Green Valley
$565,000
~20 min
To the Strip
2.4 mo
Supply
Henderson’s original master-plan — mature trees, walkable shops, and top-rated schools, all an easy hop to the base.
Most popular with first-timers
FHA Home Loans · Henderson, NV
FHA loans in Henderson —3.5% down, 580 FICO.
For first-time & repeat buyers across Clark County.
A direct local lender, not a call center. Put as little as 3.5% down with flexible credit — up to the $541,287 Clark County FHA limit, priced in-house.
Henderson, NV · Clark County · Licensed in 33 states
The short answer
Can I use an FHA loan in Henderson?
Yes. First-time and repeat buyers can purchase a primary home in Henderson with as little as 3.5% down and flexible credit — many qualify around a 580 FICO. The single-family FHA limit across Clark County is $541,287 for 2026, and your down payment can even come from a gift. It’s a strong fit for buyers who want a low entry cost in Henderson’s master-planned communities.
3.5% downas low as 580 FICO
$541,287 limitsingle-family, Clark County
Gift funds OKfamily, employer, or DPA
Primary residence
First-time friendly
Clark County & all of NV
Local underwriting
Where buyers land
Where FHA buyers are buying in Henderson.
Henderson’s master-planned communities pair quiet, family-friendly streets with strong schools and newer builds. Here’s where FHA buyers are landing.
Anthem
$615,000
~25 min
To the Strip
2.8 mo
Supply
Above the valley floor — sweeping city-light views, country-club options, and quick canyon-trail access.
Hillside city-light views
Inspirada
$540,000
~30 min
To the Strip
2.1 mo
Supply
One of the valley’s most active plans — fresh floorplans, 20+ parks, and a true family rhythm.
Newer construction & parks
Cadence
$485,000
~28 min
To the Strip
1.9 mo
Supply
A modern plan built around a central park and event lawn, with one of the area’s strongest amenity packages.
Best entry value
Seven Hills
$785,000
~22 min
To the Strip
3.4 mo
Supply
An established, prestigious enclave with championship golf, custom homes, and elevated skyline views.
Golf & guard-gated estates
MacDonald Ranch
$650,000
~21 min
To the Strip
2.6 mo
Supply
Master-planned, gated golf living minutes from Green Valley’s shops and dining.
Gated & established
Local edge
Built for Henderson buyers.
FHA is the low-entry path into Henderson’s master-planned communities — and a direct local lender makes it smoother. We price in-house, underwrite locally, and know the Clark County market street by street.
Fluent in FHA gift-fund & assistance rules
Henderson school & new-build know-how
Closings built around your timeline
3.5%
minimum down payment on an FHA purchase
$541,287
single-family FHA limit in Clark County
~30 days
typical time to close from accepted offer
The FHA advantage
Why FHA works in Henderson.
Built for buyers with steady income but limited cash or a thinner credit file — FHA lowers the bar to owning in a market like Henderson.
A small down payment
Down payment
Just 3.5% down
Buy a primary home with as little as 3.5% down — and the funds can come as a gift from family, an employer, or an approved assistance program.
Flexible credit
Qualifying
Credit from 580
Many buyers qualify around a 580 FICO, and some with lower scores at a higher down payment. We match your profile to the right local pricing.
Lower entry cost
Buying power
Less cash to close
A lower down payment keeps more savings in your pocket for moving, furnishing, and reserves — and you can refinance out of MIP later as equity grows.
Together these make FHA the most accessible path to owning in Henderson for buyers with limited cash or a building credit history — less cash, flexible credit, a real shot at ownership.
Eligibility
Do you qualify? 3 simple checks.
FHA is designed to be reachable. Most Henderson buyers clear these three checks — and we’ll tell you in plain English where you stand.
1
Credit & down payment
A FICO around 580 unlocks the 3.5%-down option; some buyers qualify lower with more down. Your 3.5% can be a gift — you don’t have to save it all yourself.
2
Steady income & DTI
FHA looks at a documentable two-year work history and your debt-to-income ratio. Its DTI flexibility is part of why FHA approves buyers conventional loans can’t.
3
A primary home that qualifies
FHA is for the home you’ll live in, and the property must meet HUD’s Minimum Property Requirements — a basic safety-and-soundness check the appraisal confirms.
New to FHA? Start with FHA loan requirements in Nevada, see how the 3.5% down payment works, or run the affordability checkup.
Beyond the rate
Nevada advantages that stack on top.
FHA lowers the cost of getting in — and buying in Nevada layers on more savings for Henderson homeowners.
No state income tax
Your pay stays yours in Nevada
0%
Nevada state income tax
Your paycheck and retirement income stretch further here than in almost any neighboring state.
Top state income-tax rate · 2026
On ~$80k of income, that’s roughly $3,600/yr kept versus California.
Low down payment
The smallest way into a Henderson home
Down payment on a ~$480k home
$16.8k
$24k
$96k
FHA 3.5%Conv 5%Conv 20%
And your 3.5% can be a gift — you don’t have to save it all yourself.
