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Nellis AFB · Military Housing · 2026 Data

Nellis AFB BAH Rates 2026 by Rank: What Every Pay Grade Can Buy in Las Vegas with a VA Loan

In 2026, Basic Allowance for Housing (BAH) for the Las Vegas Military Housing Area (MHA, code NV212) — which covers Nellis AFB and Creech AFB — runs from $1,629/month (E-1, without dependents) to $2,796/month (O-6, with dependents), per the DoD BAH Calculator. An E-5 with dependents receives $2,070/month and an O-3 with dependents receives $2,382/month. On a VA loan with $0 down and no monthly PMI, that E-5 allowance can support an illustrative Las Vegas home priced around $255,000–$275,000.

Vatche Saatdjian — President, Valley West Mortgage Las Vegas mortgage expert since 2004 · NMLS #69363 · Not affiliated with the VA or any government agency

Key takeaways

  • 2026 Las Vegas MHA BAH (code NV212, officially “NELLIS AFB/LAS VEGAS, NV”) covers Nellis AFB (89191), Creech AFB, and 117 Clark County ZIP codes in total; rates run $1,629 to $2,796/month for E-1 through O-6, with O-7 and above at $2,814 with dependents. Source: DTMO 2026 BAH rate files, row NV212, retrieved July 21, 2026.
  • VA loan = $0 down, no PMI — with full entitlement there is no loan limit in Clark County; a one-time funding fee of 2.15% (first use) is typically financed. Not a commitment to lend; subject to approval.
  • BAH counts as income for VA qualification, and because it is non-taxable, lenders may gross it up approximately 25% — improving your qualifying power.
  • All payment/price figures on this page are illustrative only — they use an example rate of 6.875% (approximately 7.09% APR), 30-year term, $0 down, and financed 2.15% funding fee. They are not a rate quote, Loan Estimate, or commitment to lend.
  • Start your VA review 3–6 months before your PCS report date. A Las Vegas VA purchase typically closes in 30–45 days; early preapproval gives you the most options on arrival.
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How much is BAH at Nellis AFB in 2026, by pay grade?

Las Vegas BAH for Nellis AFB and Creech AFB — the Military Housing Area DoD officially names “NELLIS AFB/LAS VEGAS, NV,” MHA code NV212 — ranges from $1,629/month (E-1, without dependents) to $2,796/month (O-6, with dependents) in 2026, effective January 1, 2026. The tables below break out every pay grade, including the prior-enlisted O-1E through O-3E lines most rank tables leave out (Nellis is ZIP 89191; Creech is the Indian Springs area). Source: DoD Defense Travel Management Office, BAH Rate Lookup — travel.dod.mil.

Important: BAH rates below are cited from the DoD source (defense.gov). Payment and home-price columns in the "What BAH Buys" table are illustrative only — they use a 6.875% example interest rate (approximately 7.09% APR), 30-year term, $0 down, 2.15% funding fee financed. They are not a rate quote, Loan Estimate, or commitment to lend. Your actual rate and payment depend on credit, loan-to-value, market conditions, and final program selection. This 6.875% rate / 7.09% APR applies to every illustrative figure on this page; see Methodology for the calculation.

Enlisted pay grades (E-1 through E-9)

Pay Grade With Dependents / mo Without Dependents / mo
E-1$1,941$1,629
E-2$1,941$1,629
E-3$1,941$1,629
E-4$1,941$1,629
E-5$2,070$1,737
E-6$2,208$1,818
E-7$2,268$1,941
E-8$2,337$2,103
E-9$2,445$2,133

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$2,223$1,908
W-2$2,298$2,100
W-3$2,385$2,139
W-4$2,469$2,214
W-5$2,577$2,283

Source: DoD BAH Calculator (defense.gov) — Las Vegas MHA — January 2026 rates.

Officer pay grades (O-1 through O-6, plus prior-enlisted O-1E to O-3E)

Pay Grade With Dependents / mo Without Dependents / mo
O-1$2,094$1,806
O-2$2,205$2,031
O-3$2,382$2,151
O-4$2,610$2,265
O-5$2,775$2,301
O-6$2,796$2,361
Prior-enlisted officers (O-1E / O-2E / O-3E)
O-1E$2,277$2,067
O-2E$2,370$2,127
O-3E$2,487$2,196

Prior-enlisted officers draw more than their O-grade peers. An O-3E at Nellis receives $2,487/month with dependents in 2026 — $105/month more than a straight O-3 ($2,382), because O-1E through O-3E are separate published rates for officers with at least four years of prior enlisted or warrant service. If you commissioned from the enlisted side, qualify against your O-#E line, not the O-# line. Above O-6, the Las Vegas MHA pays a single flat rate for O-7 and higher: $2,814/month with dependents and $2,400/month without.

