Edited and reviewed by CEO Vatche Saatdjian — 30+ years of experience — Expert on FHA loans
Complete 2025 FHA Loan Guide
Everything Nevada homebuyers need to know about FHA loans—requirements, limits, credit guidelines, down payment options, and how to get approved with flexible financing.
FHA loans are government-backed mortgages insured by the Federal Housing Administration, designed to help Americans achieve homeownership with lower down payments and flexible credit requirements.
FHA loans are insured by the Federal Housing Administration (part of HUD), protecting lenders and allowing them to offer more flexible terms to Nevada homebuyers.
Put down as little as 3.5% with a 580 credit score, or 10% with scores between 500-579. This makes Nevada homeownership accessible much faster than conventional loans.
While not exclusive to first-timers, FHA loans are ideal for Nevada buyers with limited savings, lower credit scores, or those rebuilding credit after financial challenges.
FHA loans must be used for your primary Nevada residence. You can purchase single-family homes, condos, townhomes, or even multi-unit properties (2-4 units) if you occupy one unit.
Accept credit scores as low as 580 (or 500 with higher down payment). Past bankruptcies, foreclosures, or credit issues may be acceptable with proper waiting periods and explanations.
FHA loans require both upfront mortgage insurance (1.75%) and annual MIP (0.55%-0.85%). This insurance protects lenders and enables the low down payment options that benefit Nevada buyers.
To qualify for an FHA loan in Nevada, you'll need to meet these basic requirements. Don't worry—FHA guidelines are more flexible than conventional mortgages.
FHA accepts lower scores than conventional loans
One of FHA's biggest advantages for Nevada buyers
Prove steady income to qualify
FHA allows higher DTI than conventional loans
What homes qualify for FHA in Nevada
Other criteria for Nevada FHA approval
Soft credit check • No obligation • See your options in 3 minutes
FHA loan limits determine the maximum amount you can borrow. Here are the 2025 limits for major Nevada counties and cities.
Las Vegas, Henderson, North Las Vegas
Single-Family Home:
$498,257
2-Unit: $638,100
3-Unit: $771,450
4-Unit: $958,350
Reno, Sparks
Single-Family Home:
$571,950
2-Unit: $732,050
3-Unit: $884,700
4-Unit: $1,099,450
Carson City, Elko, Nye, etc.
Single-Family Home:
$498,257
2-Unit: $637,950
3-Unit: $771,125
4-Unit: $958,025
What This Means for Nevada Homebuyers:
The $498,257 limit covers most homes in Nevada's major markets. With just 3.5% down, you can purchase a home up to this amount. If you're looking at higher-priced properties, you may need a jumbo loan or conventional financing. Multi-unit properties (2-4 units) have higher limits—perfect for Nevada house hackers who want to live in one unit and rent the others.
Use our FHA affordability calculator to see your estimated monthly payment and maximum purchase price based on your income and down payment.
Calculate Your FHA BudgetUnderstanding the differences helps you choose the best financing for your Nevada home purchase.
| Feature | FHA Loan | Conventional Loan |
|---|---|---|
| Minimum Down Payment | 3.5% (with 580+ credit) | 5% (can be 3% with special programs) |
| Minimum Credit Score | 580 (500 with 10% down) | 620+ typically required |
| Mortgage Insurance | Required (1.75% upfront + 0.55-0.85% annual) | PMI required if less than 20% down (cancellable at 20% equity) |
| Debt-to-Income Ratio | Up to 50%+ with compensating factors | Typically 43-45% maximum |
| Gift Funds | 100% of down payment can be gifted | Usually requires some borrower funds |
| Seller Concessions | Up to 6% of sale price | Up to 3% typically |
| Property Requirements | Stricter appraisal standards | More flexible property condition |
| Nevada Loan Limits (2025) | $498,257 (single-family) | $766,550 (conforming limit) |
| Best For | First-time buyers, lower credit scores, minimal down payment | Strong credit, higher down payment, avoiding long-term MI |
Not sure which loan is right for you? Our Nevada mortgage specialists can compare both options and show you which saves you more money.
Compare FHA vs Conventional for Your SituationStep-by-step guide to securing your FHA loan in Las Vegas, Henderson, or Reno
Get pre-approved to understand your buying power and show Nevada sellers you're a serious buyer. We'll review your credit, income, and assets.
Shop for Nevada homes within your approved price range. Work with a real estate agent to find properties that meet FHA property standards.
