Make sure you meet these basic requirements before applying for your VA home loan
Active Duty
90 consecutive days of active service during wartime or 181 days during peacetime
Veterans
Honorable discharge required with minimum service time met based on era served
National Guard & Reserves
6 years of service or 90 days of active duty under Title 10 or Title 32
Surviving Spouses
Spouses of service members who died in service or from service-connected disability
Credit Score
Minimum 620 preferred but we work with scores as low as 580-600 with compensating factors
Debt-to-Income Ratio
Total monthly debts should not exceed 41% of gross income (some exceptions apply)
Residual Income
VA requires sufficient leftover income after debts based on family size and region
Stable Income
Reliable employment or income source with 2 years history preferred
The home must meet VA Minimum Property Requirements and pass a VA appraisal to ensure it is safe, sanitary, and structurally sound.
Primary Residence
Must intend to occupy within 60 days of closing
Safe & Sanitary
No health or safety hazards present
Working Systems
Functional heating, plumbing, and electrical
Sound Structure
Solid roof, foundation, and pest-free
Water & Sewer
Municipal or approved well/septic system
Property Access
Legal access via public or private road
Apply anyway! We approve many veterans who think they do not qualify. Our specialists will review your unique situation and find the best path forward.
Check My Eligibility NowGather these documents before applying to speed up your approval process
Certificate of Release or Discharge from Active Duty showing your service dates and discharge status
How to Obtain Your DD-214Signed letter from your command showing current service dates, expected discharge date, and total service time
Report of Separation and Record of Service for Guard and Reserve members
If you have a VA disability rating this exempts you from the funding fee saving thousands of dollars
Most recent 30 days of pay stubs showing year-to-date earnings, deductions, and employer information
Previous 2 years of W-2 forms from all employers to verify income history and stability
Most recent 2 months of statements from all checking, savings, and investment accounts
Previous 2 years of complete returns with all schedules if you own a business or are self-employed
Valid driver's license or state ID card (front and back)
Copy of your Social Security card or number verification
Addresses for past 2 years including landlord contact info
Official divorce documents if you pay alimony or child support
Discharge papers if you filed bankruptcy in the past 7 years
Signed contract once you have an accepted offer on a home
Start early: Begin gathering documents as soon as you decide to apply. Some military records can take time to obtain.
Use digital copies: Scan or photograph documents with your phone. Upload through our secure portal for faster processing.
Keep organized: Create a folder (digital or physical) with all documents labeled and easily accessible.
Missing something?: Do not let missing documents stop you from applying. We will help you obtain them during the process.
You do not need all documents to begin. Start your application now and we will guide you through exactly what is needed for your situation.
Apply NowTakes 3-5 minutes • No obligation
Real situations Nevada veterans face when using VA benefits
Stationed at Nellis AFB with 2 years service, 680 credit score, no down payment saved
VA Loan Solution:
$0 down payment, COE obtained instantly, 24-hour pre-approval, close in 32 days
Used VA benefit in 2018, now PCS to Henderson, need new home while renting current property
VA Loan Solution:
Use remaining entitlement for second VA loan, both properties financed with VA benefits simultaneously
60% VA disability rating, current FHA loan at 5.5% rate, wants to eliminate PMI
VA Loan Solution:
VA cash-out refi to lower rate, eliminate PMI, funding fee waived due to disability - saves $450/month
Marine Corps veteran, 595 credit score, stable income, worried about approval
VA Loan Solution:
Manual underwriting approved with compensating factors, 3.5% funding fee financed, closed successfully
Complete 2025 eligibility checklist covering service requirements, credit standards, income documentation, and Nevada-specific guidelines to secure your VA home loan approval.
To qualify for a VA loan in Nevada, you must meet minimum service requirements based on when and how long you served.
Nevada Veterans: Service members stationed at Nellis AFB or transitioning to Nevada qualify immediately. Check your exact eligibility status with our free verification tool.
Check My VA EligibilityThe COE proves to Nevada lenders that you qualify for VA loan benefits. Obtaining it is simple and free.
