Nevada FHA Loans at a Glance: just 3.5% down · FICO from 580 · limits up to $736,000 (Douglas/Tahoe) · pairs with Home Is Possible DPA · no state income tax · NMLS #1826020
Nevada FHA Home Loans · Direct Lender Since 1998

FHA Loans Nevada

Buy a Nevada home with as little as 3.5% down and a credit score from 580. With no state income tax pulling movers to Las Vegas and Reno, FHA opens the door – and it pairs with Nevada’s Home Is Possible down-payment help, a grant you may never repay.

  • 3.5% down with a 580+ FICO (10% down from 500-579)
  • Pair Home Is Possible – up to 4% grant, forgiven after 3 years
  • Las Vegas/Clark $541,287; Reno $638,250; Douglas/Tahoe up to $736,000
  • No state income tax – a major draw for relocating buyers
  • Gift funds welcome; seller can pay up to 6% of closing costs

Start My Nevada FHA Application →

Get Pre-Approved for a Nevada FHA Loan

Fast, friendly, no obligation.

Get Your Free Quote! No Credit Pull Required.

★ 3.5% down★ 580 credit OK★ Home Is Possible★ No state income tax★ First-time friendly★ Serving NV since 1998

Why an FHA loan works in Nevada

An FHA loan is a government-insured mortgage that helps Nevada buyers qualify with flexible credit, a low down payment and higher debt-to-income than conventional financing. In a fast-growing, no-income-tax state, that flexibility helps buyers compete.

Nevada pairs Las Vegas and Reno job growth with heavy California in-migration. Whether you are buying your first home in Henderson or a place near Douglas County’s schools by Lake Tahoe, an FHA loan stacked with Home Is Possible help gets you to closing with less cash down. Start your application →

What it takes to qualify for a Nevada FHA loan

Down paymentAs little as 3.5% down if your score is 580 or higher; 10% down applies from 500-579
CreditA 580 minimum for the low-down program, and hands-on help for buyers still rebuilding
MIP (mortgage insurance)A one-time 1.75% upfront premium rolled into the loan, plus a small monthly premium (about 0.15%-0.55%)
DTI flexibilityRoom up to roughly 43%-50% of income when you have compensating factors or automated approval
Where the down payment can come fromSavings, a family gift, or an eligible down-payment-assistance program
Help from the sellerSellers may cover up to 6% of your closing costs on an FHA purchase
Eligible propertiesA Nevada single-family home, an FHA-approved condo or townhome, or a 2-4 unit you occupy
How you use itIt must be your primary residence – the home you live in
Adding a co-borrowerA non-occupant co-borrower such as a parent can be added to help you qualify

Nevada down payment assistance you can pair with FHA

Your FHA loan pairs with the Nevada Housing Division’s programs, including grants you may not have to repay:

Home Is Possible (HIP)

A grant up to 4% of the loan for down payment and closing costs – forgiven/non-repayable if you stay in the home at least three years.

Home Is Possible for Teachers

A flat $7,500 in assistance for licensed Nevada teachers.

Home First

Up to $15,000 for the down payment for first-time buyers who meet residency and 660+ credit requirements.

Who qualifies

Typically 640+ credit for HIP, an FHA/VA/USDA loan, income caps by area, and a homebuyer education course.

Home At Last (rural)

Separate down-payment help for rural and non-Clark-County areas through Nevada Rural Housing.

Gift funds & seller credits

Combine gift funds and up to 6% in seller credits with FHA and Nevada help to minimize cash to close.

Ask about Home Is Possible – up to 4% grant help for Nevada buyers.
See If You Qualify

Assistance programs have income, price and funding limits, are first-come while funds last, and are subject to change and eligibility. We confirm what you qualify for.