Source: DoD Defense Travel Management Office (DTMO), BAH Rate Lookup — travel.dod.mil. Every rate on this page was read directly from the official 2026 all-locations rate files bahw26.txt (with dependents) and bahwo26.txt (without dependents) inside DTMO's BAH-ASCII-2026.zip download, row NV212. Retrieved July 21, 2026.

How much is BAH in Las Vegas in 2026, and is it the same across the valley?

Las Vegas BAH is set as a single rate for the entire Las Vegas Military Housing Area (MHA), code NV212 — so in 2026 your allowance is the same whether you live near Nellis AFB, in Henderson, Summerlin, North Las Vegas, or the Indian Springs area near Creech AFB. Your BAH changes only with your pay grade and dependent status, not your neighborhood or ZIP code, and it runs from $1,629 to $2,796 per month across the valley (source: DoD BAH Calculator).

The Department of Defense calculates BAH by the area you are assigned to, not the specific address you choose inside it:

“Basic Allowance for Housing (BAH) is a U.S. based allowance prescribed by geographic duty location, pay grade, and dependency status.”

— Defense Travel Management Office (DTMO), DoD BAH Calculator

Because the Las Vegas MHA covers all of Clark County, a Nellis or Creech service member draws the same BAH whether the home is 15 minutes from the flight line in North Las Vegas or in a master-planned community in Henderson or Summerlin. That makes the real question not “how much is BAH in my ZIP code” but “which neighborhood buys the most home for the same Las Vegas BAH.” For rates covering every Nevada installation — including Nellis, Creech, Fallon, and Hawthorne — see our full Las Vegas & Nevada BAH 2026 guide.

The single Las Vegas BAH rate (MHA NV212) applies across these Clark County communities:

  • North Las Vegas (89030, 89031, 89032, 89084, 89086) — the closest, most affordable commute to Nellis AFB.
  • Sunrise Manor & northeast Las Vegas (89110, 89115, 89142, 89156) — near Nellis, typically lower entry prices.
  • Henderson (89011, 89012, 89014, 89015, 89052, 89074) — top-rated schools, roughly a 30-minute commute.
  • Summerlin & Spring Valley (89117, 89135, 89144, 89147) — west valley, higher price points.
  • Enterprise & southwest Las Vegas (89148, 89178) — newer construction.
  • Indian Springs (89018) — closest to Creech AFB.
  • Boulder City (89005), Mesquite (89027), and Laughlin (89029) — outlying Clark County towns that still draw the same Las Vegas rate.

How wide is NV212, exactly? DTMO's own 2026 ZIP-to-MHA file (sorted_zipmha26.txt) assigns 117 ZIP codes to NV212, running from 89002 to 89199. That includes the base ZIP itself (89191, Nellis AFB), every Las Vegas and Henderson ZIP, and the outlying Clark County towns above. There is no ZIP inside that block that pays a different Las Vegas rate — so a longer commute never costs you allowance, and a shorter one never earns you more.

Verified against DTMO's official 2026 ZIP-to-MHA assignment file sorted_zipmha26.txt (117 rows tagged NV212) and MHA name file mhanames26.txt, both inside BAH-ASCII-2026.zip; retrieved July 21, 2026 from the DTMO BAH Rate Lookup. Confirm the rate for your own duty-station ZIP there. Valley West Mortgage serves buyers across every Las Vegas community equally — Equal Housing Opportunity.

Do Nellis AFB BAH rates change every year?

Yes. Nellis AFB BAH is reset once a year by the Department of Defense and the new rates take effect January 1. The Las Vegas Military Housing Area (MHA NV212) rates shown on this page are the 2026 rates, effective January 1, 2026. Because BAH is recalculated annually from local rental-market data, the Nellis AFB BAH figure you saw in a previous year is not the figure that applies to your loan file today — always qualify against the current-year rate.

Three things about the annual cycle matter when you are buying a home near Nellis or Creech AFB:

  • New rates publish in December, effective January 1. The Defense Travel Management Office (DTMO) posts the coming year’s BAH tables each December on the DoD BAH Calculator. If you are house-hunting in November or December, confirm which year’s rate your lender is using.
  • Individual rate protection means your BAH should not drop — until you PCS. DTMO states the rule as: a member is entitled to the rate published on 1 January or the amount of housing allowance they received on 31 December, whichever is larger. That protection continues unless the member’s status changes through a PCS, a reduction in pay grade, or a change in dependency status. So a rate table going down does not cut the allowance of someone already at Nellis — but it does set the rate for someone arriving on new orders. Source: DTMO — Basic Allowance for Housing; policy guidance in DoD Financial Management Regulation Vol. 7A, Ch. 26 (Housing Allowances).
  • A promotion or a dependency change moves you immediately. Unlike the January reset, moving from E-4 to E-5 or adding a dependent changes your Las Vegas BAH tier as soon as the status change is effective — which can change what you qualify for mid-search.

