Start your VA loan pre-approval as soon as you know Nevada is a possibility, even before official orders. Takes 24-48 hours remotely.
Once orders are official, activate your house hunt. We can refer military-friendly Nevada realtors who understand VA loans and PCS timelines.
Use House Hunting Trip (HHT) leave if available, or buy remotely (many military do this successfully). Nevada market moves fast - be ready to act.
Lender processes your file and orders VA appraisal. This is where VA loan takes slightly longer than conventional, but worth it for $0 down.
Underwriter reviews complete file including appraisal and issues final approval ("Clear to Close"). You're almost there.
Sign papers, get keys, you're a Nevada homeowner! Coordinate closing with your PCS report date so you're not paying for temporary housing long.
Nevada hosts major military installations with thousands of active-duty service members and their families. Understanding each area's housing market is crucial for your PCS move.
Popular areas: North Las Vegas, Aliante, Summerlin (northwest), Henderson (southeast)
Commute: 15-30 min to base from north areas. Most service members buy near North Las Vegas for shorter commute and lower prices ($350K-400K).
Popular areas: Fallon city, Churchill County. Small rural town with lower cost of living.
Market: More affordable than Vegas/Reno. Limited inventory but excellent VA loan opportunity. Most buy in Fallon proper ($280K-350K range).
Reno/Sparks area: Growing tech hub, higher prices but strong market. Popular with Guard/Reserve and contractors.
Strategy: Reno buyers often go south to Fernley or Dayton for affordability ($400K range) vs Reno proper ($500K+).
Answers to common questions military families have when relocating to Nevada with a VA home loan.
Our VA loan specialists understand military relocations and PCS timelines. Get answers specific to your situation.
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The VA home loan is the most powerful benefit available to service members buying in Nevada. Here's why active-duty military and veterans overwhelmingly choose VA financing when relocating to Las Vegas, Reno, or near military bases.
Buy a home with no money down. Keep your savings for moving expenses, furniture, or emergencies. Conventional loans require 3-20% down ($12,000-$80,000 on a $400K home).
Save $200-400/month that conventional buyers pay in mortgage insurance. Over a 3-year tour at Nellis, that's $7,200-$14,400 in savings.
VA loans typically have rates 0.25-0.50% lower than conventional loans. On a $400K mortgage, that's $60-120 less per month and thousands saved over the loan term.
VA allows sellers to pay up to 4% toward your closing costs. Many Nevada military buyers close with less than $5,000 out of pocket total.
VA appraisal ensures the home meets minimum property standards for safety and livability. This protects service members from buying money pits or homes with serious defects.
Your VA loan eligibility restores after selling or paying off the loan. Use it multiple times throughout your career for each PCS move, or keep properties as rentals and use remaining entitlement.
*With seller-paid closing costs. VA funding fee (2.15% first-time) rolled into loan. Disabled veterans exempt from funding fee.
Supporting your family's transition to Nevada with resources for military spouses, schools, and community connections.
Nevada has strong employment protections for military spouses and growing remote work opportunities in Las Vegas and Reno.
Clark County (Las Vegas area) and Washoe County (Reno) school districts serve military families with quality options near bases.
Nevada has a strong, tight-knit military community with excellent spouse clubs, support groups, and veteran organizations.
As a Nevada-based lender specializing in VA loans, we've helped hundreds of service members through PCS moves to Nellis, Fallon, and throughout Nevada. We understand tight timelines, remote approvals, deployment challenges, and the unique needs of military families.
"Got PCS orders to Nellis with 60 days notice. Valley West pre-approved me remotely while I was still in Georgia, connected me with a great realtor, and we closed 2 weeks before my report date. Used my VA benefit for the first time - $0 down and they walked me through everything. Couldn't have done it without their military expertise."
Complete guide for active-duty military, veterans, and military families relocating to Nevada. Learn how to use your VA home loan benefits, get pre-approved remotely, and smoothly transition to homeownership in Las Vegas, Reno, or near Nellis AFB and Fallon NAS.
Down Payment for Veterans
Remote Pre-Approval
Major Military Bases in NV
VA Loan Expertise