Down payment assistance that stacks
HIP, Worker Advantage, HIP for Heroes, HIP for Teachers, City of Las Vegas DPA, Clark County DPA — some combinable for $40K+ in stacked assistance.
See DPA programs →
Nevada Home Loans · Every Niche
Nevada home loans for first-time buyers, veterans, and movers from California.
Twenty-three years of mortgage experience. Bilingual support. No commitment, no salesy follow-up — just a 30-minute call to figure out the right loan for your situation.
23Years originating loans
10+Loan program niches covered
0%Nevada state income tax
Licensed in Nevada · NMLS #173855 · Equal Housing Lender
Who we serve
First-time buyers
Veterans
Movers from California
Physicians
Investors
Self-employed
Every Nevada buyer has a program — the trick is matching the right one.
Nevada has more mortgage program leverage than most states. Zero state income tax. Multiple down payment assistance programs that stack. A 3% annual property tax cap. Below-market rates for first responders, healthcare workers, and teachers. Mike helps you find the combination that fits your situation.
VA loans + disabled-vet property tax
$0 down, no PMI, plus Nevada's disabled-veteran property tax exemption (up to $35,400 assessed value off your tax bill). Active duty at Nellis, retirees, eligible spouses.
Request VA program information →CA → NV relocation strategy
Income tax savings, property tax math vs. Prop 13, residency timing, FTB audit risk. Crypto founders, physicians, tech professionals, entertainment — we've moved them all.
Request CA → NV consult →$0 down up to $2M, no PMI
Redwood Sequoia program — broader than most. MDs, DOs, dentists, DVMs, CRNAs, PharmDs, podiatrists. IBR student loan payment counts as actual payment, not 1% phantom.
See Medical Professionals jumbo →DSCR — no W-2 needed
The property's cash flow qualifies. 2-4 unit duplex / triplex / fourplex strategy, foreign national, 1031 exchange refi, BRRRR support. Honest math on what actually pencils.
Investor programs →Bank statement + P&L + 1099
Restaurant owners, real estate agents, contractors, hospitality, freelancers. Captures actual cash flow when tax-return income understates the real picture.
Self-employed options →
Why Nevada
What makes Nevada mortgage math different.
Most state-by-state mortgage advice is generic. Nevada has specific structural advantages that change the actual numbers — and a handful of quirks worth knowing before you sign.
| Factor | Nevada | What it means |
|---|---|---|
| State income tax | 0% | Higher take-home on every dollar earned vs. CA (13.3%), OR (9.9%), CO (4.4%) |
| Property tax (effective) | ~0.50–1.0% | Lower than CA when not Prop-13-protected; assessed at 35% of market value |
| Annual property tax cap | 3% for primary residence | Predictable tax bill year-to-year, even in rising markets |
| Conforming loan limit (Clark + Washoe) | $806,500 (2026) | Above triggers jumbo program; multiple jumbo paths available |
| Disabled veteran property tax exemption | $17,700–$35,400 assessed value | $500–$1,133/yr savings on top of VA loan benefits |
| Assumable mortgages | 32.8% (highest in US) | Future-buyer can take over your rate — a real exit advantage |
How it works
From the first call to keys in hand.
- 1
Free 30-min call
You tell me your situation. I tell you what's actually possible — what loan type, what programs stack, what timeline works.
- 2
Pre-approval
Credit pull (only when you're ready). Real numbers. A pre-approval letter you can write offers with that day.
- 3
House hunt
You work with your real-estate agent of choice. I'm reachable on my cell when an offer needs to go in tonight.
- 4
Underwriting
In-house Cornerstone underwriting on the first mortgage. I'm the one answering when underwriting has questions.
- 5
Close
30 to 45 days typical. Pre-approved + clean documentation can close in 21. Keys in hand.
Who you're working with
A licensed lender, not a directory.
Cornerstone First Mortgage is the actual lender. Mike Certo is the originator you talk to from the first call through closing — not a junior, not a bot, not a callback queue. Bilingual when you need it. Reachable on his cell when a deal needs a fast answer.
- 23 years originating residential mortgages.
- In-house Cornerstone underwriting on the first mortgage.
- Bilingual support (English / Spanish functional).
- Equal Housing Lender.
I'm a Bay Area engineer moving to Henderson. Mike walked me through the conventional + DSCR strategy in one call. We closed three weeks later — before I even started my new job. Bilingual at the closing because my wife's first language is Spanish.
D.L. — Henderson, NV · Bay Area to NV move
FAQ
Nevada mortgage questions, answered straight.
Is Cornerstone licensed in Nevada?
Yes. Cornerstone First Mortgage holds Nevada lending authority. Mike Certo (NMLS #260555) originates Nevada loans through Cornerstone (NMLS #173855).
What's the Clark County conforming loan limit in 2026?
$806,500. Same in Washoe County. Above that triggers a jumbo loan, which has slightly higher rate (typically 0.10–file-specific pricing) and stricter reserve requirements (6–12 months PITI). Several jumbo paths available including self-employed bank statement jumbo and foreign national jumbo.
Do you offer Spanish-language support?
Mike and his team work in English. For specialized translation needs, talk to Mike about coordinating outside translation support during your scenario consult.
How fast can a Nevada mortgage close?
30–45 days is typical. Pre-approved buyer + clean documentation can close in 21 days. Some streamline programs (VA IRRRL, FHA Streamline) close faster. New construction stretches to 60–90 days depending on builder timeline.
What if I'm not actually ready to buy yet?
That's the most common situation. The 30-minute call is still free. We map out what you'd need — credit, savings, timeline — and you walk away with a plan, not a sales pitch. No follow-up unless you ask for it.