“Basic Allowance for Housing (BAH) is a U.S. based allowance prescribed by geographic duty location, pay grade, and dependency status.”

— Defense Travel Management Office (DTMO), DoD BAH Calculator

For a VA loan file, the practical rule is simple: underwriting uses the BAH you are actually receiving, documented on your LES (Leave and Earnings Statement — your monthly military pay stub), not a table figure you found online. That is why a preapproval built in December off last year’s number can come back different in January. Learn more: how BAH counts as qualifying income on a Nellis AFB VA loan.

Not sure which Las Vegas BAH tier applies to you this year, or what it supports at today’s prices? Get a Nellis AFB VA preapproval and Valley West Mortgage will qualify you against your current LES — not a table estimate. Valley West Mortgage, NMLS #65506; not affiliated with or endorsed by the U.S. Department of Veterans Affairs, the Department of Defense, or any government agency. Not a commitment to lend; subject to borrower and property qualification, underwriting, and credit approval.

Did Nellis AFB BAH go up or down for 2026?

Both — it depends on your line. Comparing DTMO’s published NV212 rows for 2025 and 2026, most Nellis pay grades came down slightly, while one group rose sharply: E-1 through E-4 without dependents went up $66/month, from $1,563 to $1,629 (+4.2%), the largest move in the entire Las Vegas table. The same junior grades with dependents went the other way, from $1,980 down to $1,941 (−$39). Senior officers edged up: O-5 with dependents rose $15 to $2,775. Source: DTMO 2025 and 2026 all-locations BAH rate files, row NV212.

Most “Nellis BAH 2026” pages publish this year’s number and stop. The direction of travel matters more than the number if you are timing a purchase, because it tells you whether the DoD read the Las Vegas rental market as cooling or tightening for your specific line. Here is the full comparison for the grades most Nellis buyers fall into:

Pay Grade (with dependents) 2025 / mo 2026 / mo Change
E-1 / E-2 / E-3 / E-4$1,980$1,941−$39
E-5$2,100$2,070−$30
E-6$2,250$2,208−$42
E-7$2,295$2,268−$27
E-8$2,346$2,337−$9
E-9$2,442$2,445+$3
W-3$2,385$2,385no change
O-3$2,382$2,382no change
O-4$2,604$2,610+$6
O-5$2,760$2,775+$15
O-6$2,784$2,796+$12
Pay Grade (without dependents) 2025 / mo 2026 / mo Change
E-1 / E-2 / E-3 / E-4$1,563$1,629+$66
E-5$1,749$1,737−$12
E-6$1,866$1,818−$48
E-7$1,983$1,941−$42
E-8$2,136$2,103−$33
E-9$2,169$2,133−$36
O-3$2,193$2,151−$42
O-6$2,364$2,361−$3

Both years read from DTMO’s official all-locations rate files, row NV212: BAH-ASCII-2026.zip and BAH-ASCII-2025.zip, available from the DTMO BAH Rate Lookup. Retrieved July 21, 2026.

What this actually means if you are PCSing in. Individual rate protection does not travel with you across a permanent change of station — DTMO lists PCS as one of the three events that ends it. A staff sergeant arriving at Nellis in 2026 from a base where the 2025 rate was protected starts on the 2026 NV212 line, not the old one. If the grade you are arriving in fell this year, the number your lender qualifies you against is the smaller one, and a preapproval built off a figure you remember from your last duty station will not hold.

It is also worth being clear about what the allowance is designed to do, in DoD’s own words:

“BAH is not intended to cover all of a service member’s housing costs.”

— Defense Travel Management Office (DTMO), Basic Allowance for Housing

That is the honest frame for every table on this page. BAH is a benchmark tied to local rental costs, not a mortgage budget, and DTMO notes that rental prices generally move 2–5% year to year with allowances following. Treat your BAH line as one documented income source in the file — see how BAH counts toward VA qualification — not as the ceiling or the target for a purchase.

Valley West Mortgage, NMLS #65506. Not affiliated with or endorsed by the U.S. Department of Veterans Affairs, the Department of Defense, the Department of the Air Force, or any government agency. Not a commitment to lend; subject to borrower and property qualification, underwriting, and credit approval. Equal Housing Opportunity.

How do you look up your own 2026 Nellis AFB BAH rate?

Las Vegas BAH is looked up by Military Housing Area, not by base name: enter MHA code NV212 — or any Clark County ZIP code — with your pay grade and dependency status into the DoD BAH Calculator, then check the result against your Leave and Earnings Statement.

Nellis AFB and Creech AFB sit inside the same housing area, so the code is identical for both and a Henderson address returns the same figure as a North Las Vegas one. The lookup below returns the same published 2026 NV212 rates shown in the tables above — it is a convenience for finding your line, not a separate data source.

