Las Vegas mortgage files have three local features most lenders get wrong: variable hospitality and gaming income that has to be documented rather than guessed, special improvement district assessments in newer master-planned communities that belong in the qualifying payment, and a property-tax abatement cap that buyers must claim themselves after closing. VA is the primary loan around Nellis and Creech; Home Is Possible fills the down-payment gap for first-time buyers; DSCR loans drive investor purchases in a state with no income tax.
Who I help here
- Nellis and Creech families. VA purchase and VA new construction in the northwest valley and Aliante, PCS timelines, BAH qualifying, and the SID assessments that sit under the HOA line in those subdivisions. VA loans.
- Hospitality and gaming professionals. Tips, tokes, bonuses and overtime documented correctly. A 90-day tip average can read very differently from a year-to-date figure, and that mismatch is the most common reason a Strip employee gets a lower approval than they should.
- First-time buyers using Home Is Possible on an FHA or conventional first mortgage. Today's HIP rates.
- Investors buying single-family rentals in Henderson, Summerlin and the southwest on DSCR loans, qualified on the rent. DSCR.
- Self-employed and foreign-national buyers on bank-statement and foreign-national programs. Non-QM.
Local approval issues
- SID and LID assessments. Special and local improvement districts funded the roads and utilities in many newer communities. The assessment is separate from HOA dues and from property tax, and it belongs in the payment before your debt ratio is calculated. I pull it from the county before quoting any home in those areas.
- Property-tax abatement. Under NRS 361.4723, an owner-occupied primary residence's tax bill can't rise more than 3% a year (8% on other property). It is a claim you file with the Clark County Assessor after closing, and many buyers never do. The form goes in your closing packet.
- Master-planned HOAs. Summerlin, Inspirada, Cadence, Skye Canyon and similar communities layer master and sub-association dues. All of it is in the payment.
- Condos and high-rises. Strip-adjacent high-rises and older condo conversions often fail agency project review over investor concentration, litigation or reserves. Project eligibility gets checked before you fall in love.
- Manufactured homes and Pahrump. FHA and VA both finance manufactured homes on permanent foundations titled as real property, with a 660 minimum on Home Is Possible. Pahrump is USDA territory with Nevada Rural Housing assistance.
Market snapshot
Current Las Vegas figures, monthly from Redfin with Clark County inventory from Realtor.com via FRED, are on the Market Intelligence local lookup, timestamped and sourced. I don't hard-code numbers on a page that would be stale next month.
Communities I lend in
Common questions
How is tip income counted?
From documented sources: pay stubs showing declared tips, tip-compliance agreements, and tax returns. Usually a two-year history averaged. Cash tips that never appear on a return can't be used, which is why declaring them matters two years before you buy.
Is there a VA loan limit in Clark County?
Not with full entitlement. With partial entitlement the county conforming limit comes back into play; I confirm the current figure on your file.
What does Home Is Possible cost?
Assistance of 2% to 5% depending on the track, on a first mortgage whose rate is above the open market because that spread funds the help. Today's board shows every tier.
Sources: NRS 361.4723 · Clark County Assessor · Nevada Housing Division · VA Home Loans. Verified September 2026.