Complete your full FHA loan application with supporting documents. We'll submit everything to underwriting and order your FHA appraisal.
FHA-approved appraiser inspects the Nevada property to ensure it meets FHA minimum property requirements (MPRs) and confirms market value.
FHA underwriter verifies all documents, confirms you meet FHA requirements, and issues conditional approval. We'll work with you to satisfy any conditions quickly.
All conditions satisfied, final approval issued. Review closing disclosure, schedule closing appointment with Nevada title company, and prepare funds.
Sign final documents at title company, receive your keys, and officially become a Nevada homeowner! Congratulations on your new FHA-financed home.
30-45 days from application to closing for most Nevada FHA loans. Rush closings possible in 21-25 days.
Prepare these documents ahead of time to speed up your Nevada FHA loan approval
We offer secure digital document upload through our portal. Snap photos with your phone or scan documents – no need to visit our office. Most Nevada FHA borrowers complete the entire process remotely!
Real stories from Las Vegas, Henderson, and Reno homeowners who achieved their dream with FHA financing
Best rates and fees, super responsive, and the process was fast and efficient. Everything matched what was promised—and we closed quickly.
This was our second time using Valley West. They answered every question, guided us step-by-step, and still delivered one of the lowest rates with an on-time close.
Simple, seamless, and mostly online. They helped lower monthly bills and got everything closed fast—clear guidance the whole way.
Join thousands of Nevada families who've achieved homeownership with FHA financing. Get your free pre-approval in 24 hours.
No hard credit check • Fast 24hr approval • No obligation
Let's clear up common misconceptions about FHA loans in Nevada
Truth:
Anyone can use FHA loans, whether it's your first home or fifth! Repeat buyers, move-up buyers, and even previous homeowners in Nevada qualify. The only requirement: it must be your primary residence.
Truth:
FHA rates are typically equal to or lower than conventional rates! Because FHA loans are government-backed, lenders often offer competitive rates. Nevada FHA borrowers with 620+ credit scores get rates comparable to conventional loans.
Truth:
Most Nevada sellers happily accept FHA offers! With pre-approval, FHA offers are just as strong as conventional. In fact, ~40% of Las Vegas home purchases use FHA financing. Sellers want qualified buyers – FHA borrowers absolutely qualify.
Truth:
FHA appraisals simply ensure the Nevada home is safe and sound. 95%+ of properties pass FHA appraisal with no issues. FHA looks for safety/structural concerns (like major roof damage) – not cosmetic nitpicks. Most Las Vegas homes easily meet FHA standards.
Truth:
You can remove FHA MIP by refinancing to conventional once you reach 20% equity! Many Nevada homeowners refinance after 3-5 years when their home appreciates or they pay down principal. FHA gets you in the door – then you refinance to eliminate insurance.
Truth:
Nevada FHA loans close in 30-45 days on average – same as conventional! With organized documentation and a responsive buyer, we've closed FHA loans in as little as 21 days. Speed depends on you and the appraisal, not the loan type.
Our Nevada FHA specialists are here to answer all your questions and guide you through the process. No question is too small – we're here to help you succeed.
Browse All FHA FAQsEverything you need to know about FHA loans in Nevada, answered by mortgage experts.
Still have questions? Our FHA specialists are here to help Nevada homebuyers.
Vatche Saatdjian, CEO
With over 30 years of mortgage lending experience and as CEO of Valley West Mortgage, Vatche Saatdjian has helped thousands of Nevada families achieve homeownership through FHA financing. His deep expertise in FHA loan requirements, Nevada-specific regulations, and first-time homebuyer programs has made him a trusted authority in Las Vegas, Henderson, and Reno mortgage markets.
30+ Years Experience
Nevada mortgage lending since 1995
FHA Loan Specialist
Expert in FHA guidelines & Nevada limits
NMLS #65506
Licensed Nevada mortgage lender
2,400+ Families Helped
Proven track record in Nevada
Article Last Updated
January 12, 2025
What changed in this January 2025 update: Updated 2025 FHA loan limits for all Nevada counties, revised credit score guidance reflecting current HUD guidelines, added new Nevada down payment assistance programs, and refreshed Las Vegas/Reno market insights.
Get pre-approved in 24-48 hours. Our Nevada FHA specialists make homeownership possible with just 3.5% down and flexible credit guidelines.
NMLS #65506 • Equal Housing Lender • Licensed in Nevada