Nevada FTHB programs

Nevada first-time buyer programs: Home Is Possible vs Home At Last vs WISH

Nevada has multiple first-time home buyer assistance programs. They overlap, they stack in some cases, they exclude in others. Here's the side-by-side comparison.

Key Takeaways

Home Is Possible (statewide, Las Vegas included) gives up to 5% of the loan amount as a 0%-interest second, forgiven over 3 years — sell or refinance sooner and the unforgiven balance is repaid. It needs a 640 FICO and caps income at $165,000 (verified 2026).
Home At Last (Nevada Rural Housing) carries 0% interest and no monthly payment, needs a 620 FICO, and covers rural Nevada — Las Vegas city limits are excluded, so it's the alternative to Home Is Possible, not a stacking partner.
The WISH grant matches your own savings 4:1 up to $32,837 for first-time buyers under 80% of area median income, forgiven over 5 years, through a participating member bank while funds last.
The three programs don't stack with each other — you pick one per purchase — but any of them layers on top of your FHA, VA, USDA, or conventional first mortgage, and a Mortgage Credit Certificate can add a federal tax credit on top.
We match the right program to your county and credit profile before you write an offer, since picking the wrong one can cost you the assistance entirely.

Quick comparison

Feature	Home Is Possible	Home At Last	WISH grant
Administrator	Nevada Housing Division	Nevada Rural Housing	FHLB San Francisco
Geography	Statewide, Las Vegas included	Rural NV; Las Vegas city limits excluded	Through participating banks statewide
Assistance	Up to 5% of the loan amount	0% interest, no monthly payment	4:1 match up to $32,837
Form	0%-interest second, forgiven over 3 years	0%-interest deferred second, no payment	5-year forgivable second
Income cap	Up to $165,000	Up to $165,000	At or under 80% of area median income
Credit minimum	640 FICO	620 FICO	Your first mortgage's floor
First-time buyer required?	No	No	Yes (or none owned in 3 years)
Pairs with FHA / VA / USDA / conventional?	Yes	Yes	Yes
Homebuyer ed required?	Yes (HUD course)	Yes	Yes

Figures verified 2026; income caps and the WISH match amount change, so confirm your number before relying on it. A Mortgage Credit Certificate (a yearly federal tax credit on your mortgage interest) can layer on top of one of these — it is a tax tool, not a down payment source, so it sits outside this comparison.

Home Is Possible (Nevada Housing Division)

Best for: Nevada first-time buyers anywhere in the state, and the primary program for Las Vegas and Clark County, where Home At Last does not reach.

How it works

Up to 5% of the loan amount as a 0%-interest second mortgage, forgiven monthly over 36 months (3 years)
Use it for the down payment, closing costs, or both
Pairs with FHA, VA, USDA, and conventional first mortgages
Qualifying income up to $165,000; purchase price up to $832,750
Credit minimum 640 (Home At Last runs a lower 620)

When Home Is Possible wins

You're buying inside Las Vegas, Henderson, or anywhere Home At Last is excluded
You want one program that works in every Nevada county
You need the assistance to cover closing costs, not just the down payment

Home At Last (Nevada Rural Housing)

Best for: Buyers in rural and small-town Nevada — outside the Las Vegas city limits — who want assistance with no monthly payment attached.

How it works

0% interest and no monthly payment on the assistance
Pairs with FHA, VA, USDA, and conventional first mortgages
Household income up to $165,000
Credit minimum 620
Rural / USDA-eligible areas only — Las Vegas city limits are excluded

When Home At Last wins

You're buying in Pahrump, Fernley, Elko, Fallon, Gardnerville, or another rural community
Your credit sits between 620 and 639, below the Home Is Possible floor
You want assistance that carries no added monthly payment

WISH grant (FHLB San Francisco)

Best for: Lower-income first-time buyers who can save some of their own money toward the down payment and want it multiplied.

How it works

Matches your own savings 4:1 — put in $8,209 and the grant adds up to $32,837
Structured as a second mortgage forgiven over 5 years of occupancy
Income must be at or under 80% of area median income
First-time buyers, or anyone who hasn't owned a home in the last 3 years
Offered through participating member banks; funds are limited and first-come

When WISH wins

Your income is under 80% of area median and you've saved a few thousand dollars
You plan to stay in the home at least 5 years
A participating lender still has WISH funds available for the year

Can you stack multiple programs?

Nevada DPA programs do not stack with each other — you choose one per purchase. Whichever you pick layers on top of your first mortgage (FHA, VA, USDA, or conventional):

Home Is Possible + Home At Last — not stackable

These are alternates, and their geography barely overlaps: Home Is Possible covers the metros, Home At Last covers rural areas. Pick whichever fits your address and credit.

A DPA program + an MCC — sometimes yes

An MCC is a tax credit rather than down payment cash, so it can layer with Home Is Possible on the right file. This is one of the few cases where two assistance tools combine. Confirm current MCC rules first.

Any DPA + FHA / VA / USDA / conventional — yes

The assistance always layers on top of your first mortgage type. That pairing is the standard arrangement, not "stacking" two DPA programs.

Real Nevada scenarios

Veteran buying in Las Vegas

Best play: Home Is Possible 5% (it works throughout Clark County) paired with a VA loan at $0 down. On a $430,000 Las Vegas home, that's roughly $21,500 in assistance toward closing costs on top of no down payment, so cash to close lands near the earnest money.

First-time buyer in Elko (rural Nevada)

Best play: Home At Last (0% interest, no monthly payment) with an FHA loan at 3.5% down. Elko sits outside the Las Vegas city limits, so Home At Last applies and the 620 floor helps buyers whose credit isn't yet at 640.

Lower-income first-time buyer saving toward WISH

Best play: WISH grant plus FHA. A buyer under 80% of area median income who saves $8,209 can turn it into $32,837 through the 4:1 match, then bring that to an FHA purchase. The catch is timing — a participating bank has to have WISH funds open.

How to apply

Each program runs through the same core steps:

Pre-approval from a participating lender (Cornerstone is approved for these programs)
HUD-approved homebuyer education course (online, 4-6 hours, often free)
Income verification and credit check
Property identification and the standard purchase process

Common mistakes

Not knowing which program fits your address. Home At Last excludes Las Vegas; Home Is Possible reaches everywhere. Mike runs the eligibility check upfront.
Applying through a non-participating lender. The assistance only works through approved lenders. Verify that before going under contract.
Missing the forgivable window. Moving out before Home Is Possible's 3-year or WISH's 5-year window ends can trigger repayment of the unforgiven balance.
Forgetting the income limit. Combined household income above the cap knocks you out, so run the number before you fall for a house.

Cornerstone is approved for Nevada's main DPA programs

Mike works with the Home Is Possible, Home At Last, and WISH program channels. Free pre-qualification plus a DPA eligibility check, no commitment.

Contact Mike or call (480) 296-6513.

See also our full Nevada down payment assistance guide for program-by-program detail.