Yes. A retired veteran can get a VA loan in Las Vegas. The benefit does not end when you retire, and VA's rules say a lender cannot discount your income because of your age. Retirees who get VA disability pay also owe a $0 VA funding fee (the one-time VA loan charge).
What changes in retirement is your income. A paycheck turns into retired pay, Social Security, a pension, or VA disability pay. VA counts all of these. It wants proof that the income is likely to last at least 3 years.
Two numbers then decide how much home fits. The first is your debt ratio. That is your monthly debts, including the new home, divided by your monthly income. The second is residual income. That is the money left each month after the home, debts and taxes.
This guide walks through each rule with the exact VA source. Every rule was read in its source on September 28, 2026. Sources are listed at the bottom.
Key takeaways
- Retirement does not end your VA benefit. Retired service members and older veterans can use it, and VA says income cannot be discounted because of age.
- VA counts retirement income. Military retired pay, pensions, Social Security and VA disability pay can all count toward the loan.
- Most income needs a 3-year runway. VA wants proof that it is likely to continue at least 3 years after closing. VA disability pay needs no such proof.
- Tax-free income gets a boost on the debt ratio. VA lets the lender count tax-free income at 125% when it figures that ratio, and only that ratio.
- Retirees get a lower residual income bar. VA cuts the Nevada figure by 5% for a retired service member. For a couple, $823 becomes about $782.
- Many retirees skip the funding fee (a one-time VA loan charge). You do not pay it if you get VA disability pay, or if you could get it but take retired pay instead.
Dollar figures above are illustrative only and are not a quote, offer, or commitment to lend.
- Can a retired veteran get a VA loan: yes.
- Is there an age limit: no, and age cannot be used to discount your income.
- Income that counts: retired pay, pensions, Social Security, VA disability pay.
- How long income must last: likely to continue at least 3 years after closing.
- Nevada residual income bar for a retired couple: about $782 a month.
- VA funding fee, a one-time charge, with VA disability pay: $0.
Illustrative only, not a quote, offer, or commitment to lend.
Can a retired veteran get a VA loan?
Yes. A retired veteran can get a VA loan. VA has no age limit, and its rules bar a lender from discounting your income because of your age.
That rule sits in VA's Lender's Handbook, VA Pamphlet 26-7. It is the rulebook lenders follow on every VA loan. Here is the line, word for word.
Income cannot be discounted because of sex, marital status, age, race, or other prohibited bases under ECOA.
U.S. Department of Veterans Affairs, Lender's Handbook, VA Pamphlet 26-7, chapter 4, topic 2, subsection d, ECOA Considerations, KnowVA article updated August 26, 2026, read September 28, 2026: https://www.knowva.ebenefits.va.gov/system/templates/selfservice/va_ssnew/help/customer/locale/en-US/portal/554400000001018/content/554400000330850/VA-Pamphlet-VAP26-7-Chapter-04-Credit-Underwriting
ECOA is the Equal Credit Opportunity Act, the federal law against lending bias. So a 67-year-old and a 37-year-old are judged on the same rules. What matters is whether the income is steady and likely to last.
You still need to be eligible. VA.gov sets minimum service rules, such as at least 90 days or 181 days of active duty, depending on when you served. A military retiree with a full career meets them. Your Certificate of Eligibility, or COE, is the document that proves it. The Nevada guide to getting your VA COE shows how to request it. The step-by-step guide to preparing your VA loan application in Nevada covers the rest of the paperwork.
Does VA count retired pay and Social Security as income?
Yes. A VA loan counts retired pay, pensions and Social Security as income. The lender needs proof you receive it and that it is likely to continue at least 3 years after closing.
VA's handbook calls these "other types of income." It lists pension or other retirement benefits, disability income, dividends, interest, royalties, notes and trusts. It also sets the time rule that applies to them.
While not all types of income can be listed, documentation of income must support the history of receipt and the likelihood or continuance of the income for at least 3 years from the anticipated closing date to include in effective income.
U.S. Department of Veterans Affairs, Lender's Handbook, VA Pamphlet 26-7, chapter 4, topic 2, subsection r, Other Types of Income, KnowVA article updated August 26, 2026, read September 28, 2026: https://www.knowva.ebenefits.va.gov/system/templates/selfservice/va_ssnew/help/customer/locale/en-US/portal/554400000001018/content/554400000330850/VA-Pamphlet-VAP26-7-Chapter-04-Credit-Underwriting
Effective income is the income the lender is allowed to count. In plain words, a monthly check you have been getting, and will keep getting, can count in full.
