Everything Nevada veterans need to know about VA home loans, FHA financing, and mortgage basics. Comprehensive guides, calculators, and expert resources to help you make informed homebuying decisions.
Complete guide to VA loan requirements including service eligibility, credit score minimums, income documentation, and property standards for Nevada veterans.
Step-by-step guide for Nevada veterans to obtain their VA Certificate of Eligibility online, through lenders, or by mail with required documents and timeline.
Complete guide for first-time home buyers in Las Vegas covering the entire buying process, loan programs, down payment options, and common mistakes to avoid.
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Common questions about our resources and guides
Calculate payments, affordability, funding fees, and more with our comprehensive VA loan calculator suite
Estimate monthly payments including funding fee, property tax, HOA, and insurance with detailed breakdown.
Calculate PaymentDetermine how much house you can afford based on income, debts, and VA loan residual income requirements.
Calculate AffordabilityCalculate exact VA funding fee based on loan amount, down payment, service type, and disability status.
Calculate FeeCalculate debt-to-income ratio to understand your VA loan qualification likelihood and borrowing capacity.
Calculate DTICompare current mortgage with VA IRRRL refinancing to see potential monthly and total interest savings.
Calculate SavingsVerify VA loan eligibility based on service history, discharge status, and duty period with instant results.
Check EligibilityFree calculators to help you plan your Nevada VA home purchase
Calculate how much house you can afford based on your income, debts, and VA loan benefits. Includes Nevada-specific costs and zero down payment options.
Calculate your exact VA funding fee based on loan amount, down payment, military service type, and disability status. See if you qualify for exemption.
Estimate your monthly VA loan payment including principal, interest, property taxes, insurance, and HOA fees for Nevada properties.
Calculate your debt-to-income ratio to see if you meet VA loan requirements. Most VA lenders want DTI under 41% but can go higher with strong factors.
Calculate potential savings with a VA Interest Rate Reduction Refinance Loan (streamline refi). See your new payment and break-even point.
Calculate how much cash you can extract from your Nevada home equity with a VA cash-out refinance up to 100% loan-to-value.
Estimate your total closing costs for a VA loan in Nevada including VA-allowed fees, title, escrow, and prepaid items.
Check if you qualify for VA loan benefits based on your service history, discharge type, and length of service. Instant results.
Calculate your remaining VA entitlement and maximum loan amount with zero down payment based on Nevada county limits.
Our Nevada VA loan specialists can review your calculator results and provide personalized guidance on your best loan options, potential challenges, and next steps.
Separate fact from fiction with the truth about common VA loan misconceptions
"VA loans are only for first-time homebuyers"
VA loan benefits can be used multiple times throughout your life. Whether you're buying your first home, second home after selling the first, or refinancing, your VA benefit is reusable. Your entitlement restores when you sell and pay off the previous VA loan, or you can use remaining entitlement for additional properties.
Learn About Reusable Benefits"VA loans take longer to close than conventional loans"
Modern VA loans close just as fast as conventional loans – typically 30-45 days in Nevada. With experienced VA lenders, proper documentation, and an already-obtained COE, some VA loans close in as little as 21 days. The VA appraisal doesn't add significant time compared to conventional appraisals. Speed depends more on the lender's efficiency than the loan type.
See VA Loan Timeline"Sellers don't want to accept VA loan offers"
Educated Nevada sellers welcome VA offers because they know VA buyers are financially qualified and backed by government guarantee. VA loans close at similar rates to conventional loans. Working with a knowledgeable real estate agent who can explain VA benefits to sellers, and getting pre-approved (not just pre-qualified) makes your offer as competitive as any conventional buyer.
House Hunting Tips for Veterans"VA loans have strict property requirements that eliminate most homes"
VA Minimum Property Requirements (MPRs) simply ensure the home is safe, structurally sound, and sanitary – basic standards that protect you as the buyer. Most Nevada homes easily pass VA appraisal. The requirements aren't significantly stricter than FHA or conventional standards. Issues like peeling paint, minor repairs, or cosmetic problems rarely disqualify a home. If repairs are needed, sellers can address them or offer credits.
