Everything Nevada veterans and active duty military need to know about VA home loans—eligibility, benefits, limits, funding fees, the COE process, property requirements, and step-by-step application guidance.
The VA home loan program, established in 1944 through the GI Bill, is a mortgage benefit available to eligible veterans, active duty service members, National Guard and Reserve members, and surviving spouses. Backed by the U.S. Department of Veterans Affairs, VA loans help military families achieve homeownership with competitive terms that civilian mortgages can't match.
In Nevada—home to over 225,000 veterans and major military installations like Nellis Air Force Base—VA loans are particularly popular in Las Vegas, Henderson, Reno, and throughout Clark and Washoe counties. The program has helped hundreds of thousands of Nevada military families purchase homes without traditional down payments.
To qualify for a VA loan, you must meet one of the following service criteria:
Nevada Tip: If you served at Nellis AFB, Creech AFB, or other Nevada installations, your service typically qualifies. Contact us to verify your eligibility status.
While the VA doesn't set a minimum credit score, most Nevada lenders require 580-620. We can work with lower scores using compensating factors.
Maximum 41% debt-to-income ratio (all monthly debts divided by gross monthly income). Higher DTI possible with strong compensating factors.
Stable and sufficient income to cover the new mortgage payment, property taxes, insurance, and HOA fees (if applicable).
The VA requires residual income (money left after debts) based on family size and region. Nevada qualifies as the West region.
Purchase a Nevada home with $0 down up to the county loan limit. No need to save for years—use your VA benefit immediately.
Unlike conventional loans with less than 20% down, VA loans never require private mortgage insurance, saving you $100-300/month.
VA loans typically offer rates 0.25%-0.5% lower than conventional mortgages, saving tens of thousands over the loan term.
VA loans accommodate lower credit scores and past credit issues better than conventional loans with compensating factors.
Use your VA loan multiple times throughout your life. Once paid off, your full entitlement is restored for future purchases.
VA offers assistance programs if you face financial hardship, including forbearance and loan modification options.
For 2025, VA loan limits determine how much you can borrow with $0 down. Veterans with full entitlement can purchase homes above these limits with no down payment (subject to lender approval and qualifying income/DTI).
| Nevada County | Major Cities | 1-Unit Limit | 2-Unit Limit |
|---|---|---|---|
| Clark County | Las Vegas, Henderson, North Las Vegas | $766,550 | $981,500 |
| Washoe County | Reno, Sparks | $766,550 | $981,500 |
| Douglas County | Gardnerville, Minden | $766,550 | $981,500 |
| Other Nevada Counties | Elko, Carson City, Rural areas | $766,550 | $981,500 |
If you have full entitlement, you can purchase a home above $766,550 with $0 down. For veterans with partial entitlement, a down payment of 25% of the amount over the limit is required. Example: For a $900,000 home in Las Vegas, you'd need 25% of $133,450 = $33,362 down.
The VA funding fee helps keep the VA loan program running without taxpayer dollars. While it adds to your closing costs, the fee can be rolled into your loan amount so you don't pay it upfront.
First-time use, 0% down
Regular military & Reserves
First-time use, 5%+ down
Any down payment ≥ 5%
First-time use, 10%+ down
Any down payment ≥ 10%
Subsequent use
Second+ VA loan
VA to VA refinance
Interest Rate Reduction Loan
See exactly how much the funding fee will be for your Nevada VA loan
Use Our Funding Fee CalculatorYour Certificate of Eligibility (COE) proves to lenders that you qualify for a VA loan. You must obtain a COE before closing on a VA loan, but getting one is straightforward with three convenient methods:
Get your COE instantly through the VA's eBenefits portal or VA.gov. Takes 5-10 minutes if you have your service documents ready.
We can request your COE for you through the VA's WebLGY system. Simply provide us with your basic service information.
Submit VA Form 26-1880 along with your DD-214 or statement of service by mail to your VA Regional Loan Center.
Our VA loan specialists help Nevada veterans obtain their Certificate of Eligibility quickly and handle all paperwork for you.
