$0 down
Full entitlement · no cap
With full VA entitlement, eligible Henderson veterans buy with $0 down and no Clark County loan cap in 2026 — the benefit you earned, with no monthly mortgage insurance, ever.
VA Home Loans · Henderson, NV
VA Loans inHenderson, NV
$0 down. No PMI. Minutes from Nellis AFB.
Buy in Henderson’s master-planned communities with the benefit you earned — $0 down and no PMI for eligible veterans and active-duty members, mapped by a local Las Vegas VA lender.
8010 W Sahara Ave, Suite 140, Las Vegas, NV · Licensed in 32 states and DC
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750+ reviews
A+ Accredited
BBB · since 2004
Quick answer — A VA loan in Henderson, NV lets eligible veterans and active-duty service members buy with $0 down and no PMI. Because Henderson sits in Clark County, buyers with full entitlement have no county loan cap in 2026 — you can borrow as much as you qualify for with no down payment. It’s a popular choice near Nellis AFB, and Valley West Mortgage handles the whole file locally in Las Vegas.
Led by Vatche Saatdjian · Las Vegas mortgage expert since 2004 · NMLS #65506 · Updated June 2026
Why Henderson · for veterans
Why veterans choose Henderson, NV
Henderson is one of Southern Nevada’s most sought-after places to put a VA benefit to work. It pairs master-planned communities — Green Valley, Anthem, Inspirada, and Cadence — with a reputation for good schools and low crime, all within roughly a 20–30 minute drive of Nellis AFB. Home values generally sit in the high-$400,000s to low-$500,000s, well within VA reach.
Henderson at a glance
- ~20–30 minutes from Nellis AFB — convenient for active-duty and veteran families.
- Master-planned communities: Green Valley, Anthem, Inspirada, Cadence.
- Known for well-rated schools and low crime — a top pick for families.
- Median values around the high-$400Ks to low-$500Ks — confirmed for your area.
- In Clark County — full entitlement means no VA loan cap in 2026.
Service eligibility
Who qualifies for a VA loan in Henderson?
Eligibility comes down to your length and type of service, confirmed by a Certificate of Eligibility. Three paths cover most Henderson and Clark County 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 in Henderson?
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.
300580670740850
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? Review the full VA loan requirements in Nevada, see what $0 down really costs in 2026, or estimate a payment in the VA loan calculator. 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 & 2026 limits
The VA $0-down advantage in Henderson.
Eligible Henderson veterans buy with $0 down and no monthly mortgage insurance — a benefit no other loan matches. Because Henderson is in Clark County, buyers with full entitlement have no VA loan cap in 2026. If you have only partial entitlement, the 2026 conforming baseline of $832,750 sets your $0-down ceiling.
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.
Eligibility, COE & property
What the Henderson 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 Henderson 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.
How to start
How your Henderson VA loan comes together.
A clear path from confirming eligibility to the keys to your Henderson home — 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 Henderson 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 Henderson home with no down payment — vs about $45,000 at 10% conventional.
2-minute check
Why Henderson veterans choose the VA loan
For eligible veterans, active-duty service members, and surviving spouses across Henderson and 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 Henderson 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
Henderson VA loans, answered.
Yes. Eligible veterans, active-duty service members, and many surviving spouses can buy a primary residence in Henderson with $0 down and no monthly PMI. Henderson is in Clark County, so VA buyers with full entitlement have no county loan cap in 2026.
With full entitlement there is no VA loan limit in Henderson or Clark County in 2026 — you can borrow as much as you qualify for with no down payment. If you have only partial entitlement, the 2026 conforming baseline of $832,750 is used to figure your $0-down ceiling.
Henderson home values generally sit in the high-$400,000s to low-$500,000s in 2026, depending on the source and neighborhood. Master-planned areas like Green Valley, Anthem, Inspirada, and Cadence vary widely, so we confirm current pricing for your target area before you write an offer.
Most of Henderson is roughly a 20 to 30 minute drive from Nellis Air Force Base, depending on traffic and which part of the city you are in. That makes it a popular choice for active-duty members and veterans who want suburban, master-planned neighborhoods within reach of the base.
With full entitlement, yes — $0 down and no monthly PMI on a primary Henderson residence. Closing costs and prepaids still apply, but seller or lender credits can offset much of them. $0 down does not mean $0 total upfront.
The VA sets no minimum credit score, but most lenders look for about 580 to 620. Valley West Mortgage reviews your full financial picture, not just a number, and has helped Southern Nevada veterans with credit challenges qualify.
We can pull your COE electronically, usually within minutes. You can also use the VA eBenefits portal or VA Form 26-1880. Veterans typically need a DD-214; active-duty members need a statement of service.
Start with a no-pressure VA review. We confirm your entitlement and COE, check your residual income, and map a payment range, then issue a preapproval so your Henderson offer is credible. You can apply online or call our local Las Vegas team.
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, competitive rates, and a clear path to your strongest VA option — $0 down, no PMI, competitive rates.