Retired pay for a full military career usually clears that bar with ease. Money you draw from a savings or retirement account is different. The lender has to see that the account can keep paying at that pace for 3 years. VA also says some short-term income does not count at all, like VA education pay under the GI Bill.
| Income | Counts? | What the lender checks | Counted at 125% for the debt ratio? |
|---|---|---|---|
| Military retired pay (years of service) | Yes | Proof of the retired pay | No. The IRS says it is taxable |
| VA disability pay | Yes | Amount on your COE or award letter; no 3-year proof needed | Yes. The IRS says it is not taxable |
| Social Security | Yes | History of receipt and 3-year runway | Only a part the lender verifies is tax-free |
| Civil service or private pension | Yes | History of receipt and 3-year runway | Only a part the lender verifies is tax-free |
| Dividends and interest | Yes | History of receipt and 3-year runway | Only a part the lender verifies is tax-free |
| GI Bill education pay | No | VA says not to count it | Not counted |
Valley West take.Gather your paper trail before you shop. That means your retired pay statement, your Social Security award letter, your VA award letter, and two recent bank statements showing the deposits.
How does VA disability pay help a retiree qualify?
On a VA loan, disability pay helps a retiree qualify in three ways. It needs no proof that it will continue, it can be counted at 125% for the debt ratio, and it can remove the VA funding fee.
First, the handbook calls VA disability income a benefit. So it "does not need to be documented for the likelihood of continuance." Your COE usually shows the amount.
Second, disability pay is tax-free. IRS Publication 525 says disability compensation paid to veterans is not taxable. VA lets a lender "gross up" tax-free income, which means count it at 125% of the real amount. That only applies to the debt ratio. The lender must verify the income is tax-free first.
Why 125%? A taxed dollar and a tax-free dollar are not equal. Grossing up puts them on the same footing. It does not change the residual income math, which uses your real income only.
Third, disability pay can wipe out the funding fee, covered below. The full guide to qualifying with VA disability income in Nevada goes deeper on documents and ratings.
How much home can a retired veteran afford in Las Vegas?
For a VA loan in Las Vegas, a retired veteran's budget comes from two checks. One is a debt ratio near VA's 41% guide. The other is residual income at or above VA's Nevada figure.
The debt ratio is your monthly debts, including the new home, divided by your gross monthly income. VA treats 41% as a guide, not a hard cap. A higher ratio needs a closer look, unless your residual income beats VA's figure by at least 20%.
Residual income is what is left each month for food, gas and daily life. Nevada is in VA's West region. Here are VA's West figures for loans of $80,000 and up.
| Family size | West region figure | Retired service member (5% less) |
|---|---|---|
| 1 | $491 | $466 |
| 2 | $823 | $782 |
| 3 | $990 | $941 |
| 4 | $1,117 | $1,061 |
| 5 | $1,158 | $1,100 |
That 5% cut names retired service members directly. The same rule also covers a buyer who will clearly use services at a nearby military base. In Las Vegas that base is Nellis Air Force Base.
Reduce the residual income figure (from the above tables) by five percent if: the borrower(s) is an active duty or retired serviceperson, or there is a clear indication that a borrower will receive the benefits resulting from use of military-based facilities located near the property.
U.S. Department of Veterans Affairs, Lender's Handbook, VA Pamphlet 26-7, chapter 4, topic 9, subsection e, Balance Available for Family Support, KnowVA article updated August 26, 2026, read September 28, 2026 (the handbook sets the two conditions as a list): https://www.knowva.ebenefits.va.gov/system/templates/selfservice/va_ssnew/help/customer/locale/en-US/portal/554400000001018/content/554400000330850/VA-Pamphlet-VAP26-7-Chapter-04-Credit-Underwriting
Now a worked example. A retired Air Force couple is buying in Las Vegas. Their monthly income is below.
- Income. Retired pay is $3,200. Social Security is $1,800. VA disability pay is $1,000. Real income is $6,000 a month.
- Gross-up for the debt ratio. The $1,000 of disability pay counts as $1,000 x 1.25 = $1,250. Income for the debt ratio becomes $6,250.
- The 41% guide. 41% of $6,250 is $2,562.50 in total monthly debts. Without the gross-up, 41% of $6,000 is $2,460. The gross-up adds $102.50 of room.
- Residual income bar. For a family of 2 in Nevada, VA's figure is $823. With the 5% retiree cut, $823 x 0.95 = $781.85, or about $782.
- Upkeep counts too. VA has the lender count 14 cents per square foot for upkeep and utilities. A 1,600 square foot home is 1,600 x $0.14 = $224 a month. HOA dues count as well.
These figures are illustrative only and are not a quote, offer, or commitment to lend. The Nevada VA residual income worksheet walks through the full math, step by step.
Retired and thinking about buying?
Check your VA retiree numbers, current as of September 28, 2026. A local Nevada mortgage lender can look at your retired pay, Social Security and VA pay together before you shop. No obligation, and all loans are subject to approval.
Check my retiree numbersDo retired veterans pay the VA funding fee?
