada are $541,287 for one unit, $693,050 for two, $837,700 for three and $1,041,125 for four — the national low-cost floor HUD published for the 2026 calendar year. Multi-unit FHA limits step up well past the single-family floor — useful for house-hacking a duplex or fourplex in Clark County, where you live in one unit and rent the rest. Use the FHA affordability checkup to see if your income supports these larger loan amounts. Buying a condo under the limit? See FHA condo approval in Las Vegas first, since the project has to be FHA-eligible too.
Source: HUD FHA Mortgage Limits, 2026 — Clark County, Nevada (Las Vegas MSA).
“The FHA national low-cost area mortgage limits, which are set at 65 percent of the national conforming limit of $832,750 for a one-unit Property, are, by property unit number, as follows: One-unit: $541,287 · Two-unit: $693,050 · Three-unit: $837,700 · Four-unit: $1,041,125.”
— U.S. Department of Housing and Urban Development, Mortgagee Letter 2025-23, “2026 Nationwide Forward Mortgage Loan Limits” (December 11, 2025), incorporating Handbook 4000.1 section II.A.2.a.ii(B) Low-Cost Area — https://www.hud.gov/sites/dfiles/hudclips/documents/2025-23hsgml.pdf
Clark County takes that low-cost floor because Southern Nevada’s median price sits below the high-cost threshold. HUD set the same letter’s effective date as “case numbers assigned on or after January 1, 2026” — so the file’s FHA case-number assignment date, not its closing date, decides which year’s limit applies. For comparison, the 2026 high-cost ceiling in the priciest counties is $1,249,125 for one unit.
| Property type | 2026 limit |
|---|---|
| 1-unit | $541,287 |
| 2-unit | $693,050 |
| 3-unit | $837,700 |
| 4-unit | $1,041,125 |
2025 vs 2026
What changed for the 2026 FHA loan limit?
The Clark County FHA single-family limit rose from $524,225 in 2025 to $541,287 in 2026 — an increase of $17,062 (about 3.3%). The bump tracks the higher national conforming baseline ($806,500 → $832,750), which FHA multiplies by 65% to set the floor for lower-cost counties like Clark.
“Loan limits for most of the country will increase due to the continued appreciation of home prices over the past year.”
— U.S. Department of Housing and Urban Development, HUD News Release HUD No. 25-145, announcing 2026 FHA loan limits
| Property type | 2025 limit | 2026 limit | Change |
|---|---|---|---|
| 1-unit (single family) | $524,225 | $541,287 | +$17,062 |
What it means for buyers: a slightly higher single-family ceiling means a few more Las Vegas, Henderson, and North Las Vegas homes now fit under FHA with just 3.5% down before a purchase crosses into conventional or jumbo territory. (Not sure how "conforming" and "jumbo" differ? The loan-term glossary spells it out.) Buying up north instead? See the higher 2026 FHA loan limit for Washoe County (Reno) for a county-by-county comparison. And for how the new ceiling fits into the wider approval picture, Valley West Mortgage's guide to FHA requirements and limits in Las Vegas covers credit, down payment, and mortgage insurance in one place.
Source: HUD FHA Mortgage Limits, 2025 and 2026 — Clark County (Las Vegas–Henderson–Paradise MSA). Updated August 2026.
How the limit is set
What sets the 2026 FHA limit?
From the national baseline to the Clark County floor — and what happens above it.
FHA floor
Step 2
× 65%
FHA’s floor for low-cost counties is 65% of that baseline.
Low-cost factorYour limit
Result
$541,287
The 2026 single-family FHA limit for Clark County, Nevada.
1-unit · 2026Low-cost area
Why
The FHA floor
Las Vegas prices sit below the high-cost threshold, so it gets the floor.
Median under capUpdated yearly
Cadence
Set annually
HUD republishes FHA limits each year — verify before relying on a figure.
Verify each yearAbove the limit
Next
Jumbo
Loans above $541,287 move to conventional or jumbo financing.
We price bothYour headroom
How much room before jumbo
At the Las Vegas median of $490,000 — the figure Las Vegas REALTORS reported for existing single-family homes in Southern Nevada in June 2026 — a single-family FHA buyer still has real price headroom before crossing the $541,287 ceiling into jumbo territory.
$51,287 of headroom
Buy above the ceiling and the loan becomes conventional or jumbo — we model both so the math, not the label, decides.
$541,287 ceiling
Cash at the limit
3.5% down at the FHA ceiling
FHA’s floor is 3.5% down. Slide to see the cash and loan amount at the very top of the Clark County limit.
3.5% down at $541,287
See the down payment and loan amount at the maximum FHA single-family price for Clark County.