2026 Las Vegas MHA (NV212) BAH rate lookup
2026 monthly BAH$2,070
Change vs the 2025 rateDown $30 per month
Every figure returned here is a published DoD Basic Allowance for Housing rate for the Las Vegas Military Housing Area (MHA NV212), effective January 1, 2026, read from DTMO row NV212. BAH is a housing allowance paid to the service member. It is not a loan term, and nothing in this lookup is a rate quote, Loan Estimate, or commitment to lend. Valley West Mortgage is not affiliated with or endorsed by the U.S. Department of Veterans Affairs, the Department of Defense, or any government agency.

Three checks before you rely on a Nellis AFB BAH figure

  1. Check the housing area, not the city. BAH is set per Military Housing Area. NV212 covers 117 Clark County ZIP codes, so a Henderson address and a North Las Vegas address return the same rate. If a calculator asks for a ZIP, any NV212 ZIP gives the NV212 answer.
  2. Check the year. Rates reset every January 1, and a figure you remember from a previous duty station or a previous year is not the figure a lender will use — see how the annual reset and individual rate protection work for what changes and what does not.
  3. Check it against your LES. A published table tells you what the grade is paid; your Leave and Earnings Statement tells an underwriter what you are paid. Where the two differ, the LES governs the loan file. How BAH counts as qualifying income covers what the underwriter does with it next.

Figures shown in the lookup are the DoD published rates for the Las Vegas Military Housing Area (MHA NV212), effective January 1, 2026, read from row NV212 of DTMO’s official all-locations files; 2025 comparison values come from the same row of the 2025 files and are shown only for the pay grades this page publishes both years for. Verify your own rate at the DTMO BAH Rate Lookup. Valley West Mortgage, NMLS #65506 · Equal Housing Opportunity · not affiliated with or endorsed by the U.S. Department of Veterans Affairs, the Department of Defense, or any government agency.

Do you get the full BAH rate if you live in the dorms at Nellis?

No. Every figure in the table above is what a pay grade is paid when the member is not furnished government housing. An airman without dependents living in the Nellis dorms is paid Partial BAH instead, a separate and much smaller allowance. It is an easy trap: read the E-1 through E-4 rows, walk into a preapproval expecting that number, and find the lender working from something else entirely.

“A member without dependents who is living in government quarters is entitled to a Partial BAH.”

— U.S. Department of Defense, Military Compensation: Types of BAH

Buying is what changes it. Once you are no longer furnished government housing you are eligible for BAH at your own pay grade and dependency status, set at the ZIP code of your permanent duty station. Terminating government quarters runs through your housing office and your finance office, and the date it takes effect is the date the allowance changes, so it belongs on your PCS timeline rather than in the middle of underwriting. When to start the VA loan process for a PCS to Nellis covers the sequencing.

Your BAH follows Nellis, not the house you buy

This is the part that surprises buyers comparing neighborhoods. The allowance is set by where you are assigned, not by where you end up living.

“Under most circumstances, you receive BAH for the location where you are assigned, not where you live.”

— U.S. Department of Defense, Military Compensation: Types of BAH

For a Nellis buyer the practical result is clean. Buy in North Las Vegas, Henderson, Summerlin or anywhere else in the valley and the allowance does not move, because the whole valley is one Military Housing Area and your rate is set at the duty ZIP. The one rate valley-wide section covers why that holds. The consequence here is that neighborhood choice is a question about price, commute and schools, never about the size of your allowance.

The single-quarters exception: BAH-DIFF

There is one more allowance a member can draw while living in single-type quarters, and it exists only because of child support.

“BAH-Diff is the housing allowance amount for a member who is assigned to single-type quarters and who is authorized a basic allowance for housing solely by reason of the member’s payment of child support.”

— U.S. Department of Defense, Military Compensation: Types of BAH

DoD also states that a member is not entitled to BAH-DIFF if the monthly child support paid is less than the BAH-DIFF amount. It is not the rate in the table above and it will not size a purchase. If this is your situation, confirm the figure with your finance office before a lender builds a file on it.

What an underwriter works from is the allowance you will actually receive at the new duty station, evidenced on your Leave and Earnings Statement or a military housing letter, not a published table. How BAH counts as qualifying income covers the documentation. Valley West Mortgage, NMLS #65506 · Equal Housing Opportunity · not affiliated with or endorsed by the U.S. Department of Veterans Affairs, the Department of Defense, or any government agency.

What VA loan and home price does each BAH tier support in 2026?