Many retired veterans do not pay the VA funding fee. It is waived if you receive VA disability pay, or if you could receive it but take retired pay instead.
The funding fee is a one-time charge that keeps the VA loan program running. VA.gov lists who skips it. One line on that list is written for retirees.
You're eligible to receive VA compensation for a service-connected disability, but you're receiving retirement or active-duty pay instead
U.S. Department of Veterans Affairs, VA funding fee and loan closing costs, VA.gov, last updated September 22, 2026, read September 28, 2026: https://www.va.gov/housing-assistance/home-loans/funding-fee-and-closing-costs/
If none of the exemptions fit, the fee depends on your down payment and whether you have used the benefit before.
| Down payment | First use | After first use | First use on $400,000 |
|---|---|---|---|
| Less than 5% | 2.15% | 3.3% | $8,600 |
| 5% or more | 1.5% | 1.5% | $6,000 |
| 10% or more | 1.25% | 1.25% | $5,000 |
| Exempt (VA disability pay) | $0 | $0 | $0 |
So the retired couple in the example above, who receive VA disability pay, would owe no funding fee. On a $400,000 first-use loan with no down payment, that fee would have been 2.15%, or $8,600. If a rating comes after closing, VA may refund the fee when the award dates back before closing. The VA funding fee refund guide for Nevada explains how. These figures are illustrative only and are not a quote, offer, or commitment to lend.
Can you use your VA loan again after you retire?
Yes. You can use a VA loan again after you retire. If your old VA loan is paid off and that home is sold, VA can restore your full entitlement (the part of the loan VA backs).
VA.gov lists three ways to restore it. You sold the home and paid the loan in full. A qualified veteran took over your loan and swapped in their own entitlement. Or you paid the loan in full but kept the home, which you can do only once.
With full entitlement, VA.gov says you have no VA loan limit. You still need to afford the loan, and the appraisal has to support the price. If you still own a home with a VA loan, you may have remaining entitlement to buy again. The guide to how many times you can use a VA loan and the Las Vegas VA entitlement guide cover both paths.
One more retiree case. Many people move to Las Vegas and keep a home back east. A VA loan is for a home you will live in. The Nevada VA loan requirements guide covers the rule that you must live in the home.
What Nevada rules help retired veterans in Las Vegas?
For retired veterans buying in Las Vegas, three Nevada facts matter. Nevada has no state income tax. It offers veterans' property tax exemptions. And VA counts HOA dues in your budget.
Nevada's constitution bans a state income tax on personal income. Article 10, section 1, says no income tax shall be levied on the wages or personal income of natural persons. So your retired pay, pension and Social Security are not taxed by the state. Federal tax can still apply.
Nevada also offers property tax exemptions for veterans. NRS 361.090 covers qualifying veterans. NRS 361.091 covers veterans with a permanent service-connected disability, scaled by rating. The Clark County veteran property tax exemption guide shows the current amounts and how to apply.
Many Las Vegas retirees look at 55-plus and golf communities with an HOA, or homeowners association. VA has the lender add the monthly HOA dues to your housing cost. That applies to condos and to homes in a planned community. If you are looking at a condo, the Las Vegas VA condo approval guide explains the project list.
Living near Nellis Air Force Base puts base services close by. The Nellis AFB home buying guide maps the nearby areas. Before closing, your lender will also ask for proof of homeowners insurance. Valley West Insurance explains what a Las Vegas policy must show by closing day.
Check your retiree VA numbers
The VA loan retiree tool below shows the income VA uses for your debt ratio, your ratio against the 41% guide, and your Nevada residual income bar.
VA retiree income check
Nothing is submitted and nothing is stored. The math runs in your browser. Illustrative only and not a quote, offer, or commitment to lend.
Your debt ratio is 38.4%, at or under VA's 41% guide. Your residual income bar is $782 a month. Illustrative only and not a quote, offer, or commitment to lend.
Method: tax-free income is counted at 125 percent for the debt ratio only (VA Pamphlet 26-7, chapter 4, topic 9, subsection f). The 41 percent guide is from chapter 4, topic 10, subsection b. The residual bar uses VA's West region figures for loans of $80,000 and above, reduced by 5 percent for a retired service member (chapter 4, topic 9, subsection e). This tool describes VA program rules only. It does not compute your actual residual income, which also subtracts taxes and upkeep. It does not describe any lender's approval rules or quote any loan terms.
The decision rule
A retired veteran can test a Las Vegas VA purchase with these five questions before touring homes.
- Do you have a COE? If not, request it first. Retirees with a full career meet VA's service rules.
- Will each income source likely last 3 years? Retired pay and Social Security usually do. Account withdrawals need proof they can keep going.
- Do you get VA disability pay? Then count it at 125% for the debt ratio, and expect no funding fee.