3.5%
Open the full calculator
Cash down at the limit
$0
on a $541,287 home at the limit
Purchase price (at limit)$541,287
Down payment$0
Loan amount$0
Upfront MIP (1.75%)financed into the loan
Estimate only — not a Loan Estimate or rate quote. FHA requires upfront and monthly MIP. Subject to credit approval. NMLS #65506.
Across the valley
Does the FHA loan limit vary across Clark County?
The $541,287 single-family FHA limit applies the same everywhere in Clark County — Las Vegas, Henderson, North Las Vegas, Enterprise, Spring Valley, Summerlin, Sunrise Manor, and Paradise all share it. Only the typical price point and how much headroom you have under the ceiling shift from one part of the valley to the next.
Las Vegas
$541,287
$490kMedian price
2.9 moSupply
The valley’s core market. At the $490k median, FHA’s 3.5% down keeps entry low and headroom intact.
Balanced market — real room to negotiate
Henderson
$541,287
$540kMedian price
2.6 moSupply
Higher median, strong schools. Premium pockets push past the floor — where we compare FHA vs conventional.
Premium pockets push past the floor
North Las Vegas
$541,287
$430kMedian price
3.1 moSupply
The affordability play. Lower prices mean a smaller down payment and less cash to close.
Newer master-planned value
Median price source: Las Vegas REALTORS housing statistics for June 2026 (released July 7, 2026) put the median price of existing single-family homes sold in Southern Nevada through the MLS at $490,000 — unchanged from the all-time high set in May and up 1.0% from June 2025, on a sales pace LVR equates to about three and a half months of housing supply. The Henderson and North Las Vegas figures are approximate submarket price points that shift month to month, not separately published county medians. The FHA loan limit itself does not vary by city: every address in Clark County uses the same $541,287 single-family ceiling.
Compare the programs
FHA, conventional & VA, side by side
FHA, conventional and VA each set a different 2026 ceiling in Clark County — compare all three, then open any program’s 2026 limit page.
FHA loan
FHA
$541,287
Single-family FHA floor for Clark County. 3.5% down, FICO 580+.
FHA detailsConventional
Conventional
$832,750
The FHFA conforming baseline. Above it, the loan is jumbo.
Conforming detailsVA loan
VA
No cap
Full entitlement has no limit. $0 down for eligible Veterans.
VA details
Disclosures
This is an advertisement and not a commitment to lend. Loan limits change annually — verify current figures with HUD before relying on them. The 2026 FHA single-family limit shown ($541,287) is the standard floor for Clark County, Nevada; multi-unit figures follow the HUD FHA mortgage-limit schedule. Valley West Mortgage is a private local mortgage lender and is not affiliated with, acting on behalf of, or at the direction of HUD, the FHA, or any U.S. government agency. This website is not from HUD or the FHA and was not approved by HUD, FHA, or any government agency. FHA loans are insured by the FHA; they are not made or issued by the government.
All loans subject to borrower and property qualification, underwriting, and credit approval. Equal Housing Opportunity · NMLS #65506 · verify licensing at nmlsconsumeraccess.org.
Limits at a glance
How does the 2026 Clark County FHA limit compare to conforming?
The FHA limit and the conforming limit are different numbers set by different agencies. Here is what each covers in Clark County for 2026.
| Loan type | Single-family 2026 | Set by | 3.5% down on limit |
|---|---|---|---|
| FHA (Clark County) | $541,287 | HUD | $18,945 |
| Conventional conforming | $832,750 | FHFA | $24,983 (at 3%) |
Sources: HUD Mortgagee Letter 2025-23 (December 11, 2025), 2026 Nationwide Forward Mortgage Loan Limits; HUD FHA Mortgage Limits look-up, Clark County NV; FHFA Conforming Loan Limit Values, 2026 county list (Clark County NV: $832,750 one-unit). Down payment figures are illustrative examples - not a quote or commitment to lend.
The practical takeaway: the FHA limit of $541,287 covers the vast majority of Clark County home purchases. Las Vegas REALTORS put the Southern Nevada median for existing single-family homes at $490,000 in June 2026 - well below the FHA ceiling. The $470,000 price point used in the tables on this page is a round illustrative figure for modelling, not the current published median. Only purchases in premium Summerlin sections or luxury Henderson communities push above the FHA limit and require conventional financing. If your target price is above $541,287, review the conventional loan guide for options that apply. A loan limit is a ceiling, not a budget — this page settles what Clark County will finance, while our Clark County FHA affordability dataset works the other direction, from a price tier back to the qualifying income behind it.
