$0 down
Full entitlement
With full VA entitlement, eligible Nevada veterans buy with $0 down and no loan cap — the benefit you earned, with no monthly mortgage insurance, ever.
Before you apply · VA
What veterans should prepare for aVA loan.
Entitlement, COE, and documents — ready.
A local lender’s checklist for veterans buying near Las Vegas or Nellis AFB — the entitlement, Certificate of Eligibility, and documents to have ready before you apply for a VA loan.
Las Vegas, NV · Licensed in 33 states
Direct local lender
NMLS #65506
BBB Accredited
Las Vegas · since 2004
Quick answer — To apply for a VA loan in Nevada you need valid VA entitlement confirmed by a Certificate of Eligibility (COE), qualifying service (veteran, active-duty, Guard/Reserve, or eligible surviving spouse), and the income, asset, and ID documents any lender needs. VA loans allow $0 down and no monthly PMI on a primary residence.
Valley West Mortgage is not affiliated with or endorsed by the U.S. Department of Veterans Affairs.
Led by Vatche Saatdjian · Las Vegas mortgage expert since 2004 · NMLS #65506 · Updated June 2026
VA requirements · quick answer
VA loan requirements in Nevada (2026)
To qualify for a VA loan in Nevada you generally need eligible service (90 days active wartime, 181 days peacetime, or 6 years Guard/Reserve), a Certificate of Eligibility, a credit score most lenders set around 580–620, and enough residual income. Qualified veterans get $0 down and no PMI.
Key takeaways
- No down payment and no mortgage insurance for qualified veterans.
- Service: 90 days active (wartime), 181 days (peacetime), or 6 years Guard/Reserve.
- The VA sets no minimum credit score; most lenders look for 580–620.
- Residual income — money left after bills — is a unique VA safeguard.
- You need a Certificate of Eligibility (COE) — we pull yours in minutes.
Service eligibility
Who qualifies for a VA loan in Nevada?
Eligibility comes down to your length and type of service, confirmed by a Certificate of Eligibility. Three paths cover most Nevada veterans, service members, and military families — here are the minimums, plus the residual-income cushion the VA expects.
Active duty
90–181 days
Minimum service
90 consecutive days in wartime — or 181 in peacetime — qualifies members at Nellis AFB, Creech AFB, or anywhere in Nevada.
Veterans
24 months
Continuous service
Served after 8/2/1990? You generally need 24 continuous months — or 90 days under a hardship or early-out. Your DD-214 confirms it.
Guard & Reserve
6 years
Creditable service
Nevada National Guard and Reserve members qualify with 6 creditable years — or 90 days of Title 10 active duty. Many don't realize they're eligible.
Monthly residual income required
VA West-region minimum by family size · Nevada$4911 person
$8232 people
$9903 people
$1,1194 people
$1,2055+ people
Source: VA residual-income table, West region (loans over $80k). Figures shown for guidance and verified at application. Strong residual income can offset a higher debt-to-income ratio.
Not sure which path is yours?
Check my VA eligibilityCredit & DTI
What credit score do you need for a VA loan?
The VA sets no minimum credit score — individual lenders do, and most look for a 580–620 FICO. Your score shapes your rate, not whether the benefit is yours. Here's where you stand and how every point improves your terms.
See where you stand
The VA itself sets no score minimum — most lenders look for a 580–620 FICO, and 640+ earns the strongest pricing.
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Compare the minimums
The lowest score each loan type typically works with in Las Vegas.
VA · lender overlay580–620
FHA · 3.5% down580
Conventional620
What each range unlocks
Your score shapes your rate — never your eligibility for the benefit.
640+
strongest pricing · smoothest underwriting
580–639
Eligible · most lenders approve
$0 down
No down payment with full entitlement
No cap
Strong residual income can offset DTI
Every point counts
A higher score doesn't decide the benefit — it lowers your rate and your monthly payment.
580–619 · GoodQualifies
620–639 · BetterStronger pricing
640+ · BestLowest payment
Not sure where your credit stands?