Each Las Vegas BAH tier translates into an illustrative VA loan payment and an illustrative home purchase price. The table below uses each 2026 with-dependents tier, a 6.875% example interest rate (approximately 7.09% APR — see above), 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 / E-4$1,941~$245,000~$1,644~$1,927
E-5$2,070~$265,000~$1,778~$2,072
E-6$2,208~$285,000~$1,912~$2,217
E-7$2,268~$290,000~$1,946~$2,253
E-8$2,337~$300,000~$2,013~$2,326
E-9$2,445~$315,000~$2,114~$2,434
O-3 / W-3$2,382–$2,385~$305,000~$2,047~$2,362
O-4$2,610~$340,000~$2,282~$2,616
O-5$2,775~$360,000~$2,416~$2,761
O-6$2,796~$365,000~$2,449~$2,797
Assumptions: 6.875% illustrative interest rate (approximately 7.09% APR — the APR shown above applies to all illustrative figures on this page), 30-year term, $0 down, 2.15% VA funding fee financed. Property tax estimated at 0.65% annually of purchase price. Homeowner insurance estimated at $150/month illustrative. No monthly PMI (VA loans carry none). Not a rate quote, Loan Estimate, or commitment to lend. Not affiliated with or endorsed by the U.S. Department of Veterans Affairs or any government agency. Actual payment depends on credit, property, underwriting, and current market rates. Compiled by Valley West Mortgage, NMLS #65506, using the illustrative assumptions above.

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 approval

Does BAH count toward VA loan qualification?

VA loan qualification counts BAH as verifiable, recurring income — yes — and because BAH 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 $3,947/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 $6,535/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 $1,117/month as of 2026 (source: 38 CFR 36.4340(e)(2), which publishes the residual-income table itself).

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 insuranceNone, everAnnual MIP ~0.50–0.55% of loan
Upfront chargeVA funding fee 2.15% (usually financed)Upfront MIP 1.75% + down payment
BAH covers payment?More likely — no monthly PMI lowers total paymentLess likely — MIP adds ~$125–$138/mo on $300K loan
Clark County 2026 limitNo cap with full entitlement$541,287 (source: HUD ML 2025-23)
Best fitEligible veterans, active duty, qualifying surviving spousesBuyers without VA eligibility or choosing 10% down

FHA MIP figure is illustrative at 0.55% annual rate. FHA limit source: HUD Mortgagee Letter 2025-23 (Clark County, NV one-unit). Not a commitment to lend; subject to approval and program guidelines. NMLS #65506 · Equal Housing Opportunity.

When should you start the VA loan process for a PCS to Nellis?

Start your VA loan process 3–6 months before your Nellis or Creech report date — pulling your COE and getting preapproved early means you can move fast once PCS orders land you in Las Vegas. The timeline below shows when to take each step; a Las Vegas VA purchase typically closes in 30–45 days from an accepted offer.

  • 6+ Months Out
    Request 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 request a COE.

  • 3–6 Months Out
    Get 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 lender so you know your purchase price range before you begin shopping neighborhoods remotely. Our parent company’s walkthrough of what a mortgage preapproval actually verifies lists the paperwork an underwriter asks a service member for.

  • 3 Months Out
    Research 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.

  • 60–90 Days Out
    Tour 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.

  • 30–45 Days Out
    Underwriting, 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, and the file cannot fund until a homeowners policy is bound and named in escrow — our sister agency covers what Las Vegas buyers have to have in place before closing day. You can sign remotely in most cases.

  • Closing Day
    Confirm 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.

  • After PCS
    Understand 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 use your second-tier entitlement — the portion of your VA guaranty still available for a new loan while your first VA loan remains active — to buy again without selling. If you keep the home and rates later improve, the VA IRRRL (Interest Rate Reduction Refinance Loan) is a streamlined way to lower your rate on the loan you already have. See the VA loan eligibility guide for entitlement restoration details.

What are the 2026 VA loan essentials for Nellis and Creech buyers?

VA loan essentials for a 2026 Nellis or Creech purchase are the loan limit, the funding fee, the closing timeline, and how BAH factors into your payment — the VA home loan benefit remains one of the most powerful financial tools available to active-duty service members and veterans.

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, November 25, 2025) 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:

“The VA funding fee is a one-time payment that the Veteran, service member, or survivor pays on a VA-backed or VA direct home loan.”

— VA.gov, VA Funding Fee and Closing Costs
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 more1.25%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 $290,000 home produces a principal-and-interest payment of approximately $1,946/month (at a 6.875% illustrative interest rate — approximately 7.09% APR, see above — 30-year term). Adding estimated taxes and insurance, the illustrative total monthly cost is approximately $2,253 — 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. Before you shop, confirm you meet the full VA loan requirements in Nevada — service eligibility, credit, and the residual-income cushion the VA expects.

In practice, Nellis families who choose an HOA community over North Las Vegas often find monthly HOA dues quietly eat into the BAH cushion that the payment tables above don't show — worth budgeting for before you shop.