How much does FHA MIP cost at different Clark County price points?
FHA mortgage insurance (MIP) is calculated as a percentage of the loan amount - not the purchase price. Here is how MIP costs scale across common Clark County purchase prices.
| Purchase price | 3.5% down | Base loan | Upfront MIP (1.75%) | Annual MIP at 0.55% (est.) |
|---|---|---|---|---|
| $350,000 | $12,250 | $337,750 | $5,911 | ~$1,858/yr (~$155/mo) |
| $470,000 (illustrative) | $16,450 | $453,550 | $7,937 | ~$2,495/yr (~$208/mo) |
| $541,287 (FHA limit) | $18,945 | $522,342 | $9,141 | ~$2,873/yr (~$239/mo) |
Illustrative examples only. Annual MIP rate depends on loan term, LTV, and loan amount - verify with your lender. Upfront MIP is typically financed into the loan. Source: HUD MIP schedule. Not a quote or commitment to lend.
For buyers who put less than 10% down, FHA annual MIP lasts the life of the loan. Use the FHA loan calculator to run your specific numbers, or see the FHA down payment guide for a complete cash-to-close breakdown. For FHA requirements, see the Nevada FHA requirements guide.
How much do you need down at the 2026 FHA limit?
FHA's minimum is 3.5% down, but putting more down lowers both your loan amount and your monthly mortgage-insurance cost. Here is the cash and loan math at the very top of the 2026 Clark County single-family limit ($541,287), by down-payment tier. Every FHA loan also adds a one-time upfront MIP of 1.75% of the base loan, which is usually financed into the mortgage.
| Down payment | Cash down | Base loan | Upfront MIP (1.75%, financed) | Total FHA loan |
|---|---|---|---|---|
| 3.5% (FHA minimum) | $18,945 | $522,342 | $9,141 | $531,483 |
| 5% | $27,064 | $514,223 | $8,999 | $523,222 |
| 10% | $54,129 | $487,158 | $8,525 | $495,683 |
| 20% | $108,257 | $433,030 | $7,578 | $440,608 |
Illustrative examples at the $541,287 single-family limit — figures are principal-only arithmetic and exclude interest, taxes, and insurance. With less than 10% down, FHA annual MIP lasts the life of the loan; at 10% or more it drops off after 11 years. Source: HUD MIP schedule. Not a quote or commitment to lend.
Most Las Vegas buyers land well under the ceiling — the Southern Nevada median for existing single-family homes was $490,000 in June 2026 per Las Vegas REALTORS — so their down payment and cash to close are lower than the figures above. To see your own numbers at any price and down-payment level, use the FHA loan calculator or read the 2026 FHA down payment guide. And if you're buying in a master-planned community, remember that HOA dues count in your FHA DTI and lower how much of this limit your income can carry. The hazard policy FHA requires works the same way, since it is escrowed alongside taxes — our sister agency's Las Vegas home insurance escrow planner shows how that piece lands before you fix a target price.
You may not need to cover that down payment yourself. Eligible essential workers in Nevada — including nurses, teachers, firefighters, police officers, and EMTs — can receive up to $20,000 in down payment help through the Nevada Worker Advantage program. That is more than enough to cover FHA's 3.5% minimum ($18,945 at the very top of the 2026 Clark County limit) and still leave money toward closing costs, and it can be layered on top of an FHA loan. See how Worker Advantage down payment assistance works with an FHA purchase, then check what you qualify for with a local team.
How has the Clark County FHA limit changed over time?
FHA limits follow home-price appreciation, recalculated each year based on FHFA's national conforming limit. Clark County history for single-family homes:
| Year | Clark County 1-unit limit | Year-over-year change |
|---|---|---|
| 2026 | $541,287 | +$17,062 (+3.3%) |
| 2025 | $524,225 | +$39,250 (+8.1%) |
| 2024 | $484,975 | +$51,250 (+11.8%) |
| 2023 | $472,030 | +$72,030 (+18.0%) |
| 2022 | $400,000 | +$98,650 (+32.7%) |
Source: HUD Mortgagee Letters for respective years. Historical data for reference only - always verify the current-year limit with HUD before relying on it for a purchase decision.
The 2022-2024 surge reflected Southern Nevada's rapid home-price appreciation. The 2026 increase is more moderate at 3.3%. Ready to check your purchase limit eligibility? See the full FHA requirements or get pre-approved. For the complete 2026 picture — credit, DTI, MIP, and the full application process — see the FHA loan Nevada 2026 complete guide. Once you know your limit, see how FHA loans in Las Vegas work with Valley West Mortgage, or compare FHA lenders in Las Vegas before you apply. Valley West Mortgage is a local Las Vegas mortgage lender, NMLS #65506. Not affiliated with HUD, FHA, or any government agency.
