Updated · Mike Certo, NMLS #260555
Nevada First-Time Home Buyer Programs Guide
Nevada has a robust first-time buyer program menu — Home Is Possible (HIP), Worker Advantage, AB-540 Attainable Housing, plus county and city DPA programs in Clark, Washoe, and beyond. Here's the practical Nevada FTHB program map.
Nevada first-time buyer baseline
Under Nevada Housing Division (NHD) rules and most national DPA programs, a first-time buyer is someone who has not owned a primary residence in the past three years. Some programs include exceptions for displaced homemakers and single parents. Nevada-specific definitions sometimes vary by program — verify per file.
Home Is Possible (HIP)
The Nevada Housing Division's flagship DPA program — and it is not limited to first-time buyers. HIP layers a deferred (never-forgiven) DPA second mortgage on top of FHA, VA, USDA, or conventional first mortgages. Highlights:
- Up to 4% of the loan amount as DPA
- Repaid, not forgiven — a 0%-interest, 30-year deferred second mortgage that is never forgiven — no payments and no interest while you own and occupy, with the balance repaid in full when you sell, transfer, refinance, pay off the first mortgage, or move out
- FHA, VA, USDA, or conventional first mortgage pairing
- Statewide eligibility (program parameters vary by configuration)
- $165,000 household income limit statewide (all counties, effective January 21, 2025); purchase-price limits apply
Worker Advantage (separate NHD program)
Worker Advantage is a separate Nevada Housing Division program — funded by the state's Attainable Housing Account under AB 540, not a HIP variant — for essential workers such as:
- Teachers and school staff
- First responders (police, fire, EMT)
- Healthcare workers
- Other qualifying essential-worker roles
Verified terms: $20,000 in assistance as a 0%-interest, no-payment, non-forgivable 30-year second mortgage; about a 640 minimum credit score; six months of Nevada residency; household income up to 150% of area median income (varies by county and household size); buyers who previously used Home Is Possible are excluded. One DPA program per transaction — Worker Advantage does not combine with HIP.
AB-540 Nevada Attainable Housing
Newer Nevada Attainable Housing Account legislation creates additional DPA tools. Status varies — some components are active, some are in development. See our AB-540 Attainable Housing page for current status.
City and county DPA
Beyond statewide HIP, several Nevada cities and counties offer their own DPA programs:
- City of Las Vegas DPA — within Las Vegas city limits, income-eligible buyers
- Clark County DPA — countywide eligibility (verify current funding)
- Washoe County / Reno — regional programs for Reno-Sparks area buyers
City and county programs typically don't combine with HIP — you select one DPA program per transaction.
National programs (work in Nevada)
National programs also serve Nevada FTHB:
- Chenoa Fund — 600+ FICO; FHA pairing; no income cap
- Arrive Home — 620+ FICO; deferred — never forgiven; due at sale, refinance, payoff, or move-out
- Essex/NHF — down payment + closing cost combination
One DPA per transaction (always)
Like every other state, you select ONE DPA program per home purchase. Most Nevada DPA programs don't combine with another DPA. The DPA pairs with one underlying first mortgage (FHA, VA, USDA, or conventional). That's the standard arrangement.
How to pick the right Nevada DPA program
Decision drivers in order: county (programs are often county-restricted), profession (Worker Advantage adds enhancements), credit score (Chenoa for sub-620), and income (state programs have caps; national programs typically don't).
Next step
20-minute call. Bring county, household income, FICO ballpark, profession, and FTHB status. We map your top 2-3 Nevada program fits.
Related
FAQ
Is the Nevada Home First $15,000 program still available?
Not currently — Home First (which offered $15,000 forgivable after three years) stopped accepting new reservations and was removed from the state's program guides in early 2025 after funds were committed. Today's closest equivalents are Home Is Possible and, for essential workers, the $20,000 Worker Advantage program.
How much are closing costs in Nevada?
Typically 2–3% of the purchase price — roughly $9,000–$13,500 on a $450,000 home — covering lender fees, title, escrow, and prepaids. Nevada is an escrow state: a neutral title or escrow company closes, no attorney required, and in southern Nevada the seller customarily pays the owner's title policy.
What are the FHA loan limits in Nevada for 2026?
Clark County (Las Vegas) is $552,000 and Washoe County (Reno-Sparks) is $621,000 for a single-family home, above the $541,287 floor that applies in most other counties; Douglas County (Lake Tahoe) tops the state at $736,000. The conforming limit is $832,750 in every Nevada county.
Does Nevada really have no state income tax?
Correct — Nevada's constitution prohibits taxing personal income, making it one of nine no-income-tax states, with no estate tax either. Combined with homeowners insurance averaging roughly $1,100–$1,450 a year (well below the national average) and ~0.5–0.6% effective property taxes, Nevada's carrying costs are among the lowest anywhere.
What are the income limits for Home Is Possible?
Up to $165,000 in every Nevada county for FHA, VA, and USDA loans (a lower 80%-of-area-median tier applies to certain conventional options) — raised for reservations beginning January 21, 2025. Many sites still quote a limit near $105,000; that figure is outdated, and many buyers who assume they earn too much actually qualify.
Is Home Is Possible only for first-time buyers?
No — core Home Is Possible has NO first-time-buyer requirement (each borrower can use it once). A separate HIP first-time-buyer variant exists with its own limits, and Worker Advantage also has no first-time requirement.
Can I combine Home Is Possible with Worker Advantage?
Worker Advantage is a separate Nevada Housing Division program funded by the state's Attainable Housing Account — $20,000 as a no-interest, no-payment, NON-forgivable 30-year second for eligible essential workers. It doesn't stack with Home Is Possible (prior HIP users are excluded), so you pick the one that nets more for your scenario.
What FICO do I need for Nevada DPA?
Most Nevada DPA programs require 640+. Chenoa Fund accepts 600+. Below 600 typically means credit improvement first.
Can I use Nevada DPA on new construction?
Yes, but builder timelines often exceed DPA reservation windows. We coordinate reservation timing with the builder schedule.