3.5% down
Standard FHA path
With a 580+ FICO, qualified Las Vegas buyers put just 3.5% down — about $14,875 on a $425,000 home. It’s the lowest-cash way into a primary residence in Clark County.
FHA Loans · Nevada
FHA loan requirements inNevada
3.5% down. FICO 580+. Local guidance.
Everything Las Vegas and Nevada buyers need to qualify for an FHA loan in 2026 — credit, income, DTI, down payment, MIP, and the Clark County loan limit — explained by a local lender.
Las Vegas, NV · Licensed in 33 states
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BBB · since 2004
Quick answer — FHA loans in Nevada need a 580+ credit score for 3.5% down (500–579 with 10% down), a manageable debt-to-income ratio, and FHA mortgage insurance. Valley West Mortgage confirms your real FHA path in Las Vegas.
Led by Vatche Saatdjian · Las Vegas mortgage expert since 2004 · NMLS #65506 · Updated June 2026
FHA requirements · quick answer
FHA loan requirements in Nevada (2026)
To qualify for an FHA loan in Nevada you generally need a 580 credit score for 3.5% down (or 500–579 with 10% down), about two years of steady income, a debt-to-income ratio under ~43%–50%, and a primary-residence property that passes an FHA appraisal. All FHA loans carry mortgage insurance (MIP).
Key takeaways
- 580 FICO for 3.5% down; 500–579 requires 10% down.
- Maximum DTI typically 43%–50% with compensating factors.
- FHA loans require mortgage insurance (MIP) — upfront and monthly.
- Property must be your primary residence and pass an FHA appraisal.
- Nevada buyers may qualify for Home Is Possible down-payment assistance.
Credit score
FHA credit score requirements in Nevada.
Your credit score is the single biggest factor in FHA approval — and FHA is far more forgiving than conventional, which usually needs 620. Here's where you stand, what each range unlocks, and how every point improves your terms.
See where you stand
FHA opens the door at 580 — more than 40 points below the typical conventional minimum.
300580670740850
Compare the minimums
The lowest score each loan type will typically work with in Las Vegas.
FHA · 3.5% down580
FHA · 10% down500
Conventional620
What each range unlocks
Where you land sets your down payment and your pricing.
580+
3.5% down · best terms
500–579
Eligible with 10% down
Gift OK
Family gift can cover the down payment
~30 d
Average time to close
Every point counts
A higher score doesn't just qualify you — it lowers your rate and your monthly payment.
580–619 · GoodQualifies
620–679 · BetterStronger pricing
680+ · BestLowest payment
Not sure where your credit stands?
Start with a local review — we'll check your credit with a soft pull that won't affect your score and map the exact FHA path for your situation in Las Vegas, including how to reach 580 if you're close.
Soft credit check to begin — no impact to your score. All loans are subject to credit, income, property, and underwriting approval.New to FHA? Start with the FHA Loans Las Vegas guide or estimate a payment in the FHA loan calculator. Figures shown are illustrative examples only.
Down payment
How much do you put down on an FHA loan?
FHA buyers in Las Vegas put down as little as 3.5% — about $14,875 on a $425,000 home — with a 580+ credit score. Between 500 and 579, FHA still works with 10% down. The money can come from savings, a documented gift, or an approved Nevada assistance program.
10% down
Credit 500–579
A 500–579 score still qualifies for FHA with 10% down — roughly $42,500 on $425,000. A larger down payment offsets the lower score, and we’ll map the fastest path to 580.
100% gift
Gift-funded
Your entire 3.5% can come from a documented family gift with a signed gift letter — so your own savings aren’t required to buy in Las Vegas, Henderson, or North Las Vegas.
Know your full cash to close — not just the down payment.
Down payment is only part of it — closing costs, prepaids, and escrow add roughly 2–5% more on a Las Vegas FHA purchase. We map the full number before you write an offer.
Estimate my cash to closeExample figures assume a $425,000 price and are illustrative only — not a Loan Estimate or a commitment to lend. Down-payment minimums, gift-fund rules, and assistance-program eligibility are subject to credit approval and program guidelines. Valley West Mortgage NMLS #65506. Equal Housing Lender.
Income & DTI
FHA income, employment & DTI guidelines
FHA has no minimum income requirement. Lenders look at stable employment (about two years), verifiable income, and your debt-to-income ratio.
| DTI range | FHA approval likelihood |
|---|---|
| Below 43% | Strong — standard approval |
| 43%–50% | Possible — needs compensating factors |
| Above 50% | Difficult — manual underwrite may be required |
Compensating factors that help
- A larger down payment or significant cash reserves after closing
- Strong credit history with consistent on-time payments
- Long-term stable employment
- A low new housing payment relative to your current rent
Today’s market
Watch FHA rates in real time.