View Property Requirements"You need perfect credit for a VA loan"
The VA doesn't set a minimum credit score requirement. Most Nevada lenders approve VA loans with scores as low as 580-620, and some will go lower with compensating factors like stable income, low debt, or significant savings. VA loans are actually more flexible with credit than conventional loans, which typically require 620+ minimum. Even past bankruptcies or foreclosures don't automatically disqualify you.
Credit Score Requirements"The VA funding fee makes VA loans more expensive"
Even with the funding fee (which can be financed into the loan), VA loans are typically cheaper than conventional loans because: no PMI saves $100-300/month, lower interest rates, $0 down payment option, and disabled veterans are exempt from the fee entirely. Over the loan's life, VA borrowers in Nevada save thousands compared to conventional financing. The one-time funding fee is far less expensive than years of monthly PMI.
Calculate Funding Fee"You can't use a VA loan for investment properties"
While VA loans require primary residence occupancy, you CAN build wealth through "house hacking" – buying a 2-4 unit property with 0% down, living in one unit, and renting the others. After meeting the 12-month occupancy requirement, you can move out and keep it as rental property while using your VA benefit again for another home. This strategy helps Nevada veterans build rental portfolios with minimal cash investment.
Learn Multi-Unit Strategy"Veterans are stuck with VA loans and can't refinance to conventional"
You can refinance a VA loan to conventional at any time if it makes financial sense (like when you reach 20% equity to avoid PMI with conventional). You can also refinance conventional, FHA, or USDA loans INTO a VA loan to take advantage of better terms. VA also offers streamline refinancing (IRRRL) for existing VA loans with minimal paperwork and no appraisal. You have complete flexibility to refinance however benefits you most.
Refinance OptionsDon't let myths hold you back from homeownership. Nevada veterans deserve to leverage their hard-earned benefits. Our VA loan specialists will guide you through every step of the process.
Essential contacts and resources for Nevada veterans and active military families
State-level veteran support and benefits assistance
555 E. Washington Ave, Suite 4000
Las Vegas, NV 89101
Las Vegas VA Medical Center
6900 North Pecos Road
North Las Vegas, NV 89086
Reno VA Medical Center
975 Kirman Avenue
Reno, NV 89502
Serves veterans in Northern Nevada including Reno, Sparks, Carson City, Fallon, and rural communities.
Active duty military support
4445 Grissom Circle
Nellis AFB, NV 89191
24/7 support for veterans in crisis
Online access to VA benefits and records
Employment assistance and career resources
Nevada JobConnect offices provide veteran-specific employment services and job training programs.
Our team specializes in VA loans for Nevada veterans. We'll help you navigate the process, maximize your benefits, and achieve homeownership with $0 down.
Everything you need to prepare for a smooth VA loan application and approval process
Proof of your VA loan eligibility. Get it instantly online at eBenefits.va.gov, or we can obtain it for you during pre-approval.
How to Get COERequired if you're a veteran. Shows your discharge status and length of service. Member Copy 4 contains all necessary information.
Active duty members need a Statement of Service from their commander showing 90+ days of continuous service.
If you have a service-connected disability rating of 10%+, this exempts you from the VA funding fee, saving thousands of dollars.
Last 30 days of pay stubs showing year-to-date earnings. For military, include LES (Leave and Earnings Statement) from past 2 months.
Previous 2 years of W-2s from all employers to verify income history and stability.
Complete tax returns including all schedules. Self-employed Nevada veterans need full returns with Schedule C.
If applicable, provide proof of:
All pages of checking and savings account statements for the past 2-3 months. Lenders verify funds for closing costs and reserves.
Most recent statements for 401(k), IRA, stocks, bonds, or other investment accounts that show additional assets.
If receiving gift money for closing costs, you'll need a signed gift letter and proof the donor has the funds (their bank statement).
Any deposits over $1,000 that aren't regular payroll need a paper trail (e.g., tax refund documentation, sale of property, gift letter).
Signed contract with the Nevada seller showing purchase price, terms, and contingencies. Provided after offer acceptance.
Proof of homeowners insurance for the Nevada property. Get quotes early – required before closing.