Start with a local review — we'll check your credit with a soft pull that won't affect your score, confirm your residual-income picture, and map your exact VA path here in Las Vegas.
The VA sets no score minimum; lender overlays vary. Soft credit check to begin — no impact to your score. All loans are subject to credit, income, property, and underwriting approval.New to VA loans? Start with the VA Loans Las Vegas guide or estimate a payment in the VA loan calculator, then compare the best VA loan lenders in Nevada. Figures shown are illustrative examples only.
Know your number before you shop.
A quick, no-pressure VA review — eligibility, rate range, and residual income, priced in-house.
Start my VA review No obligation · NMLS #65506
Down payment
The VA $0-down advantage in Nevada.
Eligible Nevada veterans buy with $0 down and no monthly mortgage insurance — a benefit no other loan matches. Putting money down is always optional, and it only lowers your funding fee.
5% down
Optional
Putting some money down is never required on a VA loan — but it lowers your loan balance and trims the one-time funding fee. A choice, not a hurdle.
10%+ down
Lowest funding fee
At 10% or more down, the VA funding fee drops to its lowest tier — worth considering if you have cash reserves after closing on your Las Vegas home.
See your $0-down VA numbers.
We’ll confirm your entitlement, show your funding fee (or exemption), and map the full cash to close — closing costs and prepaids included — before you write an offer.
Estimate my VA paymentExample figures are illustrative only — not a Loan Estimate or a commitment to lend. Funding-fee amounts and exemptions depend on your COE and VA determination. Valley West Mortgage NMLS #65506. Equal Housing Lender.
VA loan calculator · Las Vegas
Estimate your VA loan costs in Nevada.
Six focused tools — each with live sliders and options. Every figure is a labeled estimate, not a Loan Estimate or a commitment to lend.
Home price$425,000
Down payment0%
Loan purpose
Your timeline
What matters most right now
Next: a personalized VA review with a local Las Vegas specialist — no pressure, no commitment.
Est. monthly P&I
$2,514
| Monthly breakdown | Estimate |
|---|---|
| Loan amount | $425,000 |
| Principal & interest | $2,514 |
| Property taxes (est.) | $390 |
| Homeowners insurance (est.) | $135 |
| VA funding fee (2.15% est.) | $9,138 |
| Est. total / month | $3,039 |
Estimate only — not a Loan Estimate, rate quote, or loan offer. Taxes & insurance are estimates. VA funding fee per 2026 schedule. Equal Housing Lender · NMLS #65506.
Home price$475,000
Seller credit0%
Down payment
Funding-fee exempt?
Estimated cash to close
—
Start my VA loan review Funding fee is financed, not paid in cash. Seller credits are subject to negotiation and program limits.
What this estimates: your VA cash to close — down payment plus closing costs, minus any seller credit. Why it may differ: closing costs and credits vary by deal. VA loan upfront costs in Las Vegas.
Home price$475,000
Down payment0%
VA loan use
Exempt?
Estimated VA funding fee
—
Check my VA eligibility Exempt: service-connected disability rating, Purple Heart, or eligible surviving spouse.
What this estimates: the one-time VA funding fee by use, down payment, and exemption. Why it may differ: your exact rate follows the VA 2026 schedule and verified status. VA funding fee Nevada.
Home price$475,000
Prepaid escrow4 mo
County
Lender credit?
Estimated closing costs
—
Start my VA loan review Example categories, not a quote. A lender credit can offset some fees in exchange for rate.
What this estimates: the closing + prepaid categories Las Vegas buyers forget — title, escrow, appraisal, lender fees, prepaids. Why it may differ: third-party fees vary by provider and Clark County specifics.
Home price$475,000
Seller credit2%
Down payment
Closing costs
Net cash needed at closing
—
Start my VA loan review Seller credits depend on your offer and program caps — not guaranteed. Planning only.
What this estimates: how a negotiated seller credit lowers your cash to close. Why it may differ: credits are negotiated and capped by program. A common Las Vegas VA strategy.