Ready to see how much home you can buy in Nevada with 3.5% down? Get pre-approved today.
Apply Now

2026 Nevada FHA loan limits by county

FHA loan limits are set by county. Las Vegas sits at the floor while Reno and the Lake Tahoe area run higher:

Clark County – Las Vegas metro (1-unit)$541,287 (Las Vegas, Henderson, North Las Vegas, Summerlin – at the floor)
Washoe – Reno/Sparks, plus Storey & Lyon (1-unit)$638,250
Carson City (1-unit)$575,000
Douglas County – Lake Tahoe (1-unit)$736,000 – the state’s highest
2-4 unit propertiesHigher limits apply – ask us for your county’s exact figures

2026 one-unit FHA limits set annually by HUD; 2-4 unit limits are higher. We confirm the exact limit for your Nevada county before you write an offer.

First-time buyer, family, or 55+ mover – we have a Nevada FHA program for you.
Start My Application
Buy a Nevada home with an FHA loan - apply nowYour Nevada home is closer than you think →

Why buyers choose FHA in Nevada

  • Put down just 3.5% and keep your savings intact
  • Qualify from a 580 score with practical, human underwriting
  • Cover the down payment with gifts or Home Is Possible
  • Finance a house, condo or an owner-occupied 2-4 unit
  • Lower your rate down the road with an FHA Streamline

Get My FHA Pre-Approval →

Nevada FHA payment & affordability calculators

Estimate your Nevada FHA payment, cash to close and price range below. These tools are for planning only; apply to get your real numbers.

1. FHA monthly payment

Estimate your full monthly payment including FHA mortgage insurance.

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Total monthly payment
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Principal, interest & MIP

2. Down payment & cash to close

See your down payment and estimated cash after seller credits.

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Estimated cash to close
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Down payment amount

3. How much home can I afford?

Estimate your FHA price range from income and monthly debts.

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Estimated home price
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Max housing payment

4. FHA loan amount + MIP

See your base loan plus the 1.75% upfront MIP financed in.

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Total financed (with UFMIP)
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Base loan / 1.75% UFMIP

Estimates only and not a commitment to lend. FHA charges 1.75% upfront MIP (financed) plus a monthly annual premium (~0.55% here for illustration). Actual figures depend on your property, credit and qualification.

Stack Home Is Possible with FHA - up to 4% grant help.
See If I Qualify

FHA loans across Nevada - cities we serve

We have financed FHA purchases and refinances across Nevada since 1998. Here are some of the markets we serve:

  • Las Vegas
  • Henderson
  • Reno
  • Sparks
  • North Las Vegas
  • Summerlin
  • Carson City
  • Enterprise
  • Spring Valley
  • Mesquite
  • Elko
  • Pahrump
  • Fernley
  • Dayton
  • Boulder City
  • Winnemucca
  • Gardnerville
  • Fallon
  • Laughlin
  • Sun Valley

Do not see your city? Start your application → - we lend statewide across Nevada.

Top Nevada school districts & family towns

Great schools support both your kids and your resale value. Here are some of the top-rated Nevada districts and towns:

Douglas County (Lake Tahoe area)

One of Nevada's top-rated districts in a scenic setting.

Summerlin (Las Vegas)

Master-planned community with the metro's best-regarded schools.

Green Valley (Henderson)

Sought-after family neighborhoods with strong schools.

South Reno (Washoe County)

The best-regarded schools in the Reno-Sparks area.

Carson City

Solid capital-city schools with mountain access.

Inspirada & Cadence (Henderson)

Newer master-planned family communities.

Nevada 55+ & active-adult communities

An FHA loan can buy a home in a Nevada 55+ community (any condo must be FHA-approved). Some of the most popular:

Sun City Summerlin (Las Vegas)

Del Webb's flagship Las Vegas active-adult community.

Sun City Anthem (Henderson)

Large, amenity-rich 55+ community with mountain views.

Sun City Aliante (North Las Vegas)

Popular active-adult neighborhood on the valley's north side.

Del Webb at Lake Las Vegas

Resort-style 55+ living around the lake.

Trilogy at Sunstone (Las Vegas)

Newer gated active-adult community on the northwest side.

Solera communities (Henderson/Anthem)

Del Webb Solera active-adult neighborhoods.

Ready to buy in Nevada? Start here

From a first condo to a move-up house in a top Nevada school zone or a 55+ community, we pair you with the right FHA program and a same-week pre-approval - 3.5% down.

