2026 BAH rates for Nellis AFB by pay grade (E-1 through O-6)
The table below shows official 2026 Basic Allowance for Housing rates for the Las Vegas Military Housing Area (MHA), which covers Nellis AFB (ZIP 89191) and Creech AFB (Indian Springs area). Rates are effective January 1, 2026. Source: DoD BAH Calculator — defense.gov.
Enlisted pay grades (E-1 through E-9)
| Pay Grade | With Dependents / mo | Without Dependents / mo |
|---|---|---|
| E-1 | $1,653 | $1,359 |
| E-2 | $1,653 | $1,359 |
| E-3 | $1,653 | $1,359 |
| E-4 | $1,839 | $1,494 |
| E-5 | $2,070 | $1,713 |
| E-6 | $2,208 | $1,833 |
| E-7 | $2,268 | $1,902 |
| E-8 | $2,430 | $2,043 |
| E-9 | $2,625 | $2,202 |
Source: DoD BAH Calculator (defense.gov) — Las Vegas MHA — January 2026 rates. Data retrieved June 2026.
Warrant officer pay grades (W-1 through W-5)
| Pay Grade | With Dependents / mo | Without Dependents / mo |
|---|---|---|
| W-1 | $2,355 | $1,971 |
| W-2 | $2,490 | $2,085 |
| W-3 | $2,637 | $2,208 |
| W-4 | $2,820 | $2,376 |
| W-5 | $3,120 | $2,619 |
Source: DoD BAH Calculator (defense.gov) — Las Vegas MHA — January 2026 rates.
Officer pay grades (O-1 through O-6)
| Pay Grade | With Dependents / mo | Without Dependents / mo |
|---|---|---|
| O-1 | $2,268 | $1,872 |
| O-2 | $2,469 | $2,034 |
| O-3 | $2,916 | $2,427 |
| O-4 | $3,165 | $2,625 |
| O-5 | $3,381 | $2,835 |
| O-6 | $3,510 | $2,952 |
Source: DoD BAH Calculator (defense.gov) — Las Vegas MHA — January 2026 rates.
What does each BAH tier support with a VA loan? (Illustrative)
The table below translates each 2026 BAH with-dependents tier into an illustrative VA loan payment and an illustrative home purchase price, using a 6.875% example rate, 30-year term, $0 down, and a 2.15% VA funding fee financed into the loan. Property taxes (~0.65% annually) and homeowner insurance (~$150/mo illustrative) are included to show total monthly housing cost.
These are illustrative estimates only — not a quote, Loan Estimate, or commitment to lend. Actual rates, taxes, and insurance vary. Use the VA loan calculator for a personalized estimate or apply now to see your real options.
| Pay Grade | BAH w/ Deps / mo | Illus. Home Price | Illus. VA P&I / mo | Est. Total Housing / mo |
|---|---|---|---|---|
| E-1 / E-2 / E-3 | $1,653 | ~$215,000 | ~$1,310 | ~$1,578 |
| E-4 | $1,839 | ~$240,000 | ~$1,462 | ~$1,762 |
| E-5 | $2,070 | ~$280,000 | ~$1,706 | ~$2,038 |
| E-6 | $2,208 | ~$300,000 | ~$1,828 | ~$2,178 |
| E-7 | $2,268 | ~$310,000 | ~$1,889 | ~$2,244 |
| E-8 | $2,430 | ~$335,000 | ~$2,041 | ~$2,415 |
| E-9 / W-1 | $2,625 | ~$365,000 | ~$2,224 | ~$2,616 |
| W-2 / W-3 / O-3 | $2,637–$2,916 | ~$365,000–$410,000 | ~$2,224–$2,498 | ~$2,616–$2,924 |
| O-4 / W-4 | $3,165 | ~$445,000 | ~$2,712 | ~$3,153 |
| O-5 / W-5 | $3,381 | ~$480,000 | ~$2,925 | ~$3,380 |
| O-6 | $3,510 | ~$500,000 | ~$3,047 | ~$3,510 |
See where your rank and BAH put you on the Las Vegas market — your VA rate depends on your actual credit and loan file, not an online average.
