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Buying a home

Data from November 2026

Buying a home in Nevada

A typical home in Nevada is worth $435,400 (Average 2020–2024). The FHA limit for one unit is $541,287–$736,000 depending on the county. Here is the minimum down payment each loan type asks at that price, every county’s limit, and the state’s assistance programs.

Minimum down payment Limits by county
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Typical home
$435,400
median value, Average 2020–2024
31% more than the U.S.
FHA limit
$541,287–$736,000
one unit, by county
In 5 of the 17 counties, the limit is above the national floor ($541,287).
Conforming limit
$832,750
one unit, 2026 data
Above this amount, the loan is a “jumbo” loan.
Minimum FHA down payment
$15,239
3.5% of a $435,400 home
VA and USDA ask for no down payment if you qualify.

Source: American Community Survey (ACS) 5-year estimates Average 2020–2024 American Community Survey (ACS) 5-year estimates Source: FHA mortgage limits (HUD) Data from 2026 data FHA mortgage limits (HUD) Source: Conforming loan limits (FHFA) Data from 2026 data Conforming loan limits (FHFA)

Down payment

How much each loan asks up front

For a $435,400 home, the typical value in Nevada. The minimum down payment is each program’s rule. The monthly figure is an example of principal and interest over 30 years at the 7.18% average rate (November 5, 2026): no taxes, insurance or mortgage insurance.

Your price, rate and down payment will differ: run the calculator with your numbers. Closing costs are extra.

Minimum down payment and monthly payment for a $435,400 home in Nevada

  1. FHA Program rule

    Minimum down3.5%

    In dollars$15,239

    Per month$2,846

    With a credit score of 580 or more. Carries mortgage insurance (MIP) up front and every month.

    HUD Handbook 4000.1 (Update 18), II.A.2.a.iv — Minimum Required Investment · In effect since September 14, 2016

  2. Conventional Program rule

    Minimum down3%

    In dollars$13,062

    Per month$2,861

    3% is the lowest standard option. With less than 20% down you pay private mortgage insurance (PMI) until you have more equity.

    Fannie Mae Selling Guide B5-6-01 — HomeReady Mortgage Loan and Borrower Eligibility · In effect since January 1, 2024

  3. VA Program rule

    Minimum down0%

    In dollars$0

    Per month$2,950

    For veterans, service members and some spouses. No down payment as long as the price is not above the appraisal; charges a one-time funding fee.

    VA: Purchase loan — benefits · In effect since January 1, 2020

  4. USDA Program rule

    Minimum down0%

    In dollars$0

    Per month$2,950

    Only homes in eligible rural areas and households within USDA’s income limit. Finances the full price.

    7 CFR §3555.103 — Maximum loan amount (Guaranteed Rural Housing Program) · In effect since December 9, 2013

  5. ITIN or other Example, not a rule

    Minimum down15%

    In dollars$65,310

    Per month$2,507

    ITIN loans follow no federal rule: each lender sets its own down payment and rate, and usually asks for more. 15% is an example.

Loan limits

FHA and conforming limit in every county

FHA sets the limit by area: 5 of the 17 counties in Nevada are high-cost and sit above the national floor ($541,287). The conforming limit is the most Fannie Mae and Freddie Mac will buy; above it, the loan is a “jumbo”.

One unit. For 2- to 4-unit homes, each county page has the full table. Source: FHA mortgage limits (HUD) Data from 2026 data FHA mortgage limits (HUD)

Down payment help

Nevada programs for buyers

1 verified program that put money toward the down payment or closing costs, or give a tax credit. With the source wording and the date we checked it.

Some help is a grant you never repay; other help is a second loan that is forgiven over the years or repaid when you sell. Each program’s tag says which kind it is.

See all programs

  • Home Is Possible For Teachers

    Verified November 5, 2026

    $7,500 from the Nevada Housing Division for public school teachers, for the down payment and closing costs; forgiven after five years if you still live in the home

    • Forgivable
    See details

What the state publishes

Nevada rules that change the math

Exemptions that lower property tax and taxes paid when the deed is recorded, summarized from the official page each one cites.

Property tax in Nevada

Exemptions and caps

  • 3 percent cap on the yearly tax increase for your primary residence

    If the home is your primary residence, the law abates the part of the tax that would make your bill rise more than 3 percent over the previous year, except for improvements or changes of use. You file the claim with your county assessor.

    NRS 361.4723(1) · Nevada Legislature (Nevada Revised Statutes) · Verified October 23, 2026

  • Exemption for veterans with a permanent service-connected disability

    If you are a bona fide Nevada resident with a permanent service-connected disability and an honorable discharge from the Armed Forces (or the surviving spouse), you are entitled to an exemption. The amount depends on the disability percentage: the law sets a base of up to $20,000 of assessed value for total disability, and those amounts are adjusted every year for inflation. You file an affidavit with the county assessor with proof of your discharge and disability percentage.

    NRS 361.091 · Nevada Legislature (Nevada Revised Statutes) · Verified October 31, 2026

When the sale is recorded

  • Real property transfer tax (varies by county)

    When the deed is recorded a tax is paid per $500 of value: $1.25 in counties of 700,000 people or more (Clark) and 65 cents elsewhere, plus an additional $1.30 statewide; some counties may add another tax. It applies when the value is over $100. The site does not total these rates because they depend on the county.

    NRS 375.020(1); NRS 375.023(1) · Nevada Legislature (Nevada Revised Statutes) · Verified October 23, 2026

  • Who pays the Nevada real property transfer tax

    The county recorder computes and collects the tax before accepting the deed for recording. The buyer and seller are jointly and severally liable. The escrow holder is not liable for paying it.

    NRS 375.030(1)-(2) · Nevada Legislature (Nevada Revised Statutes) · Verified October 31, 2026

Your next steps

Where to go next in Nevada

What you can do today, free and without giving personal information. Go in order: your numbers first, then the help.

  1. Run the numbers with your figures

    The Nevada calculator already has the typical value, the average rate and the state’s property tax.

  2. Check whether you qualify for help

    Each program says what it gives, who qualifies and when we checked it.

  3. Talk to a counselor for free

    8 HUD-approved agencies help you prepare to buy; 7 say they serve in Spanish.

  4. Follow the steps to buy a home

    From the budget to the keys, in order.

Frequently asked questions

How much down payment do I need for a typical home in Nevada?

For a $435,400 home (typical value, Average 2020–2024), the FHA minimum (3.5%) is $15,239 and the conventional minimum (3%) is $13,062. VA and USDA ask no down payment if you qualify. State programs can cover part of it.

Are there high-cost counties in Nevada?

Yes. In 2026 data, 5 of the 17 counties in Nevada have an FHA limit above the national floor ($541,287); the highest is Douglas County ($736,000).

What is the conforming loan limit in Nevada?

In 2026 data, the conforming limit for one unit is $832,750 in every county in Nevada: the most Fannie Mae and Freddie Mac will buy. Above it, the loan is a “jumbo” and each lender sets its own terms.

What would the monthly payment be on a typical home in Nevada?

With $435,400, the FHA minimum down payment ($15,239) and the 7.18% average rate (November 5, 2026), principal and interest over 30 years comes to about $2,846 a month. Tax, insurance and mortgage insurance are missing: the calculator adds them.

What down payment help is there in Nevada?

We have verified 1 state program in Nevada that put money toward the down payment or closing costs, or give a tax credit. Each shows the source wording, who qualifies and the date we checked it.