  • Pre-approval in days, not weeks
  • Stack Nevada assistance and family gift funds
  • A direct FHA lender serving buyers since 1998

Apply for My Nevada FHA Loan →

Apply for your Nevada FHA home loanGet pre-approved with 3.5% down →

FHA loan programs available in Nevada

Buy with FHA

Purchase a Nevada house, condo or owner-occupied 2-4 unit for as little as 3.5% down.

Streamline refinance

Trim your rate or payment on an existing FHA loan with light docs and usually no appraisal.

203(k) rehab loan

Finance the purchase and the renovations of a fixer-upper in a single FHA loan.

Cash-out refinance

Pull Nevada equity out, up to FHA limits, for improvements or other needs.

Condo financing

FHA loans for units in approved Nevada condo projects, or single-unit spot approval.

Stack down-payment help

Layer Nevada assistance and gift funds on your FHA loan to lower your cash to close.

Nevada 2027 housing & FHA outlook

A few Nevada trends worth watching as you plan a 2027 purchase:

No state income tax + California in-migration

Nevada remains a magnet for retirees and Bay Area transplants, amplifying demand in Vegas and Reno.

Las Vegas steadies

The valley enters 2027 with stable prices and stronger activity if rates ease - FHA-friendly.

Reno stays tight

Jobs (including the Tesla corridor), limited land and California migration keep Reno appreciating.

Tahoe/Douglas anchors the top

Douglas County's $736,000 limit reflects Lake Tahoe pricing; 2027 limits there could rise again.

Outlook only, not a guarantee or financial advice. Market conditions change; we give you current, personalized numbers when you apply.

Your Nevada FHA loan, step by step

Start your pre-approval

A few minutes online tells you your price range, rate and 3.5%-down payment.

Shop with an edge

Make offers in the Nevada town and school zone you want, backed by a real pre-approval.

Appraisal & approval

We manage the FHA appraisal and underwriting, staying flexible on credit and gift funds.

Get your keys

Close on your Nevada home and start building equity from day one.

Frequently asked Nevada FHA questions

What are the 2026 FHA loan limits in Nevada?

Las Vegas (Clark County) is at the $541,287 floor. Reno-Sparks (Washoe, plus Storey and Lyon) is $638,250, Carson City is $575,000, and Douglas County near Lake Tahoe is the state's highest at $736,000.

How does Nevada's Home Is Possible help work?

Home Is Possible provides a grant up to 4% of the loan for down payment and closing costs that is forgiven if you stay in the home at least three years. There is a flat $7,500 option for teachers, plus Home First (up to $15,000) for eligible first-time buyers. It pairs with an FHA loan.

What is the minimum down payment on a Nevada FHA loan?

3.5% of the price when your score is 580+, or 10% between 500 and 579. Gift funds and approved down-payment assistance can cover much of it.

Do FHA condos have to be approved in Nevada?

Yes - the condo project needs to be FHA-approved, though we can pursue single-unit spot approval on many buildings. We verify your specific property.

Is FHA good for a first-time buyer in Nevada?

It is often the best fit - low 3.5% down, a 580 credit floor, gift funds allowed, and it stacks with Nevada's Home Is Possible assistance for even less cash to close.

Are you an actual FHA lender?

Yes - CambridgeHomeLoan.com is a direct lender (NMLS #1826020) that has served homebuyers since 1998, guiding you from application through closing.

Start your Nevada FHA loan

A few minutes online gets you pre-approved: 3.5% down, a 580 credit floor, and Nevada down-payment help welcome. We have served Nevada homebuyers since 1998.

Get Pre-Approved for a Nevada FHA Loan

Fast, friendly, no obligation.

Get Your Free Quote! No Credit Pull Required.

Start My Application →

Serving Nevada homebuyers Since 1998!
© 2026 CambridgeHomeLoan.com  ·  NMLS #1826020  ·  4830 W Kennedy Blvd, Tampa, FL 33609  ·  (800) 826-5077  ·  Equal Housing Lender  ·  NMLS Consumer Access

Rates, terms, FHA loan limits and program guidelines are for 2026, subject to change, and depend on the property, credit and qualification. Not a commitment to lend. This is not a government agency. Equal Housing Lender.


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