VA loans can only be used to purchase or refinance primary residences that meet specific safety, livability, and structural standards. Here's what Nevada properties must satisfy:
Detached or attached single-family residences
Multi-unit if you occupy one unit as primary residence
Must be on VA's approved condominium list
Built after June 1976 on permanent foundation
Including spec homes and one-time close construction loans
VA loans require owner occupancy within 60 days
Second homes not occupied as primary residence
Commercial real estate or farms
Land without an existing dwelling or construction
Cooperative housing typically not eligible
Every VA loan requires a VA appraisal to ensure the property meets Minimum Property Requirements (MPRs). A VA-approved appraiser will inspect the Nevada property for health, safety, and soundness issues:
Sound foundation, roof, walls, and floors. No major structural damage or defects that affect safety or livability.
Functional water, heating, electricity, and sewage systems. All utilities must be operational and meet local codes.
Minimum 2 years of remaining life on roof. If less, seller must repair or replace before closing (or provide credit).
Safe and accessible entry/exit points. All stairs, railings, and walkways must be secure and meet safety standards.
No evidence of wood-destroying insects (termites) or rodent infestation. Pest inspection typically required in Nevada.
For homes built before 1978, peeling/chipping paint must be repaired. Lead disclosure required at purchase.
If the VA appraiser identifies issues, you have several options:
Here's exactly what to expect when applying for a VA loan in Nevada from start to closing:
Confirm your service eligibility and obtain your Certificate of Eligibility through eBenefits, your lender, or mail. This typically takes 1-3 days through a lender.
Submit your loan application along with income verification (pay stubs, W-2s, tax returns), bank statements, and credit authorization. Receive a pre-approval letter showing how much you can borrow.
Work with a real estate agent (preferably one familiar with VA loans) to find homes in Las Vegas, Henderson, Reno, or elsewhere in Nevada. Submit an offer with your VA pre-approval letter to show sellers you're a serious buyer.
Once your offer is accepted, your lender orders a VA appraisal. A VA-approved appraiser inspects the property for MPRs and determines fair market value. The appraisal protects you from overpaying.
The lender's underwriter reviews your full financial picture, appraisal, title report, and all documentation. They may request additional documents or clarifications. Once satisfied, you receive final loan approval (clear to close).
Sign final loan documents at closing with a title company or attorney. Pay any required closing costs (though many can be covered by seller concessions or lender credits). Receive the keys to your new Nevada home!
Nevada's VA loan experts are ready to guide you through every step. Get pre-approved in 24 hours and start your home search with confidence.
Real-time insights into Nevada's VA loan market including approval rates, average loan amounts, popular cities, and market trends for informed homebuying decisions
12,847
VA Loans Closed in 2024
Nevada ranks #12 nationally for VA loan volume per capita
$424K
Average VA Loan Amount
Nevada median home price with $0 down for qualified veterans
96.8%
VA Loan Approval Rate
Above national average of 94.2% for VA loan approvals
21 Days
Average Time to Close
Faster than national VA loan average of 28-32 days
6,842
VA loans closed
Avg: $410,000
2,945
VA loans closed
Avg: $475,000
1,654
VA loans closed
Avg: $485,000
894
VA loans closed
Avg: $365,000
512
VA loans closed
Avg: $445,000
Clark County (Las Vegas metro) accounts for 75% of all Nevada VA loans. Washoe County (Reno/Sparks) represents 17%. Military-friendly communities near Nellis Air Force Base (North Las Vegas, Henderson) show highest VA loan concentration. Rural Nevada counties (Nye, Lyon, Churchill) saw 24% increase in VA loan activity in 2024 as veterans seek more affordable options outside metro areas.
Nellis Air Force Base is Nevada's largest military installation with 12,000+ military personnel, making Air Force members the largest group of VA loan users in Nevada. Fallon Naval Air Station also contributes significantly to Northern Nevada's VA loan activity.
Nevada VA loan volume increased 18% in 2024 vs 2023, outpacing national growth of 12%. More veterans are utilizing their VA benefits as conventional down payment requirements remain high.
68% of Nevada VA loans are first-time users of the benefit (vs 32% subsequent use). This indicates strong participation from younger veterans and active duty personnel buying their first homes.
Average Nevada VA loan amount increased to $424K in 2024 (up from $398K in 2023) reflecting rising home prices but still accessible with 0% down for qualified veterans.
Nevada VA loans now close in 21 days average (down from 26 days in 2023) thanks to improved VA appraisal turnaround times and lender technology upgrades.
Nevada's VA loan market is thriving. With record-high approval rates, fast closing times, and rising home values, 2025 is an excellent year to leverage your VA benefits for Nevada homeownership.
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