What neighborhoods do Nellis families buy in?

The closest and most affordable commute to Nellis AFB is North Las Vegas (typically 15–20 minutes; illustrative entry prices in the $400,000–$450,000 range in 2026 — a market observation, not a sourced index figure, and one that moves month to month). 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 (code NV212) ranges from $1,629/month (E-1, without dependents) to $2,796/month (O-6, with dependents). Source: DTMO 2026 BAH rate files, row NV212.
  • 2026 moved both ways: E-1 through E-4 without dependents gained $66/month (to $1,629) while the same grades with dependents lost $39/month (to $1,941); most mid-enlisted lines fell slightly and senior officer lines rose slightly.
  • Prior-enlisted officers have their own higher lines — an O-3E with dependents draws $2,487/month, $105 more than a straight O-3.
  • Individual rate protection ends at a PCS, so a member arriving at Nellis in 2026 qualifies on the 2026 NV212 rate, not a protected rate from a prior duty station.
  • 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)

Looking for whether Nellis AFB BAH resets every year? That one is answered in full further up, in Do Nellis AFB BAH rates change every year? — including how individual rate protection works and the three events that end it.

How much is BAH at Nellis AFB in 2026?

2026 BAH for the Las Vegas MHA (code NV212), which covers Nellis AFB and Creech AFB, ranges from $1,629/month for an E-1 without dependents up to $2,796/month for an O-6 with dependents. An E-5 with dependents receives $2,070/month; an E-7 with dependents receives $2,268/month; and an O-3 with dependents receives $2,382/month. Source: DoD BAH Calculator (defense.gov), January 2026 rates.

What is the Las Vegas BAH rate in 2026?

The 2026 Las Vegas BAH is set by the Las Vegas Military Housing Area (MHA code NV212), which covers Nellis AFB and Creech AFB. It ranges from $1,629/month for a junior enlisted member without dependents to $2,796/month for an O-6 with dependents, and the rate is the same whether you live in North Las Vegas, Sunrise Manor, Henderson, or Indian Springs. See the full Las Vegas BAH 2026 guide for rates valley-wide. Source: DoD BAH Calculator (defense.gov).

How do I find my own 2026 Nellis AFB BAH rate?

Enter MHA code NV212, or any Clark County ZIP code, together with your pay grade and dependency status into the DoD BAH Calculator at travel.dod.mil. Nellis AFB and Creech AFB sit inside the same Las Vegas Military Housing Area, so the code is the same for both. Then check the result against the BAH line on your Leave and Earnings Statement: a VA lender qualifies you on the amount you are actually paid, not on a table figure. The rate lookup on this page returns the same published 2026 NV212 figures shown in the tables above. Source: DoD BAH Calculator (defense.gov).

Did Nellis AFB BAH go up or down in 2026?

Both, depending on the line. Comparing DTMO's published NV212 rows for 2025 and 2026: E-1 through E-4 without dependents rose $66/month, from $1,563 to $1,629 — the largest increase in the Las Vegas table. The same junior grades with dependents fell $39/month, from $1,980 to $1,941. E-5 with dependents fell $30 to $2,070, E-6 fell $42 to $2,208, and E-7 fell $27 to $2,268, while O-5 with dependents rose $15 to $2,775 and O-6 rose $12 to $2,796. O-3 and W-3 with dependents were unchanged at $2,382 and $2,385. Source: DTMO 2025 and 2026 all-locations BAH rate files, row NV212.

What is the BAH rate for a prior-enlisted officer at Nellis AFB in 2026?

Prior-enlisted officers have their own published lines in the Las Vegas MHA (NV212). In 2026 an O-1E receives $2,277/month with dependents and $2,067 without; an O-2E receives $2,370 with and $2,127 without; and an O-3E receives $2,487 with and $2,196 without. An O-3E with dependents draws $105/month more than a straight O-3 ($2,382). Above O-6, the Las Vegas rate is a single flat $2,814/month with dependents and $2,400 without. Source: DTMO 2026 BAH rate files, row NV212.

Which Las Vegas ZIP codes are in the Nellis AFB military housing area?

DTMO's 2026 ZIP-to-MHA file assigns 117 ZIP codes to NV212, the Military Housing Area officially named "NELLIS AFB/LAS VEGAS, NV." They run from 89002 to 89199 and include Nellis AFB itself (89191), North Las Vegas (89030, 89031, 89032, 89084, 89086), Sunrise Manor and northeast Las Vegas (89110, 89115, 89142, 89156), Henderson (89011, 89012, 89014, 89015, 89052, 89074), Summerlin and Spring Valley (89117, 89135, 89144, 89147), Enterprise and southwest Las Vegas (89148, 89178), Indian Springs near Creech AFB (89018), and the outlying Clark County towns of Boulder City (89005), Mesquite (89027), and Laughlin (89029). Every one of them pays the same rate for a given pay grade and dependency status. Source: DTMO 2026 ZIP-to-MHA assignment file.