Loan balance$475,000
Rate assumption5.875%
Scenario
Term
Estimated monthly P&I
—
Talk with a local VA team The VA IRRRL streamlines a rate-lowering refinance with minimal paperwork. Rate shown is an assumption.
What this compares: purchase vs. VA IRRRL — funding fee, loan amount, and estimated P&I at your rate and term. Why it may differ: your real rate is priced from credit, LTV, and lock.
Estimate only — not a Loan Estimate, rate quote, or loan offer. Figures are examples; your real numbers depend on credit, income, property, lock, and final underwriting. Equal Housing Lender · NMLS #65506.
Residual income
The safeguard that keeps Veterans house-secure.
Residual income is the money left each month after your mortgage, debts, and living costs. It is a VA-only requirement — and a big reason VA loans default less than any other loan type.
- Nevada falls in the VA West region — minimums scale with family size.
- Strong residual income can offset a higher DTI or a lower credit score.
- We check it early, so there are no surprises at underwriting.
Monthly minimum requiredWest region · loans > $80k
1 person
$491
2 people
$823
3 people
$990
4 people
$1,119
5+ people
$1,205
Source: VA residual-income table (West region). Figures for guidance; your exact requirement is confirmed at application.
Live market data
Today’s VA rates, moving live.
Sample VA purchase and refinance pricing, streamed straight from the market. We’re a direct Las Vegas lender — use this as your baseline, then let us sharpen it for your file.
VA · live sample pricingLive — rates refresh in real time
Today’s rates are one call away.
The live table couldn’t load in your browser. Our Las Vegas team can read you current VA pricing in about two minutes.
Sample VA rates shown for illustration only and change throughout the day. Your rate and APR depend on credit, loan-to-value, occupancy, points, and final program selection; assumptions are listed inside the table. This is not a rate quote, a loan offer, or a commitment to lend. Valley West Mortgage · NMLS #65506 · Equal Housing Lender.
Property & funding fee
What the home — and your benefit — have to meet.
Three things get confirmed before closing: the property is a primary residence, it passes the VA appraisal, and the one-time funding fee is set. Here’s how each works for Nevada veterans.
Primary residence
The home
VA financing is for the home you’ll live in — not a rental or investment. One- to four-unit homes qualify as long as you occupy one. We pull your Certificate of Eligibility (COE) electronically, usually in minutes.
VA appraisal & MPRs
The check
A VA appraiser confirms fair value and that the home meets the VA’s Minimum Property Requirements — safe, structurally sound, and sanitary — before you close in Las Vegas, Henderson, or near Nellis AFB.
VA funding fee
In place of PMI
The VA funding fee replaces monthly mortgage insurance — a one-time fee (commonly ~2.15% on a first use) that can be financed into the loan. Veterans with a service-connected disability are typically exempt entirely.
Las Vegas, NVNext step
Put your VA benefit to work.
We’ll pull your COE, confirm your funding-fee status, and map your $0-down path — priced in-house, with no pressure.
Check my VA eligibilityFunding-fee figures follow the current VA schedule and are illustrative — not a Loan Estimate or a commitment to lend. Exemption and entitlement depend on your COE and VA determination. Valley West Mortgage NMLS #65506. Equal Housing Lender.
Nevada specifics
VA loans in Clark County, Nevada.
With full entitlement there is no VA county loan limit in Nevada — here is what that means for buyers near Las Vegas, Nellis, and Creech AFB in 2026.
| VA loan in Nevada | 2026 |
|---|---|
| County loan limit (full entitlement) | No limit |
| Minimum down payment | $0 |
| Monthly PMI | None |
| Nevada state income tax | 0% |
| Nearby installations | Nellis · Creech AFB |
Veterans relocating to Las Vegas on a PCS can use VA entitlement on a Nevada primary residence — you do not need to be a current Nevada resident. See our Nellis AFB home-buying guide.
How it works
How your VA loan comes together.
A clear path from confirming eligibility to the keys in your hand — with a local Las Vegas VA team the whole way.
01
Day one
Confirm eligibility
We pull your Certificate of Eligibility — usually in minutes — and confirm your $0-down entitlement.