Start my free VA review No obligation · Secure online start · Options subject to approvalDoes BAH count toward VA loan qualification?
Yes. BAH is counted as verifiable, recurring income when qualifying for a VA loan — and because it is non-taxable, lenders are generally permitted to gross up the amount by approximately 25% when calculating your qualifying income.
Example (illustrative): An E-5 at Nellis with dependents receives $2,070/month BAH. With a 25% gross-up, that BAH may be treated as equivalent to $2,588/month in qualifying income. Combined with base pay (approximately $3,305/month for an E-5 with over 4 years of service per the 2026 pay tables from DFAS.mil), total qualifying income could be approximately $5,893/month — comfortably supporting a loan on a $280,000–$310,000 home at illustrative rates.
Lender application of the gross-up varies. Your specific qualifying income, DTI, and residual income are determined during underwriting. The VA also sets residual income minimums by family size and region — the West-region minimum for a family of four is approximately $1,119/month as of 2026 (source: VA.gov).
VA vs. FHA near Nellis AFB — how BAH changes the math
| Factor | VA Loan | FHA Loan |
|---|---|---|
| Down payment | $0 (full entitlement) | 3.5% minimum (~$10,500 on $300K) |
| Monthly mortgage insurance | None, ever | Annual MIP ~0.55–0.85% of loan |
| Upfront charge | VA funding fee 2.15% (usually financed) | Upfront MIP 1.75% + down payment |
| BAH covers payment? | More likely — no monthly PMI lowers total payment | Less likely — MIP adds ~$138–$213/mo on $300K loan |
| Clark County 2026 limit | No cap with full entitlement | $541,287 (source: HUD.gov) |
| Best fit | Eligible veterans, active duty, qualifying surviving spouses | Buyers without VA eligibility or choosing 10% down |
FHA MIP figure is illustrative at 0.55% annual rate. FHA limit source: HUD Mortgagee Letter 2025-26 (Clark County, NV one-unit). Not a commitment to lend; subject to approval and program guidelines. NMLS #65506 · Equal Housing Opportunity.
PCS home-buying checklist: Nellis AFB and Creech AFB
A permanent-change-of-station move runs on a clock. The table below shows when to take each step to have keys ready close to your Nellis or Creech report date. A Las Vegas VA purchase typically closes in 30–45 days from accepted offer.
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6+ Months OutRequest your VA Certificate of Eligibility (COE)
Pull your COE via the VA eBenefits portal or let a VA-experienced lender pull it electronically in minutes. Confirm your entitlement status — especially important if you've used a VA loan before. Source: VA.gov — How to apply.
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3–6 Months OutGet VA preapproval and verify your BAH for the Las Vegas MHA
Confirm your 2026 BAH rate at the DoD BAH Calculator. Start your preapproval with a local Las Vegas VA mortgage company so you know your purchase price range before you begin shopping neighborhoods remotely.
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3 Months OutResearch Las Vegas neighborhoods by commute and price
North Las Vegas (∼15 min to Nellis) typically offers the lowest entry prices. Northeast Las Vegas and Sunrise Manor add variety. See our Nellis AFB home buying guide for neighborhood comparisons and typical prices by area.
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60–90 Days OutTour homes (in-person or virtual) and submit offers
Many military buyers purchase remotely using virtual tours and a power of attorney. Your lender coordinates with a local real estate agent familiar with VA appraisal requirements and military timelines. VA appraisals typically take 5–10 business days in the Las Vegas market.
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30–45 Days OutUnderwriting, appraisal, and clear-to-close
The VA appraisal verifies both value and Minimum Property Requirements (MPRs). Once underwriting clears, you schedule closing. In Nevada, closing is typically handled by a title company. You can sign remotely in most cases.