If refinancing, provide current mortgage statement showing loan balance, payment amount, and lender contact information.
For condos or homes in HOA communities, the association will provide CCRs, bylaws, budget, and insurance information.
Depending on your specific situation, your Nevada VA lender may request:
Our Nevada VA loan specialists will guide you through the entire document collection and application process. We'll help you gather everything needed for fast approval and closing.
See how we've helped Nevada military families achieve homeownership with VA loans
US Air Force, Nellis AFB
"After years of renting near base, I finally used my VA benefits to buy a home in Henderson. The team made the 0% down process seamless – closed in 28 days! My family now has a real home instead of throwing money away on rent."
US Army Veteran, Las Vegas
"I didn't think I could buy with a 595 credit score, but they showed me how VA loans work with lower credit. Got pre-approved the same day, found a great home in North Las Vegas, and now I'm building equity instead of making my landlord rich. Best decision ever!"
US Navy Veteran, Reno
"Bought a duplex in Reno with 0% down using my VA loan – living in one unit while renting the other. The rental income covers most of my mortgage! They explained the whole 'house hacking' strategy and it's been life-changing. Already building wealth as a first-time homeowner."
US Marine Corps, Henderson
"My disability rating exempted me from the VA funding fee – saved over $7,000! They knew all the veteran benefits and made sure I got every advantage. Now my family has a beautiful 4-bedroom home in Henderson with a payment lower than we were paying in rent."
US Air Force Veteran, Sparks
"Used my VA loan twice – sold my first home, got full entitlement back, and bought a bigger house in Sparks for my growing family. The team explained how VA benefits are reusable and walked me through every step both times. Outstanding service for veterans!"
US Army Veteran, Las Vegas
"I had student loans and wasn't sure if I could qualify. They worked magic with my debt-to-income ratio and got me approved! Now I own a condo near The Strip and my mortgage payment is actually less than I was paying in rent. So grateful for their expertise!"
Our loan officers understand military life, PCS moves, and veteran benefits inside and out.
Deep knowledge of Las Vegas, Henderson, Reno, and all Nevada housing markets and neighborhoods.
Streamlined process gets you from application to keys in 30 days or less in most cases.
We ensure you get every advantage – from funding fee exemptions to seller concessions to $0 down.
"I've worked with several lenders over the years, but none understood VA loans like this team. They maximized my benefits, answered every question, and made homeownership in Nevada a reality for my family. If you're a veteran, go with the experts."
Your service earned you incredible home loan benefits. Let us help you use them to build wealth and security for your family in Nevada.
Expert VA loan guidance across every major Nevada city and county
Nevada's largest VA loan market. Zero down payment options for veterans in Las Vegas, Henderson, North Las Vegas, and surrounding areas. Expert knowledge of Clark County property values and military-friendly neighborhoods near Nellis AFB.
Northern Nevada's premier VA loan center serving Reno, Sparks, and Washoe County veterans. Competitive rates with local market expertise in high-growth areas near Sierra Nevada College and downtown Reno revitalization zones.
Master-planned communities and family-friendly neighborhoods. Henderson veterans enjoy some of Nevada's highest-rated schools and safest communities. Specialized knowledge of Green Valley, Anthem, Inspirada, and Cadence developments.
Growing tech hub with Tesla Gigafactory nearby. Sparks veterans benefit from affordable housing compared to Reno proper, with excellent access to outdoor recreation and growing job markets in manufacturing and logistics.
Nevada's capital offers small-town charm with big-city access. Veterans appreciate lower property taxes as an independent city, proximity to Lake Tahoe recreation, and stable government employment opportunities.
Affordable desert living 60 miles from Las Vegas. Veterans seeking lower costs, larger lots, and peaceful retirement communities find excellent value. No state income tax and significantly lower housing costs than Clark County.
Beyond our major markets, we provide VA loan services throughout Nevada including Churchill, Douglas, Elko, Esmeralda, Eureka, Humboldt, Lander, Lincoln, Lyon, Mineral, Pershing, Storey, and White Pine counties. Every Nevada veteran deserves expert VA loan guidance.
