How much do I need to buy a home in Henderson?

For a $400,000 home (common Henderson price point): FHA requires 3.5% down ($14,000), plus closing costs (typically $10,000–15,000), plus reserves (3–6 months expenses). Total cash needed: roughly $30,000–40,000. Conventional loans with 3% down need similar amounts. Gift funds and assistance programs can reduce this.

Are HOA fees included in my mortgage payment?

No. HOA fees are separate—you pay them directly to the HOA (usually monthly or quarterly). However, lenders count HOA fees in your debt-to-income ratio, so they affect how much you can borrow. If your HOA is $150/month, that's $150 less house payment you can qualify for.

Can I buy a condo or townhome with FHA/VA?

Yes, but the condo complex must be FHA or VA approved. Many Henderson master-planned communities have approved buildings, but not all. Check approval status before making an offer—your lender can verify. Conventional loans have more flexible condo rules.

How long does it take to close on a Henderson home?

Typical timeline is 30–45 days from accepted offer to closing. This includes appraisal, underwriting, title work, and inspection. Some lenders can close faster (21–30 days), but it depends on how quickly you submit documents and whether any issues arise.

Do I need a real estate agent to buy in Henderson?

Not legally required, but highly recommended—especially for first-time buyers. A good buyer's agent knows Henderson neighborhoods, negotiates on your behalf, coordinates inspections, and handles paperwork. Buyer's agent commission is typically paid by the seller, so there's usually no cost to you.

What credit score do I need to buy in Henderson?

FHA loans typically require 580+ for 3.5% down. Conventional loans usually want 620–640+, though some lenders go lower with compensating factors. VA loans are more flexible on credit. If your score is below 600, focus on paying down credit card balances and clearing collections before applying.

(702) 696-9900 Check VA eligibility

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Henderson, Nevada

First-Time Home Buyer Loans in Henderson, NV

Your guide to buying your first home in Henderson, Nevada's second-largest city—from program options to neighborhoods to local buying realities.

3.5%

FHA min down payment

3%

Conventional min down

0%

VA for eligible veterans

Why Henderson First-Time Buyers Choose This Path

Henderson is Nevada's second-largest city and a popular choice for first-time home buyers—master-planned communities, strong schools, parks, lower crime, and a slightly different housing mix than central Las Vegas. If you're looking at Green Valley, Anthem, Madeira Canyon, or Inspirada, you're looking at Henderson.

The good news: first-time buyers can qualify with as little as 3–3.5% down, and Henderson offers a range of price points. The challenge: competition can be high in newer communities, and many buyers underestimate closing costs and HOA fees. This guide breaks down what you need to know.

Best Loan Programs for Henderson First-Time Buyers

Choose the program that fits your down payment, credit, and goals.

FHA Loan

3.5%

Minimum down

580+ credit score typically
Gift funds allowed
Upfront + monthly MIP

Popular for Henderson buyers with limited savings but solid income.

Conventional 3%

3%

Minimum down

First-time buyer programs
620–640+ credit typically
PMI removable at 20% equity

Best for buyers with good credit who want flexibility.

VA Loan

0%

Minimum down

Eligible veterans/service members
No PMI ever
Funding fee (can be financed)

Powerful benefit for Henderson's veteran community.

Not Sure Which Program Fits?

Your credit score, down payment savings, and debt-to-income ratio will determine which loan program makes the most sense. We help Henderson buyers compare options and choose the path that gets them approved without overpaying.

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The Henderson Buying Process (Step-by-Step)

What first-time buyers in Henderson should expect from start to finish.

1

Get Pre-Approved (Not Just Pre-Qualified)

In competitive Henderson neighborhoods (especially Green Valley, Anthem, or Inspirada), sellers expect a strong pre-approval letter. This means full credit pull, income verification, and asset review—not a soft estimate.

Timeline: 1–3 days | Documents needed: Pay stubs, W-2s, bank statements, ID

2

Search Henderson Neighborhoods

Work with a local agent who knows Henderson—master-planned communities, HOA rules, school zones, and price ranges. First-time buyers often focus on Green Valley Ranch, Anthem, Madeira, or Seven Hills.

Timeline: 2–12 weeks (varies widely)

3

Make an Offer + Submit Earnest Money

Your offer includes earnest money (typically 1–3% of purchase price), financing contingency, and inspection period. In hot markets, some Henderson buyers waive contingencies—be careful with this.

Timeline: 24–48 hours for offer acceptance/counter

4

Home Inspection + Appraisal

Schedule a home inspection (your choice) and appraisal (lender-required). Appraisers in Henderson are familiar with master-planned HOA communities, but low appraisals can still happen in fast markets.

Timeline: 7–14 days for both

5

Underwriting + Final Approval

Your lender submits your file to underwriting. They'll verify employment, review title, and clear conditions. Don't make big purchases or change jobs during this phase.

Timeline: 7–21 days (varies by lender)

6

Closing Day

Sign closing documents at a Henderson title company, wire your closing funds, and get your keys. Most Henderson closings happen at local escrow offices (you can choose location).

Timeline: 1–2 hours to sign

Henderson-Specific Realities to Know

What makes buying in Henderson different from the rest of the Las Vegas Valley.

Master-Planned Communities = HOA Fees

Many Henderson neighborhoods (Green Valley, Anthem, MacDonald Ranch) have HOA dues—sometimes $50/month, sometimes $200+. Budget for this on top of your mortgage payment. Lenders count it in your debt-to-income ratio.

Prices Vary Widely by Neighborhood

Established Henderson neighborhoods can be more affordable than newer builds. Anthem and Seven Hills skew higher; older areas near Boulder Highway or Stephanie Street may offer better entry points for first-time buyers.

Competition Can Be Strong

Henderson's reputation for schools and safety makes it competitive. Homes in desirable areas may receive multiple offers. Having a strong pre-approval and responsive lender matters.

Property Taxes + Insurance Are Moderate

Nevada property taxes are lower than many states. Henderson homes typically see $100–250/month in taxes depending on price. Homeowners insurance is reasonable—add $80–150/month to your budget.

New Construction Is Common

Henderson has active new-build communities. Builders offer incentives (design upgrades, rate buydowns), but read contracts carefully. Financing new construction can involve slightly different processes.

Nevada Housing Division Programs May Help

Nevada offers down payment assistance programs for eligible first-time buyers. Income limits and purchase price limits apply—verify current availability before assuming you qualify.

Henderson First-Time Buyer FAQs

Start Your Henderson Home Search

Get pre-approved and see how much you can afford in Henderson's best neighborhoods.

Get Pre-Approved Today

See your buying power in Henderson and get a strong pre-approval letter for competitive offers.

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Full First-Time Buyer Guide

Complete guide for first-time buyers across Las Vegas and Nevada—steps, mistakes, and tips.

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Helpful Tools & Resources

Down Payment Planner Mortgage Readiness Checklist Nevada Mortgage Guide All Calculators