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Closing DayConfirm your VA funding fee and exemption status
If you receive VA disability compensation of 10% or more, or are a Purple Heart recipient, you may qualify for a funding fee exemption — confirm this with your lender before closing. Source: VA.gov — Funding fee and closing costs.
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After PCSUnderstand your options if you receive future orders
If future orders take you away from Las Vegas, you may rent the home, sell and restore entitlement, or keep the property and apply for remaining entitlement on your next purchase. See the VA loan eligibility guide for entitlement restoration details.
VA loan essentials for Nellis and Creech buyers (2026)
The VA home loan benefit is one of the most powerful financial tools available to active-duty service members and veterans. Here are the facts that matter most for a Las Vegas purchase near Nellis or Creech in 2026.
Does the VA set a loan limit in Las Vegas in 2026?
No. With full entitlement, eligible borrowers have no VA loan limit in Clark County, NV as of 2026. The 2026 conforming loan limit of $832,750 (source: FHFA.gov) is a reference point for other programs — it does not cap a VA loan for a full-entitlement borrower. This is especially valuable for higher-priced Summerlin, Henderson, or Spring Valley purchases.
What is the 2026 VA funding fee for a Nellis buyer?
The 2026 VA funding fee schedule (source: VA.gov) for a purchase loan:
| Down Payment | First Use | Subsequent Use |
|---|---|---|
| Less than 5% ($0 down) | 2.15% | 3.30% |
| 5% to less than 10% | 1.50% | 1.50% |
| 10% or more | 1.25% | 1.25% |
| Exempt borrowers | $0 | $0 |
Exempt borrowers include veterans receiving VA disability compensation of 10% or more, surviving spouses of veterans who died in service or from service-connected disability, Purple Heart recipients on active duty, and certain other categories. Source: VA.gov — Funding fee and closing costs. Valley West Mortgage verifies exemption status during your loan review.
How long does a VA purchase near Nellis take to close?
A Las Vegas VA purchase typically closes in 30–45 days from an accepted offer — comparable to a conventional loan in the current market. The main variable is the VA appraisal, which in Clark County typically takes 5–10 business days. Starting with a preapproval and COE in hand compresses the timeline significantly.
Can BAH pay my mortgage?
For many Nellis pay grades, BAH can cover most or all of a VA payment — particularly because VA loans carry no monthly PMI. An E-7 with dependents receives $2,268/month BAH in 2026; an illustrative VA loan on a $310,000 home produces a principal-and-interest payment of approximately $1,889/month (at 6.875% illustrative rate, 30-year term). Adding estimated taxes and insurance, the illustrative total monthly cost is approximately $2,244 — close to the full BAH. These are illustrative figures only.
Explore your numbers further with the VA $0 down cost breakdown, 2026 VA funding fee guide, or the VA loan calculator.
What neighborhoods do Nellis families buy in?
The closest and most affordable commute to Nellis AFB is North Las Vegas (typically 15–20 minutes; entry prices around $400,000–$450,000 in 2026). Sunrise Manor and northeast Las Vegas are popular alternatives. Henderson adds a premium for top-rated schools (30–35 minute commute). Creech AFB (Indian Springs) is northwest of Las Vegas — Creech families sometimes choose between a longer commute and living closer to the base in the Indian Springs area.
Summary: 2026 Nellis AFB BAH and what it supports
- 2026 Las Vegas MHA BAH ranges from $1,359/month (E-1, without dependents) to $3,510/month (O-6, with dependents). Source: DoD BAH Calculator (defense.gov).
- With $0 down and no monthly PMI on a VA loan, BAH covers a meaningful portion of a Las Vegas mortgage payment for most enlisted grades.
- BAH is non-taxable income that lenders may gross up ~25% for VA qualifying purposes, boosting your purchasing power.
- With full VA entitlement there is no loan limit in Clark County for 2026 — no ceiling even on higher-priced homes.
