Adjust sliders — everything updates instantly including the chart.
Estimates only. Assumes 5.625% rate, Clark County NV taxes. Not a commitment to lend. NMLS #65506.
Real programs available to eligible buyers. Terms change — verify current availability with a participating lender.
Administered by the Nevada Housing Division. Provides down payment and closing cost assistance to eligible homebuyers statewide. Available for VA, FHA, and Conventional loans.
Enhanced version of HIP designed for veterans, active-duty military, public school teachers, police, firefighters, and EMTs. Same program with additional benefits for qualifying heroes.
Local assistance for first-time buyers purchasing within Clark County. Typically structured as a deferred-payment second loan forgiven after meeting residency requirements.
If you qualify for a VA loan, you may not need DPA at all — 100% financing is built into the loan. Pair with seller concessions (up to 4%) to often close with $0 out of pocket.
Free money you don't repay. Rarest form of DPA but most valuable when available.
Forgiven after living in the home for 3-5 years. Effectively a grant if you stay.
No payments until you sell or refinance. Silent second mortgage with no monthly cost.
Low-interest second loan with regular payments. Covers down payment immediately.
It depends entirely on the loan type. VA loans allow $0 down for eligible veterans. FHA requires 3.5% with a 580+ credit score. Conventional loans start at 5% down, but putting 20% down eliminates private mortgage insurance (PMI). The 20% myth stops many buyers who could purchase with far less.
Many buyers focus only on the down payment and forget about closing costs. Closing costs typically run 2-5% of the purchase price and are paid in addition to the down payment. On a $400K home, that's $8,000-20,000 on top of whatever you put down. Budget for total cash to close, not just the down payment. Use our closing costs calculator for a full breakdown.
Down payment assistance (DPA) programs help buyers cover part or all of the down payment and sometimes closing costs. Common types include: grants (do not need to be repaid), forgivable loans (forgiven after you stay in the home for a set period, typically 3-5 years), deferred-payment second mortgages (no payments until you sell or refinance), and repayable second loans (low-interest, paid alongside your mortgage). Eligibility varies by program — income limits, first-time buyer status, homebuyer education, and approved-lender requirements typically apply.
Nevada offers programs like Home Is Possible, which provides down payment and closing cost assistance to eligible buyers statewide. Income limits and homebuyer education requirements apply. Clark County and the city of Las Vegas have also offered local assistance at various times. Program terms and availability change — always verify current details with a participating lender. Valley West can help you check what's currently available. Use our affordability calculator and first-time buyer guide to plan your full budget.
There's no universal right answer. It depends on your cash, credit, and long-term plans.
A 15-minute call with a Valley West loan officer clarifies the right down payment for your situation — no commitment required.
Valley West Corporation DBA Valley West Mortgage. NMLS #65506. 8010 W Sahara Ave Suite 140, Las Vegas, NV 89117. Equal Housing Lender. Not a government agency. Not affiliated with the VA, FHA, or any government agency. Not all applicants will qualify. All rates and terms subject to change. This is not a commitment to lend. All calculations are estimates. Down payment assistance eligibility varies by program, income, location, and lender. Verify current program details with a participating lender.