Live sample FHA pricing as the market moves. Because we lend directly here in Las Vegas, the number you see is a starting line — not a finish line.
FHA · live sample pricingLive — updating with the market
Today’s rates are one call away.
The live table couldn’t load in your browser. Call our local team for current FHA pricing — it takes about two minutes.
FHA sample rates are illustrative and move throughout the day. Actual rate and APR vary with credit score, down payment, loan amount, points, and program details; see the assumptions within the table. Nothing here is a quote, an offer, or a commitment to lend. Valley West Mortgage · NMLS #65506 · Equal Housing Lender.
Property & MIP
What the home — and the loan — have to meet.
Two FHA boxes get checked before closing: the property has to be a primary residence that passes an FHA appraisal, and the loan carries mortgage insurance. Here’s how each works in Nevada.
Primary residence
Step 1 · The home
FHA financing is for the home you’ll live in — not a rental or pure investment. One to four units qualify as long as you occupy one within 60 days of closing, here in Las Vegas, Henderson, or North Las Vegas.
FHA appraisal & MPRs
Step 2 · The check
An FHA appraiser confirms fair value and that the home meets HUD Minimum Property Requirements — safe, sound, and sanitary. We verify FHA condo approval on local communities before you write the offer.
Mortgage insurance (MIP)
Step 3 · The insurance
Every FHA loan carries MIP — 1.75% upfront plus an annual premium (~0.50–0.55%) billed monthly. With under 10% down it runs the life of the loan; many buyers later refinance to conventional to drop it.
Summerlin, NVNext step
See exactly where you stand.
Get a quick local FHA review — your credit path, down payment, and cash to close, confirmed and priced in-house.
Check FHA eligibilityMIP figures follow the current FHA schedule and are illustrative — not a Loan Estimate or a commitment to lend. Mortgage-insurance duration depends on your down payment and loan term. Valley West Mortgage NMLS #65506. Equal Housing Lender.
See what you qualify for — get pre-approved in minutes.
Get pre-approvedHow it works
How your FHA loan comes together.
A clear path from credit check to closing — with a local Las Vegas team the whole way.
01
Day one
Check your credit
We review your full profile and map the fastest path to the 580 / 3.5%-down tier.
02
Same day
Get pre-approved
A human-reviewed FHA preapproval so your offer is ready the moment you find the home.
03
24–48 hrs
Find your home
We verify FHA condo approval before you write so nothing stalls later.
04
Underwriting
Appraisal & underwriting
We order the FHA appraisal and keep your file moving with updates at every step.
05
Closing day
Get your keys
Sign at a local Las Vegas title office — most FHA loans close in 30–45 days.
Henderson, NVThe payoff
Then the part that actually matters.
You get the keys to your first Las Vegas home — and a local team that made the FHA path simple.
Check FHA eligibilityWhat lenders actually review
The 6 factors behind every FHA approval.
FHA is more forgiving than conventional, but approval still comes down to these six pillars. Strengthen any one and your file gets stronger — here’s exactly what an underwriter weighs.
Credit & payment
Factor 01
Recent history matters most
580+ unlocks 3.5% down. Recent on-time payments weigh more than an old blemish — and we can suggest fast-acting fixes.
Income stability
Factor 02
A two-year track record
About two years in the same field. Bonuses, overtime, Social Security, disability, and child support can all count.
Debt-to-income
Factor 03
Aim under ~43%
Under ~43% is ideal; 43–50% still works with compensating factors like cash reserves or a larger down payment.
Down-payment source
Factor 04
Savings or a family gift
Personal savings, a 100% family gift, or Nevada Housing Division assistance — documented so closing is never delayed.
Property & appraisal
Factor 05
Meets HUD standards
A primary residence that meets HUD standards. We confirm FHA condo approval on Las Vegas communities before you offer.
Cash reserves
Factor 06
A cushion in the bank
A few months of payments in the bank strengthens a borderline file and can offset a higher DTI or thinner credit.
Why FHA works
Built for real Las Vegas buyers.
3.5% down
Low barrier
Qualified buyers with a 580+ score put just 3.5% down — and the full down payment can come from a documented family gift.
Flexible credit
580+ qualifies
FHA accepts credit profiles conventional often turns away. Past challenges don’t have to keep you renting in Las Vegas.
Stack assistance
Nevada programs
Pair FHA with Home Is Possible down-payment assistance and a Mortgage Credit Certificate where you qualify.
Down payment
3.5% minimum
On a $450,000 Las Vegas home that's about $15,750 down — vs $45,000 at 10%.
2-minute check
Why Las Vegas buyers choose FHA
For first-time and credit-rebuilding buyers across Clark County, an FHA loan is often the most realistic path to a Las Vegas home — a low down payment, flexible 580+ credit, and the option to layer Nevada assistance.