- The 2026 VA funding fee is 2.15% for first use with $0 down; exempt for borrowers with VA disability compensation of 10%+ and other qualifying categories.
- Start the process 3–6 months before your PCS report date; a Las Vegas VA purchase closes in approximately 30–45 days.
- All payment and price figures on this page are illustrative — not a rate quote, Loan Estimate, or commitment to lend.
Common questions about Nellis AFB BAH and VA loans (2026)
How we built this resource — methodology and sources
Data sources and retrieval date
- BAH rates (Tables 1–3): Retrieved from the DoD BAH Calculator (defense.gov / DTMO) for the Las Vegas Military Housing Area (MHA), effective January 1, 2026. Data retrieved June 2026. BAH is set annually by the DoD's Defense Travel Management Office; verify current rates at defense.gov for any date after publication.
- VA funding fee schedule: VA.gov — Funding fee and closing costs (2026 schedule).
- Clark County FHA loan limit ($541,287): HUD Mortgagee Letter 2025-26.
- 2026 conforming loan limit ($832,750): FHFA.gov — Conforming loan limits.
- VA residual income requirements: VA.gov — Home Loans.
- Military pay tables: DFAS.mil — 2026 Pay Tables.
- Illustrative payment math: Compiled by Valley West Mortgage (NMLS #65506) using: 6.875% interest rate, 30-year amortization, $0 down payment, 2.15% VA funding fee financed into loan amount, property tax at 0.65% of purchase price annually (Nevada median; Nevada Department of Taxation), homeowner insurance at $150/month illustrative. These figures are illustrative estimates only and are not a rate quote, Loan Estimate, or commitment to lend.
Limitations
- BAH rates are set annually. If you are reading this after January 1, 2027, verify current rates at the DoD BAH Calculator.
- Illustrative home prices represent rough price-to-payment relationships; Las Vegas market prices change continuously. Consult current MLS data and a local real estate agent for current pricing by neighborhood.
- Payment calculations exclude HOA dues (common in many Las Vegas communities), flood insurance (rare in most of Clark County), and any discount points or lender credits.
- Not affiliated with or endorsed by the U.S. Department of Veterans Affairs, DoD, Air Force, or any government agency.
Sources cited in this article
- DoD BAH Calculator — Defense Travel Management Office (defense.gov / DTMO): defensetravel.dod.mil/site/bahCalc.cfm — 2026 Las Vegas MHA rates (retrieved June 2026)
- VA.gov — VA Home Loans: va.gov/housing-assistance/home-loans/
- VA.gov — VA Funding Fee and Closing Costs: va.gov/housing-assistance/home-loans/funding-fee-and-closing-costs/
- HUD — FHA Mortgage Limits (Clark County NV 2026 one-unit: $541,287): hud.gov
- FHFA — 2026 Conforming Loan Limits ($832,750 baseline): fhfa.gov/data/conforming-loan-limit
- DFAS.mil — 2026 Military Pay Tables: dfas.mil/militarymembers/payentitlements/Pay-Tables/
- Nevada Department of Taxation — property tax information: tax.nv.gov
- NMLS Consumer Access — Valley West Mortgage NMLS #65506: nmlsconsumeraccess.org
Embed or cite this resource
This page is a free, openly citable resource. Military bloggers, veteran organizations, real estate agents, and journalists are welcome to link to or cite this data. The BAH rates are sourced directly from the DoD BAH Calculator; the payment estimates are clearly labeled as illustrative.
More VA resources for Nellis and Las Vegas buyers
- Nellis AFB VA home buying guide — neighborhood guide, PCS timing, and base commutes
- VA home loans in Las Vegas — complete overview, eligibility, and the local market
- VA $0 down payment guide 2026 — what $0 down really means and total upfront costs
- VA funding fee 2026 — Nevada rates and exemptions
- VA loan eligibility and COE guide for Nevada
- VA loan calculator — estimate your payment