- Is your debt ratio above 41%? Then your residual income should beat VA's figure by at least 20%, or the file needs a closer look.
- Does the HOA fit? Add the dues to your housing cost before you fall for a 55-plus community.
The bottom line
Retiring does not retire your VA home loan benefit. VA counts the income retirees live on, and it will not let a lender discount that income because of age.
The math is where retirees can come out ahead. Tax-free VA disability pay counts at 125% for the debt ratio. The Nevada residual bar is 5% lower for military retirees. And the funding fee is $0 when you receive VA disability pay. In the example above, that is about $782 as the residual bar for a couple and $8,600 in funding fee avoided on a $400,000 loan. These figures are illustrative only and are not a quote, offer, or commitment to lend.
For the big picture on buying here, Valley West's main site keeps a plain-English overview of how VA loans work for Las Vegas buyers. Surviving spouses can also use the benefit. See the Nevada guide for surviving spouses.
Article history
- September 28, 2026, first published. Every VA rule and quotation was read that day in VA Pamphlet 26-7, chapter 4, on VA.gov, in IRS Publication 525, in the Nevada Constitution, and in NRS 361.
- September 28, 2026, added the retiree income tool and worked example. The tool applies VA's 125% gross-up for tax-free income and the 5% retiree cut to the Nevada residual income figures.
Frequently asked questions
Common questions about VA loans for retired veterans in Las Vegas, answered from VA's published rules.
Can a retired veteran get a VA loan?
Yes. The VA home loan benefit does not end at retirement, and VA has no age limit.
VA's handbook says income cannot be discounted because of age. You still need a Certificate of Eligibility and income that fits VA's rules.
Does VA count Social Security and military retired pay?
Yes. VA counts pensions and other retirement benefits, including Social Security and military retired pay.
The lender needs proof you receive the income and that it is likely to continue at least 3 years after closing.
Does VA disability pay need to last 3 years?
No. VA's handbook calls VA disability income a benefit that does not need to be documented for the likelihood of continuance.
Because it is tax-free, the lender can also count it at 125% when figuring your debt ratio.
What is the VA residual income for a retired couple in Nevada?
For a family of 2 in Nevada, VA's figure is $823 a month on loans of $80,000 and up. VA cuts it by 5% for a retired service member, to about $782.
That figure is illustrative only and is not a quote, offer, or commitment to lend.
Do retired veterans pay the VA funding fee?
Not if they receive VA disability pay, or could receive it but take retired pay instead. VA.gov lists both as exemptions.
Otherwise the fee is 2.15% on a first-use purchase with less than 5% down, and 3.3% after first use.
Does Nevada tax retirement income?
No. Nevada's constitution bans a state income tax on the wages or personal income of natural persons.
Federal income tax can still apply to retired pay, pensions and part of Social Security. This is general information, not tax advice.
Plan your Las Vegas move with real numbers.
Talk to a local Nevada mortgage lender about how your retirement income fits a VA loan. A short review covers your income, the Nevada residual bar and the funding fee. No pressure, and no obligation.
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Sources
- U.S. Department of Veterans Affairs, Lender's Handbook, VA Pamphlet 26-7, chapter 4, Credit Underwriting. Topic 2, subsections d, m and r, for age, retirement and other income. Topic 9, subsections b, e and f, for upkeep, residual income and gross-up. Topic 10, subsection b, for the 41 percent guide. Updated August 26, 2026. Read September 28, 2026.
- U.S. Department of Veterans Affairs, VA funding fee and loan closing costs. Rates, exemptions and refunds. Updated September 22, 2026. Read September 28, 2026.
- U.S. Department of Veterans Affairs, Eligibility requirements for VA home loan programs. Service rules and entitlement restoration. Updated September 22, 2026. Read September 28, 2026.
- U.S. Department of Veterans Affairs, VA home loan limits. Full entitlement and no loan limit. Read September 28, 2026.
- Internal Revenue Service, Publication 525, Taxable and Nontaxable Income. Military retirement pay and veterans' benefits. Read September 28, 2026.
- Nevada Legislature, Constitution of the State of Nevada, article 10, section 1, subsection 9. Read September 28, 2026.
- Nevada Legislature, NRS 361.090 and 361.091, veterans' property tax exemptions. Read September 28, 2026.
Keep exploring
Income
Qualifying with VA disability income
How VA pay counts, and the documents a lender needs.
Budget
VA residual income in Nevada
The 2026 table and a step-by-step worksheet.
Fees
2026 VA funding fee in Nevada
Rates, exemptions and how the fee is paid.
Reuse
How many times can you use a VA loan?
Restoring entitlement and buying again.
Taxes
Clark County veteran property tax exemption
Current exemption amounts and how to apply.
Next step
Check my retiree numbers
Have a local lender review your retirement income.