- Lower cash to close. Gift funds from family can cover the entire down payment and closing costs.
- Assumable advantage. An FHA loan can be assumed by a future buyer — an edge if rates stay high.
- Priced in-house. As a direct Las Vegas lender, we price your FHA file ourselves.
Nevada specifics
FHA loan limits in Clark County, Nevada.
These are the 2026 FHA loan limits for the Las Vegas metro — plus the local down-payment programs that pair with an FHA loan here.
| Property type | 2026 FHA limit |
|---|---|
| Single-family | $498,257 |
| 2-unit | $637,950 |
| 3-unit | $771,125 |
| 4-unit | $958,350 |
2026 FHA loan limit · by property type
Clark County, NV · 2026 FHA limits
Out-of-state buyers
Relocating to Las Vegas? You still qualify.
You do not need to be a current Nevada resident to use an FHA loan on a Nevada property — if you're relocating to Las Vegas for work, your out-of-state income can qualify. Nevada programs that pair with FHA include Home Is Possible, Home At Last, and the Mortgage Credit Certificate (federal tax credit up to $2,000/yr).
Check FHA eligibilityYour next step
See if you qualify for FHA in Nevada.
Get a fast, no-pressure FHA review — we’ll confirm your credit path, down payment, and cash to close, priced in-house.
Check FHA eligibilityNo obligation. Secure online start. Options subject to approval.
Common questions
FHA requirements, answered.
A minimum 580 FICO for the 3.5% down option, or 500–579 with 10% down. Below 500 does not currently qualify. Valley West Mortgage reviews your full profile and can suggest steps to strengthen it.
Yes — with a 10% down payment. Scores of 580+ unlock the 3.5% minimum down. Not all applicants qualify; credit, income, and property all factor in.
No. FHA loans have no maximum income limit. Your loan amount is capped by the Clark County FHA limit ($498,257 for a single-family home in 2026), not your income.
FHA typically allows a debt-to-income ratio up to 43%–50% with compensating factors like cash reserves, a larger down payment, or strong payment history.
Generally about two years of steady employment or time in the same field. Gaps can be acceptable with a reasonable explanation and a new role in the same line of work.
Yes — typically with two years of tax returns and sometimes a profit-and-loss statement. We work with self-employed Las Vegas borrowers regularly.
Yes. FHA allows 100% of the down payment to come from a documented family gift, and Nevada Housing Division assistance may help eligible buyers. We document it so closing isn’t delayed.
FHA accepts lower credit and has its own mortgage insurance (MIP), while conventional needs higher credit but offers removable PMI. Compare in the FHA Loans Las Vegas guide and the FHA calculator.
FHA loan calculator · Las Vegas
Estimate your FHA down payment & cash to close.
Six focused tools — each with live sliders and options. Every figure is a labeled estimate, not a Loan Estimate or a commitment to lend.
Home price$425,000
Down payment3.5%
Loan purpose
Your timeline
What matters most right now
Next: a personalized FHA review with a local Las Vegas specialist — no pressure, no commitment.
Est. monthly P&I
$2,514
| 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 Lender · NMLS #65506.
Home price$475,000
Seller credit0%
Down payment
Gift funds?
Estimated cash to close
—
Check FHA eligibility 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.
Home price$475,000
Down payment3.5%
Term
Credit tier
Estimated monthly MIP
—
Check FHA eligibility 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.
Home price$475,000
Prepaid escrow4 mo
Down payment
County
Estimated cash to close
—
Check FHA eligibility 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.
Home price$475,000
Assistance0%
Down payment
Program type
Net cash to close
—
Check FHA eligibility 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.
Monthly rent$1,900
Years renting3 yrs
Rent growth
If you bought
Rent paid over the period
—
Check FHA eligibility 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 Lender · NMLS #65506.
From the buyers we serve
Read what buyers say.
★★★★★
3.5% down made our first home real. They walked us through every step and found us a great rate.
Maria G. · First-time buyer
★★★★★
My credit wasn't perfect and I figured a home was years away. Valley West got me approved in weeks.
Andre P. · Las Vegas
★★★★★
We used a 203(k) to buy and renovate a fixer-upper. One loan, one closing — exactly as promised.
The Lawson Family
★★★★★
They explained MIP and every number clearly. No surprises at closing — just honest guidance.
Dani T. · Summerlin
★★★★★
Gift funds from my parents covered the down payment. The team made the whole thing simple.
Ruben C. · North LV
★★★★★
First home, first loan, lots of questions — and a real local person answered every one.
Kayla S. · Enterprise
★★★★★
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.
Your first home is
closer than you think.
One application. One local team, lower rates, and a clear path to your strongest FHA option — 3.5% down, flexible credit, lower rates.