Instant COE for most veterans through VA.gov portal
We obtain COE during pre-approval (1-2 business days)
Paper application (2-6 weeks processing)
We handle COE for you: Valley West Mortgage obtains your Certificate of Eligibility during the pre-approval process at no cost. Learn more about COE process
The VA doesn't mandate a minimum credit score, but Nevada lenders typically require 580-620 minimum. Lower scores may qualify with compensating factors.
| Credit Score Range | Approval Likelihood | Additional Requirements |
|---|---|---|
| 640+ | Excellent (Best rates) | Standard approval process |
| 600-639 | Good (Competitive rates) | May need compensating factors |
| 580-599 | Possible (Manual underwriting) | Strong residual income, reserves needed |
| Below 580 | Challenging | Work on credit improvement first |
Nevada lenders verify stable income and employment to ensure you can afford mortgage payments.
Nevada Military Income: Active duty stationed at Nellis AFB? Your BAH (Basic Allowance for Housing) and BAS (Basic Allowance for Subsistence) count as stable income for qualification.
VA loans allow up to 41% DTI (some lenders 50% with strong compensating factors). Residual income is equally important as DTI for VA loan approval.
DTI = (Total Monthly Debts ÷ Gross Monthly Income) × 100
Monthly Debts Include: Proposed mortgage payment (PITI), credit cards, auto loans, student loans, child support, alimony
Income Includes: Gross salary, BAH/BAS, disability, rental income, retirement, alimony received
Nevada Example:
Gross monthly income: $7,000
Proposed mortgage payment:
$2,400
Car payment: $400
Student loan: $200
Total
debts: $3,000
DTI: $3,000 ÷ $7,000 = 42.8%
(May qualify with strong residual income)
Unique to VA loans, residual income measures money left after major expenses. The VA requires minimum residual income based on Nevada's West region, family size, and loan amount.
| Family Size | Loan ≤ $79,999 | Loan $80k-$179,999 | Loan ≥ $180,000 |
|---|---|---|---|
| 1 person | $450 | $450 | $491 |
| 2 people | $755 | $755 | $823 |
| 3 people | $859 | $859 | $937 |
| 4 people | $909 | $909 | $990 |
| 5+ people | $1,025 | $1,025 | $1,117 |
Nevada's West region classification means slightly higher residual income requirements than other parts of the country, reflecting Las Vegas and Reno's cost of living. Full residual income guide
Get pre-approved in 24 hours and receive a personalized assessment of your VA loan eligibility for Nevada homeownership.
VA loans have specific property standards and occupancy requirements to ensure safe, sanitary, and sound housing for Nevada veterans.
Most common - detached houses, townhomes, condos in VA-approved projects
Duplex, triplex, fourplex allowed with $0 down if you occupy one unit (house hacking strategy)
Must be in VA-approved condo projects (check VA condo approval database or we verify for you)
Allowed if permanently affixed to land you own and meets HUD standards
Investment properties (not owner-occupied), vacation homes, commercial properties, properties without permanent foundation
VA appraisers inspect Nevada properties for health, safety, and soundness issues. The property must meet these standards:
Desert climate issues like HVAC wear, roof deterioration from sun exposure, and termite activity are common in Las Vegas/Reno. VA appraisers pay close attention to these in Nevada inspections.
A: Yes, if you receive PCS orders to Nevada. You must occupy within 60 days of orders effective date. We help remote pre-approvals for PCS buyers.
A: Deployment doesn't violate occupancy. Your family can occupy, or you can occupy when you return. Deployment counts as occupancy intent.
A: Yes! You must occupy ONE unit as primary residence. You can rent the other 1-3 units immediately (this is "house hacking").
Our VA loan specialists ensure your Nevada property meets all VA requirements before you make an offer
Nevada veterans' most common qualification questions answered
Service requirements vary by period:
You must have received an honorable or general discharge. Nevada veterans at Nellis AFB are typically eligible immediately upon completing minimum service requirements.
No, you don't need to obtain your COE before starting the pre-approval process. Nevada lenders like Valley West Mortgage can pull your Certificate of Eligibility directly during the application using the WebLGY system, typically receiving it within 1-2 business days. However, having it beforehand can speed up your approval. You can obtain your COE instantly at VA.gov, through your lender, or by mailing Form 26-1880.
Yes, many Nevada VA lenders accept credit scores as low as 580-600, though approval isn't guaranteed. With a 580 score, you'll need strong compensating factors: residual income exceeding VA minimums by 20%+, stable 2+ year employment, low debt-to-income ratio (under 35%), and ideally 6+ months reserves. The VA doesn't set a minimum credit score, allowing lenders flexibility based on the full financial picture. Manual underwriting is available for scores below 620.