Veterans with full entitlement can potentially borrow above these limits with no down payment in certain situations.
Our Nevada VA loan specialists can help you compare markets, understand local property values, and find the perfect community for your military family.
Serving veterans in every Nevada county with zero down VA home loans
Las Vegas, Henderson, North Las Vegas
Nevada's most populous county. Home to Las Vegas, Nellis AFB, and a large veteran population.
Reno, Sparks, Incline Village
Northern Nevada's economic hub. Reno and Sparks offer affordable homeownership for veterans.
State Capital
Nevada's capital city offers small-town charm with proximity to Reno and Lake Tahoe.
Pahrump, Tonopah
Nevada's largest county by area. Affordable rural properties with desert living.
Fernley, Dayton, Yerington
Growing county between Reno and Carson City with affordable housing for veterans.
Minden, Gardnerville, Stateline
Lake Tahoe region. Beautiful mountain living near California border.
Elko, Spring Creek, Carlin
Northeastern Nevada. Mining economy with affordable rural properties for veterans.
Fallon (NAS Fallon)
Home to Naval Air Station Fallon. Strong military community with veteran-friendly housing.
Winnemucca
Northern Nevada county along I-80. Mining and ranching economy with affordable homes.
We provide VA home loans to veterans in all Nevada counties including Clark, Washoe, Carson City, Nye, Lyon, Douglas, Elko, Churchill, Humboldt, Pershing, Lander, White Pine, Mineral, Esmeralda, Eureka, Storey, and Lincoln Counties.
Master the language of VA home loans with our comprehensive glossary
Official VA document proving you're eligible for VA loan benefits based on your military service. Required for all VA loans. Get it online through eBenefits, through your lender, or by mail using VA Form 26-1880.
The amount the VA guarantees on your loan (25% of the county loan limit). In 2025 Nevada, full entitlement is $201,625 in most counties, allowing up to $806,500 loans with $0 down. Veterans can have multiple tiers of entitlement.
One-time fee paid to the VA to offset program costs (2.15% first use, 3.3% subsequent use with 0% down). Can be rolled into loan. Waived for veterans with 10%+ disability rating, Purple Heart recipients, and surviving spouses.
VA standards ensuring property is safe, sanitary, and structurally sound. Includes working heating, safe roof, no peeling paint, functioning utilities. VA appraiser checks these during inspection. More strict than conventional loans.
Your total monthly debts divided by gross monthly income. VA prefers 41% or lower but allows higher with compensating factors. Calculate: (mortgage + debts) ÷ income. Example: $3,000 debts ÷ $7,000 income = 43% DTI.
Money left after paying all debts and living expenses. VA requirement unique to VA loans. Nevada (West region): Family of 4 needs $1,158/month minimum. Calculated: Gross income - (debts + taxes + maintenance). Critical for VA approval.
VA streamline refinance for existing VA loans. Reduces rate with minimal paperwork, no appraisal, no income verification. Fastest VA refi option. Must lower payment or reduce term. Nevada veterans save $200-400/month with IRRRL.
Loan amount divided by property value. VA allows 100% LTV (0% down). Cash-out refi allows 100% LTV. Example: $400K home with $400K loan = 100% LTV. Conventional typically requires 80% LTV (20% down) to avoid PMI.
Official VA appraisal report stating property value and MPR compliance. Valid 6 months. If repairs needed, becomes "Subject to" NOV requiring completion before closing. Costs $500-800 in Nevada. Ordered by lender, paid by veteran.
Same as Notice of Value (older term). Establishes maximum loan amount VA will guarantee. If CRV comes in below purchase price, veteran must either negotiate lower price or pay difference in cash (no extra loan allowed).
Monthly insurance on conventional loans with <20% down. Costs $100-300/month typically. VA loans NEVER require PMI at any LTV – major advantage. Eliminating PMI by switching to VA can save $1,200-3,600/year for Nevada veterans.
VA benefit for surviving spouses of veterans who died from service-connected disabilities. Surviving spouses receiving DIC are exempt from VA funding fee and can use VA loan benefits. Important death benefit for military families.