Is the Las Vegas BAH rate the same in every neighborhood?

Yes. The 2026 Las Vegas BAH is a single rate set for the entire Las Vegas Military Housing Area (MHA code NV212), which covers all of Clark County — including North Las Vegas, Sunrise Manor, Henderson, Summerlin, Spring Valley, Enterprise, and the Indian Springs area near Creech AFB. Your BAH changes only with your pay grade and dependent status, not your ZIP code or neighborhood. Source: DoD BAH Calculator (defense.gov).

Can my BAH cover a mortgage payment at Nellis?

For many enlisted pay grades, BAH can cover most or all of a VA mortgage payment on a modest North Las Vegas or northeast Las Vegas home — especially because VA loans carry no monthly PMI. At illustrative rates (6.875%, about 7.09% APR; 30-year, $0 down), an E-5 with dependents ($2,070/month BAH) may support a purchase price around $255,000–$275,000. Whether BAH covers your actual payment depends on current rates, your specific loan, property taxes, and insurance. These figures are illustrative only — not a rate quote or commitment to lend.

Can I buy a home near Nellis AFB with $0 down?

Yes. Eligible active-duty service members, veterans, and qualifying surviving spouses can use a VA loan with $0 down and no monthly PMI on a primary residence. With full entitlement there is no VA loan limit in Clark County in 2026. A one-time VA funding fee of 2.15% (first use, $0 down) typically applies and can be financed into the loan. Borrowers with VA disability compensation of 10% or more may be exempt. Not all applicants qualify; subject to underwriting and approval.

When should I start the VA loan process for a PCS to Nellis?

Start your VA loan review 3–6 months before your report date when possible. Getting your COE pulled and preapproval in hand before you arrive means you can move immediately when you find the right home. A Las Vegas VA purchase typically closes in 30–45 days from an accepted offer. PCS orders to Nellis or Creech support the VA occupancy requirement.

Is BAH considered income when qualifying for a VA loan?

Yes. BAH is verifiable recurring income that lenders count when qualifying for a VA loan. Because BAH is non-taxable, lenders may apply a gross-up of approximately 25% when calculating your qualifying income. This can meaningfully improve your purchasing power. Your specific qualifying income is determined during underwriting.

What happens to my VA loan if I receive new PCS orders from Nellis?

If you receive future PCS orders, you generally have three options: rent the home (VA requires initial primary occupancy, but renting after a change of assignment is generally permitted); sell and restore your VA entitlement; or keep it as a rental and apply for remaining entitlement on your next purchase. Consult your VA lender when orders arrive to review your specific entitlement position.

How did we build this resource — methodology and sources?

Valley West Mortgage compiled this resource from the DoD BAH Calculator with VA, HUD, and FHFA figures into the illustrative tables above; the data sources, retrieval dates, and calculation method are listed below.

Data sources and retrieval date

  • BAH rates (all rate tables): Read from the DoD Defense Travel Management Office's official all-locations rate data, downloaded from the DTMO BAH Rate Lookup. Specifically: BAH-ASCII-2026.zip → bahw26.txt (with dependents) and bahwo26.txt (without dependents), row NV212, effective January 1, 2026; the 2025 comparison figures come from row NV212 of BAH-ASCII-2025.zip; ZIP-code coverage from sorted_zipmha26.txt; and the official MHA name "NELLIS AFB/LAS VEGAS, NV" from mhanames26.txt. Data retrieved July 21, 2026. We publish the file names so any reader can reproduce the exact rows rather than trust a transcription. BAH is reset annually; verify current rates at travel.dod.mil 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 2025-23 (PDF) — the letter itself prints the one-unit low-cost-area limit of $541,287.
  • 2026 conforming loan limit ($832,750): FHFA — Conforming Loan Limit Values for 2026 (news release, November 25, 2025).
  • VA residual income requirements: 38 CFR 36.4340(e)(2) — the regulation that publishes the region-by-family-size residual table.
  • Military pay tables: DFAS.mil — 2026 Pay Tables.
  • Illustrative payment math: Compiled by Valley West Mortgage (NMLS #65506) using: 6.875% interest rate (approximately 7.09% Annual Percentage Rate, or APR), 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. APR calculation: the APR is higher than the 6.875% note rate because the financed VA funding fee is a finance charge under Regulation Z (12 CFR 1026.4). Base loan amount = illustrative home price ($0 down); total note amount = base loan amount × 1.0215 (2.15% funding fee financed); the illustrative principal-and-interest payment is amortized on the total note amount at 6.875% over 360 months; the amount financed for APR purposes equals the base loan amount only (the financed funding fee is excluded from amount financed per Regulation Z). Solving for the rate that equates the present value of the 360 monthly payments to the amount financed (the actuarial method of 12 CFR Part 1026, Appendix J) yields approximately 7.09% APR. Because the funding fee is a constant 2.15% of loan amount, this APR applies uniformly to every BAH tier and home price shown on this page — it does not vary with loan size. 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.