Mortgage insurance
MIP isn’t forever
Est. monthly payment
$2,250
−$170
$2,080
With MIPAfter refi
As equity grows, many owners refinance to conventional and drop MIP.
Refinance later
FHA Streamline
Fast
Streamline-eligible
An FHA Streamline often skips a new appraisal and needs minimal documents.
Program details and tax figures change and depend on your situation — confirm current numbers with your lender and the Clark County Assessor. Not tax advice.
Local context
Henderson vs the rest of the valley.
Both are great for FHA buyers. Here’s how Henderson tends to compare with central Las Vegas at a glance.
Henderson
Master-planned, family-first
Median home price~ high-$400Ks–low-$500Ks
Drive to the Strip~ 20–30 min
SchoolsMany top-rated & charter
New constructionPlentiful (Inspirada, Cadence)
LifestyleParks, gated plans, golf
FeelQuieter, suburban
Central Las Vegas
Closer-in, more variety
Median home priceWide range by ZIP
Drive to the StripOften shorter, varies
SchoolsHighly variable by area
New constructionLimited closer to the core
LifestyleUrban, entertainment, mixed
FeelBusier, more central
Median ranges are illustrative and move with the market (see Redfin/Zillow for current figures); your FHA buying power depends on credit, income, and the county limit.
Local, direct, in-house
Ready to buy in Henderson? Let’s see your number.
Talk to a local Valley West team that knows Henderson and the Clark County market. No obligation, no call center.
Valley West Mortgage · NMLS #65506 · Equal Housing Lender · Not affiliated with or endorsed by HUD or the Federal Housing Administration.
Your path
Your path to a Henderson FHA loan.
Six steps, a local team on the phone, and a low down payment.
Check your basics
Step 1
Know where you stand
We review your credit, income, and down payment so you know exactly what you can buy.
Get pre-approved
Step 2
Know your number
A real local underwriting review, not an online guess — with your true buying power.
Find your home
Step 3
Shop with strength
Tour Henderson with a confident, ready-to-write offer behind you.
Make your offer
Step 4
Stand out
A local, fully-underwritten FHA buyer competes strongly in a busy market.
Lock & underwrite
Step 5
We drive it
We manage the file in-house to keep every milestone moving on time.
Close & move in
Step 6
Get the keys
Sign and settle in — often in about 30 days from contract.
From the families we serve
Read what buyers say.
Real words from Las Vegas–area first-time and repeat buyers we’ve helped — 4.9★ across 750+ verified reviews.
★★★★★
Bought our first home in Green Valley with just 3.5% down. They walked us through every step and we closed without a hitch.
Marcus T. · Henderson
★★★★★
Our credit wasn’t perfect, but they found the FHA path that worked and got us approved fast. Local and responsive.
Jessica & Ray K. · Henderson
★★★★★
A gift from family covered the down payment and they handled all the paperwork. Couldn’t recommend them more.
Daniel R. · Anthem
★★★★★
They explained MIP and the 3.5% down in plain English. Felt like they were on our side.
Priya H. · Seven Hills
★★★★★
A real local lender. We compared a big online shop and Valley West was faster and clearer the whole way.
Carlos G. · Inspirada
★★★★★
We thought owning was years away — FHA and a low down payment got us into Cadence this year.
Tasha W. · Cadence
Customer experiences may vary. Reviews do not guarantee approval, rates, terms, or outcomes. All loans are subject to underwriting.
Common questions
Henderson FHA loans, answered.
Straight answers on the 3.5% down payment, credit, MIP, and the Clark County limit — reviewed by our local Las Vegas team.
The 2026 single-family FHA limit across Clark County — including Henderson — is $541,287. The same ceiling applies valley-wide; only the typical price point differs from one area to the next.
As little as 3.5% with a credit score around 580. On a ~$480,000 Henderson home that’s about $16,800 — and the down payment can come from a gift.
Many buyers qualify around a 580 FICO for 3.5% down; some qualify with lower scores at a higher down payment. We match your profile to the right local pricing.
Yes — FHA loans carry an upfront and an annual mortgage insurance premium (MIP). As equity grows, many owners refinance into a conventional loan to remove it.
Yes. The full 3.5% can come from a gift from family, an employer, or an approved down-payment assistance program.
It lets existing FHA borrowers refinance with minimal documentation and often no new appraisal, to lower the rate or payment.
Yes. It must be your primary residence and meet HUD’s Minimum Property Requirements — a basic safety-and-soundness standard confirmed at appraisal.
Most FHA purchases close in roughly 30 days from accepted offer. As a direct local lender we control the file in-house to keep timelines tight.
Your next step
Buy your Henderson home
Buy your Henderson home
with a low down payment.
Apply online or call a local team. 3.5% down for eligible buyers · all loans subject to underwriting.
Areas we serve
Local FHA guidance across the Las Vegas valley.
Valley West Mortgage is a direct Las Vegas lender serving first-time and repeat buyers across Henderson, Las Vegas, and all of Clark County — local service and lower rates, priced in-house.
Henderson
Green Valley
Anthem
Las Vegas
North Las Vegas
Summerlin