Frequently asked
FHA loan limits, answered.
What is the FHA loan limit in Las Vegas for 2026?
The 2026 FHA loan limit for a single-family home in Clark County — Las Vegas, Henderson, and North Las Vegas — is $541,287. That figure is the standard FHA floor: 65% of the $832,750 national conforming baseline. Two- to four-unit properties have higher limits.
Can I use an FHA loan above $541,287?
Not as a standard FHA loan. A single-family purchase above $541,287 in Clark County exceeds the 2026 FHA limit, so you would typically use a conventional loan (up to $832,750) or a jumbo loan instead. We price and compare all three with a local team.
Is the FHA loan limit the same across Nevada?
No — FHA limits are set county by county. $541,287 is the Clark County single-family figure for 2026; other Nevada counties can differ. Las Vegas, Henderson, North Las Vegas, and the rest of Clark County share the same limit.
What credit score do I need for an FHA loan?
FHA allows a 3.5% down payment with a FICO of 580 or higher. Scores from 500 to 579 generally require 10% down. Credit, income, and the property must still meet FHA and lender guidelines. See the full FHA credit score requirements for Las Vegas and today's FHA rates to model your scenario.
What documents do I need to prepare for an FHA loan?
Lenders typically require two years of W-2s and tax returns, 30 days of pay stubs, two months of bank statements, and a government-issued ID. Self-employed borrowers provide two years of business returns and a year-to-date profit-and-loss statement. Review the full FHA loan requirements and application checklist for Nevada before you apply.
Did the Clark County FHA limit go up from 2025 to 2026?
Yes. The single-family FHA limit for Clark County rose from $524,225 in 2025 to $541,287 in 2026 — an increase of $17,062 (about 3.3%). The change follows the higher national conforming baseline ($806,500 to $832,750), which FHA multiplies by 65% to set the floor for lower-cost counties.
Can I use an FHA loan for a duplex or fourplex in Las Vegas?
Yes — FHA allows 2-to-4-unit properties as long as you live in one unit as your primary residence. The 2026 Clark County limits step up to $693,050 for a duplex, $837,700 for a triplex, and $1,041,125 for a fourplex, all still at 3.5% down for qualified buyers. House-hacking a multi-unit can let rental income from the other units help you qualify.
How much is the down payment at the $541,287 FHA limit?
At the very top of the Clark County single-family limit, FHA's minimum 3.5% down on $541,287 is about $18,945, leaving a base loan around $522,342 before the financed upfront mortgage insurance premium. Most Las Vegas buyers purchase below the ceiling, so the cash to close is lower — use the FHA calculator to model your price and today's rates.
How much home can I buy with an FHA loan in Clark County?
The 2026 Clark County FHA limit lets you finance up to $541,287 on a single-family home. At FHA's minimum 3.5% down that is about $18,945 down and a base loan near $522,342; putting 5%, 10%, or 20% down lowers the loan and your monthly MIP. Most Las Vegas buyers purchase below the ceiling — the Southern Nevada median for existing single-family homes was $490,000 in June 2026 per Las Vegas REALTORS — so their cash to close is lower. Not a quote or commitment to lend.
How have Clark County FHA limits changed over recent years?
The Clark County single-family FHA limit has risen from $400,000 in 2022 to $541,287 in 2026, tracking home-price appreciation. Recent changes: 2025 to 2026 was +$17,062 (+3.3%); 2024 to 2025 was +$39,250 (+8.1%). Limits are recalculated each November based on FHFA conforming limit changes. Source: HUD Mortgagee Letters.
What is the FHA MIP cost on a $470,000 Las Vegas home?
On a $470,000 purchase with 3.5% down, the base FHA loan is roughly $453,550. Upfront MIP at 1.75% adds approximately $7,937 (usually financed). Annual MIP at 0.55% adds approximately $2,495 per year or about $208 per month. These are illustrative examples - rates and terms vary. Source: HUD MIP schedule. Not a quote or commitment to lend.
Can down payment assistance cover the FHA down payment in Las Vegas?
Yes. Eligible essential workers in Nevada can receive up to $20,000 in down payment help through the Nevada Worker Advantage program — enough to cover FHA's 3.5% minimum ($18,945 at the top of the 2026 Clark County single-family limit) with room left toward closing costs. The assistance layers on top of an FHA loan; eligibility depends on your profession, income, and a homebuyer-education course. See the Nevada Worker Advantage down payment assistance guide for who qualifies and how to apply. Not a quote or commitment to lend.
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