Vatche Saatdjian

President, Valley West Mortgage · NMLS #69363

Vatche has led Valley West Mortgage's Las Vegas operation since 2004, guiding veterans, active-duty members, and military families through VA purchases — including many stationed at Nellis AFB and Creech AFB. Valley West Mortgage is a licensed independent Nevada mortgage lender (Nevada Mortgage Broker License #2118 — a state license number, not an NMLS ID) — we put a dedicated local team on your file to find options that may fit your situation. Not affiliated with or endorsed by the U.S. Department of Veterans Affairs or any government agency.

Verify NMLS #65506 on NMLS Consumer Access Apply with Valley West

What sources are cited in this article?

Valley West Mortgage cites the following primary government and industry sources on this page:

  1. DoD Defense Travel Management Office (DTMO) — BAH Rate Lookup: travel.dod.mil/Allowances/Basic-Allowance-for-Housing/BAH-Rate-Lookup/ — every 2026 rate on this page read from row NV212 of the official all-locations files bahw26.txt and bahwo26.txt in BAH-ASCII-2026.zip; 2025 comparison rates from the same row of BAH-ASCII-2025.zip; ZIP-code coverage from sorted_zipmha26.txt and MHA naming from mhanames26.txt (retrieved July 21, 2026)
  2. DTMO — Basic Allowance for Housing (individual rate protection; "BAH is not intended to cover all of a service member's housing costs"): travel.dod.mil/Allowances/Basic-Allowance-for-Housing/
  3. U.S. Department of Defense, Military Compensation — Types of BAH (Partial BAH for members without dependents in government quarters; BAH-DIFF; BAH paid for the assigned location): militarypay.defense.gov/PAY/Allowances/bah_types.aspx (retrieved August 14, 2026)
  4. DoD Financial Management Regulation, Volume 7A, Chapter 26 — Housing Allowances (BAH policy source guidance): comptroller.defense.gov — FMR Vol. 7A Ch. 26 (PDF)
  5. VA.gov — VA Home Loans: va.gov/housing-assistance/home-loans/
  6. eCFR — 38 CFR 36.4340(e)(2), VA underwriting standards (residual-income table, West region): ecfr.gov/current/title-38/…/section-36.4340
  7. VA.gov — VA Funding Fee and Closing Costs: va.gov/housing-assistance/home-loans/funding-fee-and-closing-costs/
  8. HUD Mortgagee Letter 2025-23 — 2026 Nationwide Forward Mortgage Limits (Clark County NV one-unit: $541,287): hud.gov/sites/dfiles/hudclips/documents/2025-23hsgml.pdf
  9. FHFA — Conforming Loan Limit Values for 2026 ($832,750 baseline, announced November 25, 2025): fhfa.gov news release
  10. DFAS.mil — 2026 Military Pay Tables: dfas.mil/militarymembers/payentitlements/Pay-Tables/
  11. Nevada Department of Taxation — property tax information: tax.nv.gov
  12. NMLS Consumer Access — Valley West Mortgage NMLS #65506: nmlsconsumeraccess.org

How can you embed or cite this resource?

Las Vegas BAH data on 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.

Link to this page

URL: https://vahomeloans.services/nellis-afb-bah-va-loan-las-vegas-2026

Suggested citation: Valley West Mortgage. "Nellis AFB BAH Rates 2026 by Rank: What Every Pay Grade Can Buy in Las Vegas with a VA Loan." vahomeloans.services, June 29, 2026. Available at: https://vahomeloans.services/nellis-afb-bah-va-loan-las-vegas-2026

Embed the BAH table on your site (link-back required)

<!-- Nellis AFB 2026 BAH Guide — Valley West Mortgage --> <iframe src="https://vahomeloans.services/nellis-afb-bah-va-loan-las-vegas-2026" title="Nellis AFB BAH Rates 2026 by Rank — VA Loan Las Vegas Guide" width="100%" height="600" style="border:none;border-radius:12px;" loading="lazy"> </iframe> <p style="font-size:0.75rem;margin-top:6px;color:#666;"> Data: Valley West Mortgage (NMLS #65506) &middot; BAH source: DoD BAH Calculator (defense.gov) &middot; <a href="https://vahomeloans.services/nellis-afb-bah-va-loan-las-vegas-2026"> Full Nellis AFB BAH & VA Loan Guide 2026 </a> </p>

Linking back to this page is required when embedding. Payment figures in this resource are illustrative — include the attribution line to ensure readers have that context.

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