Nevada veterans: Your VA benefit can get you into a home with $0 down.
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2025 VA LOAN REQUIREMENTS
Key Takeaways - VA Loan Requirements Nevada 2025:
Service requirement: 90+ days active duty wartime or 181 days
peacetime
Minimum credit score: 580-620 (varies by lender)
Maximum DTI ratio: 41% guideline, up to 50% with compensating
factors
Down payment: $0 required for qualified veterans
No private mortgage insurance (PMI) ever
2025 Nevada loan limit: $806,500 (all counties)
Certificate of Eligibility (COE) required
Residual income requirements based on family size and region
Reviewed by CEO Vatche Saatdjian
|
Updated January 2025
|
8 min read
VA Loan Requirements Nevada 2025
Complete eligibility guide for Nevada veterans including service
requirements, credit scores, income qualifications, and Nevada-specific
loan limits
Quick Answer: To qualify for a VA loan in Nevada, you
need eligible military service (90+ days active duty or 6+ years
Guard/Reserve), a Certificate of Eligibility (COE), minimum 580 credit
score (620 preferred), stable income, and the property must meet VA
minimum property requirements. No down payment or PMI required. 2025
Nevada loan limit: $806,500.
Unlike conventional loans that focus solely on DTI ratio, VA loans
require sufficient residual income – the amount left over each month
after paying major expenses. Nevada falls under the Western Region with
specific tables based on family size and loan amount.
Western Region Residual Income Table (Nevada)
Minimum monthly residual income required for VA loan approval
Loan Amount $79,999 and Below
Family Size
Required Residual Income
1 person
$450
2 persons
$755
3 persons
$909
4 persons
$1,025
5+ persons (add per person)
+$80
Loan Amount $80,000 and Above
Family Size
Required Residual Income
1 person
$491
2 persons
$823
3 persons
$990
4 persons
$1,117
5+ persons (add per person)
+$80
How Residual Income is Calculated
Residual income = Gross monthly income - (federal/state taxes +
social security + mortgage payment + HOA + utilities + debt payments
+ child care + job expenses)
Example: Family of 4 in Las Vegas with $400K loan
needs $1,117/month left over after all expenses. This is in ADDITION
to meeting DTI requirements.
VA Loan Entitlement & Limits
Understanding your VA loan benefit amount
Basic Entitlement
$36,000
Base entitlement guaranteed by VA
This basic entitlement allows loans up to
$144,000 with $0 down (4:1 ratio). For loans
above $144K, you use bonus entitlement.
Bonus Entitlement
No Limit
For qualified veterans (post-2020)
Most Nevada veterans have unlimited entitlement,
meaning you can buy homes of any price with $0 down (subject to
lender qualification).
Nevada County Loan Limits 2025
Clark County (Las Vegas, Henderson):
$806,500
Washoe County (Reno, Sparks):
$806,500
Most other Nevada counties:
$806,500
Rural counties:
$806,500
Note: These are the conforming loan limits. With
full entitlement, you can purchase above these amounts with $0 down,
but may need a jumbo VA loan from select lenders.
FREQUENTLY ASKED QUESTIONS
Nevada VA Loan Requirements FAQ
Common questions about VA loan eligibility, requirements, and the
application process for Nevada veterans
For active duty service members, you need 90 consecutive days of
service during wartime or 181 days during peacetime. Veterans must
have served at least 90 days during wartime or 181 days during
peacetime with an honorable discharge. National Guard and Reserve
members qualify after 6 years of service or 90 days of active duty
(including at least 30 consecutive days). Surviving spouses of
veterans who died in service or from service-connected disabilities
may also qualify.
The VA itself has no minimum credit score requirement, but most Nevada
lenders require a minimum score of 620. Some lenders may approve
scores as low as 580 with compensating factors such as significant
cash reserves, low debt-to-income ratio, or strong employment history.
Higher credit scores typically result in better interest rates.
The 2025 conforming loan limit for all Nevada counties is $806,500.
However, veterans with full entitlement can purchase homes above this
limit with no down payment. For veterans with remaining partial
entitlement from previous VA loans, a down payment of 25% of the
amount exceeding the county limit may be required.
Residual income is the money left over each month after paying all
major expenses including mortgage, taxes, insurance, debts, utilities,
and maintenance costs. VA loans require sufficient residual income to
ensure borrowers can handle unexpected expenses. Nevada falls under
the Western Region with specific residual income requirements based on
family size: $491/month for 1 person, $823 for 2 persons, $990 for 3
persons, and $1,117 for 4 persons (for loans $80,000+).
You can obtain your COE through three methods: (1) Online through the
VA's eBenefits portal, (2) Through your lender using the VA's Web LGY
system (often the fastest method), or (3) By mailing VA Form 26-1880
with your DD-214 discharge papers. Active duty service members need a
Statement of Service instead of DD-214. Most lenders can retrieve your
COE electronically within minutes.
The VA guideline is 41% debt-to-income ratio, but this is not a hard
limit. Many Nevada lenders approve DTI ratios up to 50% or higher for
borrowers with strong compensating factors such as excellent credit,
significant cash reserves, long employment history, or substantial
residual income exceeding the minimum requirements.
No, VA loans require zero down payment for qualified veterans with
full entitlement. This is one of the most significant benefits of VA
financing. You can purchase a home up to $806,500 (or higher with full
entitlement) in Nevada without any down payment. However, making a
down payment of 5% or more reduces your VA funding fee.
VA loans can be used for single-family homes, condos (in VA-approved
complexes), townhouses, manufactured homes on permanent foundations,
and 2-4 unit properties (if you live in one unit). The property must
be your primary residence. Investment properties and vacation homes
are not eligible for VA financing.
Yes, your VA loan benefit is reusable. You can restore your full
entitlement by selling your previous VA-financed home and paying off
the loan. In some cases, you can even have two VA loans simultaneously
if you have remaining entitlement. This makes VA loans ideal for
military families who relocate frequently.
Pre-approval typically takes 24-48 hours with complete documentation.
The full loan process from application to closing averages 30-45 days,
though well-prepared borrowers working with experienced VA lenders
like Valley West Mortgage can often close in 25-30 days. Having your
COE, pay stubs, tax returns, and bank statements ready speeds up the
process significantly.
Still have questions? Our VA loan specialists are ready to help.