Residual income is the money left over each month after paying your mortgage, debts, taxes, and estimated living expenses. Unlike DTI which only measures debt burden, residual income ensures you have enough to actually live comfortably.
The VA requires minimum residual income based on Nevada's West region classification, family size, and loan amount. For example, a family of 4 with a $400,000 loan needs $990/month residual income minimum.
Residual income is often MORE important than credit score for VA loan approval. Strong residual income can compensate for lower credit, higher DTI, or other risk factors.
Absolutely. Self-employed Nevada veterans can use VA loans, but documentation requirements are more extensive. You'll need to provide 2 years of personal and business tax returns (1040s with all schedules), year-to-date profit & loss statement, business license, and potentially a CPA letter. Lenders calculate your income by averaging the last 2 years of net profit after depreciation add-backs. You must show 2+ years of self-employment history in the same field to qualify.
The VA generally allows up to 41% debt-to-income ratio, though some Nevada lenders may approve up to 50% with strong compensating factors (excellent credit 720+, significant reserves, low loan-to-value, stable employment). However, DTI alone doesn't determine approval - you must ALSO meet residual income requirements. A veteran with 45% DTI might be approved if residual income is strong, while someone at 38% DTI could be denied if residual income is insufficient.
VA loans offer more lenient waiting periods than conventional financing:
You must also demonstrate 12-24 months of clean credit since the event. Nevada veterans who can document that financial hardship was due to circumstances beyond their control (medical, military orders, etc.) may receive more favorable consideration.
Ready to verify your VA loan eligibility?
Get pre-approved in 24 hours and receive a personalized qualification assessment for your Nevada home purchase.
Complete guide to qualifying for a VA home loan in Nevada. Understand service eligibility, credit minimums, income documentation, and all requirements for Nevada veterans.
Most Nevada veterans qualify if they meet these basic requirements:
To qualify for VA loan benefits in Nevada, you must meet one of these service requirements:
90 consecutive days of active service during wartime OR 181 days during peacetime (currently serving members are eligible even if not yet completed full term)
24 months of continuous active duty service (or full period for which called/ordered for at least 90 days). Most post-9/11 veterans with honorable discharge qualify.
6 years of service in Selected Reserve or National Guard OR 90 days of active duty service (including at least 30 consecutive days). Nevada Guard members stationed at Nellis AFB commonly use this benefit.
Surviving spouses of service members who died in service or from service-connected disabilities, or spouses of MIA/POW service members, may qualify for VA loan benefits in Nevada.
Certificate of Eligibility (COE) Required
You'll need a COE to prove eligibility. We can help you obtain your COE in as little as 24 hours through eBenefits, or we can request it for you during the loan process.
The VA doesn't set a minimum credit score, but most Nevada lenders require:
Compensating Factors Help:
Nevada VA lenders verify stable income and employment through:
Demonstrates income history and stability
Shows current employment and year-to-date earnings
Lender contacts employer to confirm job status
Self-Employed Veterans:
Need 2 years of tax returns with business financials (1099s, profit/loss statements). Nevada real estate agents, contractors, and business owners commonly qualify using self-employment income.
Military Income Counts:
Base pay, BAH (Basic Allowance for Housing), BAS, flight pay, hazard pay, and other regular allowances can be used for qualification.
Your debt-to-income ratio (total monthly debts ÷ gross monthly income) should typically be 41% or lower, though exceptions exist with strong compensating factors.
DTI Calculation Example:
The VA also requires sufficient residual income—cash left after paying all debts and estimated living expenses. This ensures Nevada veterans can comfortably afford their mortgage.
Nevada Residual Income Requirements (West Region):
Answer a few quick questions to verify your VA loan eligibility and see if you qualify for zero down payment Nevada home financing.
Common questions about qualifying for VA loans in Nevada
Apply now to verify your VA loan eligibility and get pre-approved in 24 hours
Verify My EligibilityHelpful tools and guides for Nevada veterans
Calculate how much house you can afford with VA loan benefits
Estimate your VA funding fee based on loan amount and down payment
Verify your eligibility for VA home loan benefits instantly
Complete 2025 guide to VA loans for Nevada veterans
Step-by-step guide to obtaining your Certificate of Eligibility
Key VA loan terms and definitions for veterans