Military relocation orders. Relevant for VA loans: allows veterans to buy second home with VA loan if relocating (use remaining entitlement), and exempts from 1-year occupancy if PCS orders require move. Keep PCS paperwork for lenders.
Must occupy VA-financed property as primary residence within 60 days of closing and live there at least 1 year. After 1 year, can rent it out and buy another with remaining entitlement. Intent to occupy required – no investment properties.
True cost of loan including interest rate plus fees (funding fee, origination, discount points). Always higher than note rate. Compare APRs between lenders to see total cost. Nevada VA loan APR typically 0.2-0.5% above note rate.
Buyer takes over seller's existing VA loan (keeping rate, terms). Requires lender approval and release of liability for seller. In rising rate environment, assumable VA loans are valuable – buyer gets old lower rate. Assumption fee ~$300.
Seller pays buyer's closing costs (up to 4% on VA loans). Negotiate in purchase offer. Can cover origination, title, escrow, appraisal, inspections, discount points. Reduces or eliminates cash needed at closing. Common in Nevada VA purchases.
Final loan terms and costs document received 3 days before closing (by law). Shows exact monthly payment, interest rate, APR, closing costs breakdown, cash needed. Compare to Loan Estimate. Any changes delay closing 3 more days.
Initial loan terms document received within 3 days of application. Shows estimated monthly payment, interest rate, APR, closing costs. Use to shop lenders. Good faith estimate – actual costs on Closing Disclosure should match within tolerance.
Full monthly mortgage payment breakdown. Principal + Interest (to lender), Property Taxes (to county), Homeowners Insurance (to insurer). Nevada example: $2,000 P+I + $400 tax + $150 insurance = $2,550 PITI. Some add HOA = PITIA.
Our Nevada VA loan specialists will explain every term in plain English and guide you through the entire process from start to finish.
Watch step-by-step video guides covering every aspect of VA home loans in Nevada
Complete overview of VA loan benefits, requirements, and process for Nevada veterans.
Watch NowStep-by-step walkthrough showing exactly how to obtain your VA COE online in minutes.
Watch NowFollow a real Nevada veteran through the entire VA loan journey from pre-approval to closing.
Watch NowLearn how the VA funding fee works, exact costs, and how disabled veterans save thousands.
Watch NowAdvanced wealth-building strategy: buy duplex/triplex, live in one unit, rent others to cover mortgage.
Watch NowStreamline refinance guide for veterans with existing VA loans to reduce their monthly payment.
Watch NowInside look at VA property requirements, appraisal timeline, and common issues to avoid.
Watch NowSide-by-side comparison helping Nevada homebuyers choose the right loan program.
Watch NowHow to restore entitlement and use VA benefits repeatedly throughout your lifetime.
Watch NowStart here if you're new to VA loans. 6-part video series covering all the basics for first-time VA loan users.
Start SeriesMaster-level tactics for maximizing VA benefits including house hacking, simultaneous use, and wealth building.
View AdvancedNew videos added weekly. Subscribe to stay updated on the latest VA loan tips and Nevada market insights.
Subscribe NowFree PDF guides, checklists, and worksheets to help Nevada veterans navigate the VA loan process
Step-by-step checklist covering every document and milestone from COE to closing day.
Organize all required documents with this fillable worksheet before applying.
Complete 40-page guide covering VA loans specifically for Nevada veterans and markets.
Calculate exactly how much home you can afford including hidden costs and monthly budget.
Know what to look for during home tours and inspections to avoid VA appraisal issues.
Visual timeline showing each step from COE to keys with average timeframes for Nevada.
Detailed overview of best Nevada neighborhoods for military families and veterans.
Instructions for disabled veterans to claim funding fee exemption and save thousands.
Excel spreadsheet to calculate all closing costs for your Nevada VA home purchase.
Download our complete VA Loan Resource Pack – includes all guides, checklists, worksheets, and bonus materials in one convenient ZIP file. 100% free for Nevada veterans.
No email required • Instant download • Updated monthly
Our Nevada VA loan specialists are here to help. Get personalized guidance on eligibility, benefits, requirements, and the entire home buying process.
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