02
Same day
Get pre-approved
A human-reviewed VA preapproval makes your Las Vegas offer credible from day one.
03
24–48 hrs
Find your home
Shop with your agent for a primary residence that meets VA Minimum Property Requirements.
04
Underwriting
VA appraisal
We order the VA appraisal — value and MPRs — and move your file through underwriting.
05
Closing day
Get your keys
Sign at a local title office. $0 down, no PMI, on your timeline.
Henderson, NVThe payoff
Then the part that actually matters.
You get the keys to your Nevada home — and a local team that treats your service with the respect it earned.
Check my VA eligibilityThe benefit you earned
Why the VA benefit stands apart.
$0 down, no PMI
The core benefit
Qualified veterans buy with no down payment and never pay monthly mortgage insurance — keeping your Nevada payment lower than FHA or conventional.
Entitlement for life
Reusable
Your VA entitlement can be reused and restored after a sale or refinance. We confirm your remaining entitlement before you shop.
COE in minutes
Why Valley West
We pull your Certificate of Eligibility electronically and review your full profile — a human decision, not an automated one.
Down payment
$0 down
Qualified veterans buy a primary Las Vegas home with no down payment — vs about $45,000 at 10% conventional.
2-minute check
Why Las Vegas veterans choose the VA loan
For eligible veterans, active-duty service members, and surviving spouses across Clark County, the VA loan is the strongest financing available — no down payment, no monthly mortgage insurance, and competitive rates that keep more cash in your pocket.
- $0 down payment. Buy a primary Las Vegas home with no down payment on full entitlement.
- No monthly PMI. VA loans never carry monthly mortgage insurance — savings every month.
- Reusable benefit. Your entitlement can be restored and used again on your next home.
Your next step
See if you qualify — COE pulled in minutes.
Start a no-pressure VA review and we’ll confirm your eligibility, residual income, and a payment range — priced in-house.
Check my VA eligibilityNo obligation. Secure online start. Options subject to approval.
Common questions
VA requirements, answered.
The VA sets no minimum score; individual lenders set their own overlays, which we’ll match to your file.
Often yes — entitlement can be restored once a prior VA loan is paid off or with remaining entitlement; we’ll calculate yours.
Eligible surviving spouses can qualify; the COE process differs and we’ll guide it.
Yes — starting your COE and pre-approval before you arrive is the key to writing offers on time.
The cost types are standard; the VA limits certain fees, and we’ll itemize what applies to your purchase.
See what you qualify for — get pre-approved in minutes.
Get pre-approved
From the families we serve
Read what veterans say.
★★★★★
They actually shopped my file. Three lenders, one application — and beat my bank by a quarter point.
Marcus T. · Army · Henderson
★★★★★
$0 down and no PMI made our first home possible years sooner than we thought. Closed in 28 days.
Jessica & Ray K. · Air Force
★★★★★
The IRRRL was almost effortless — no appraisal, barely any paperwork, and my payment dropped right away.
Daniel R. · Marine Corps
★★★★★
Every number was explained clearly. No surprises at closing — exactly what they told us up front.
Priya H. · Navy · Las Vegas
★★★★★
A real local team that picked up the phone every time. Felt like they were on our side the whole way.
Carlos G. · Army · Enterprise
★★★★★
Used my benefit with zero out of pocket. They handled the COE and the whole file. Five stars.
Tasha W. · Air Force · Spring Valley
★★★★★
They beat my bank’s quote with a rate I couldn't find anywhere — smooth, fast, and honest the whole way.
Marcus T. · Henderson, NV
★★★★★
Closed in under a month. Every question answered by a real local person, never a call center.
Dana R. · Las Vegas, NV
★★★★★
No surprise fees, no pressure. They explained every number until it actually made sense to us.
Priya & Sam · North Las Vegas
Customer experiences may vary. Reviews do not guarantee loan approval, rates, terms, or outcomes.
Your eligibility is
waiting to be used.
One application. One local team, lower rates, and a clear path to your strongest VA option — $0 down, no PMI, lower rates.