As of 2025, the VA loan limit for Clark County (Las Vegas, Henderson, North Las Vegas area) is $806,500 for a single-family home. This is the conforming loan limit for high-cost areas in Nevada. However, if you have full VA entitlement remaining, you can technically borrow above this limit with no down payment – the lender just takes on more risk above the limit.

Veterans with partial entitlement or those using their benefit for a second time may need a down payment on amounts above $806,500. Contact us to discuss your specific entitlement situation and buying power in the Las Vegas market.

Our average VA loan closing time in Las Vegas is 21-25 days from accepted offer to keys in hand. This is faster than the national VA loan average of 30-35 days and competitive with conventional financing.

Timeline breakdown:

• Pre-approval: Same day to 24 hours
• Home search & offer: Varies (we stay pre-approved throughout)
• Contract to clear-to-close: 14-18 days
• Closing day: 1-2 hours to sign

Get pre-approved before house hunting to expedite the process. Las Vegas is a competitive market – pre-approval gives you an edge when making offers.

Yes, but the condo complex must be VA-approved. The VA maintains a list of approved condominiums that meet their safety and financial standards. Many Las Vegas condos are VA-approved, particularly newer high-rise developments.

VA-approved condo areas in Las Vegas include:

• Downtown Las Vegas (several high-rise buildings are approved)
• Henderson area condos and townhomes
• Summerlin master-planned communities
• Southwest Las Vegas newer developments

If you find a condo you love that's not VA-approved, we can sometimes work with the HOA to get it approved, though this adds 4-8 weeks to the timeline. Ask us to check the VA condo approval list before making an offer.

The VA itself has no minimum credit score requirement, but most lenders (including us) require a minimum 580-600 credit score for VA loans in Nevada. With a 620+ score, you'll have access to the best rates and easiest approval.

Credit score tiers for VA loans:

• 740+: Best rates, easiest approval, preferred pricing
• 660-739: Standard rates, smooth approval process
• 620-659: Slightly higher rate, may need compensating factors (stable income, cash reserves)
• 580-619: Requires manual underwriting, strong compensating factors needed

If your credit score is below 620, we can still explore options. Factors like stable income, low debt-to-income ratio, and cash reserves can offset lower credit. We specialize in helping veterans improve credit and qualify for VA benefits.

Absolutely! VA loans are widely accepted in Las Vegas, especially since Nevada has a significant military and veteran population (with Nellis Air Force Base being one of the largest military installations in the country). Most Las Vegas sellers understand VA loans and welcome them.

Tips to make your VA offer competitive in Las Vegas:

• Get fully pre-approved (not just pre-qualified) before making offers – shows sellers you're a serious buyer
• Include a strong pre-approval letter from us that explains VA loan benefits to sellers and listing agents
• Offer to cover minor repairs if inspection reveals small issues (VA does require certain safety standards)
• Write a personal letter to the seller mentioning your military service – many sellers appreciate selling to veterans
• Be flexible on closing date to match seller's needs and timeline
• Work with a veteran-savvy agent who can advocate for your VA loan to listing agents

In Las Vegas's market, VA buyers compete successfully every day. We'll coach you on making your offer stand out while leveraging your zero-down advantage.

The VA funding fee is a one-time fee that helps sustain the VA loan program for future veterans. For first-time VA loan use with 0% down, the fee is 2.15% of the loan amount. On a $720,000 Las Vegas home, that's $15,480 – but it's rolled into your loan, so you don't pay it out of pocket at closing.

Good news: The funding fee is completely waived if you:

• Receive VA disability compensation (any percentage rated by VA – even 0% or 10%)
• Are eligible for VA disability but receive military retirement pay instead
• Are a surviving spouse of a veteran who died in service or from service-connected disability
• Are a Purple Heart recipient

The fee is also lower if you make a down payment:

• 5-9.99% down: 1.50% funding fee
• 10%+ down: 1.25% funding fee

If you have a VA disability rating (even 0% or 10%), make sure we document this to waive the fee entirely – this can save you over $15,000 on a typical Las Vegas home purchase. We'll help you get the VA disability documentation needed if you're eligible.

Yes! Active duty service members stationed at Nellis Air Force Base are eligible for VA home loans. You need to have served 90 consecutive days of active service during wartime or 181 days during peacetime. Most active duty members stationed at Nellis qualify.

Benefits for active duty Nellis personnel:

• Buy a home near base in North Las Vegas with $0 down
• Build equity instead of paying rent while stationed in Nevada
• Keep the home as a rental if you PCS (permanent change of station) – VA allows this
• Refinance with VA IRRRL if rates drop during your time at Nellis
• Use your benefit again after you leave Nevada if you sell

We work with many Nellis AFB active duty members and understand the unique needs of military families. We can coordinate closings around deployment schedules and help you understand your options if you're on short-notice orders.

To get started, you'll need to obtain your Certificate of Eligibility (COE) from the VA – we can help you get this, usually within 24-48 hours electronically.