Forgivable grant
The assistance is structured as a "soft second" loan. If you stay in the home long enough (often 3, 5, or 7 years), it's forgiven: you owe nothing back.
Tradeoff: usually a higher first-mortgage rate to fund the forgiven assistance.
Topic guide
Nevada down payment assistance — the 7+ programs that help first-time buyers.
Nevada has more down payment assistance programs than most states. Local NV grants, county-specific options, and national programs that work statewide. Some are forgiven over time, some are repaid when you sell. The right one depends on your income, your zip code, and how long you'll stay in the home.
Estimate your options with our free tools: the Nevada DPA eligibility estimator shows which programs you may qualify for, and the maximum home price calculator back-solves your affordability.
Program figures verified July 2026 — details change; confirm your scenario with us.
Quick answer first
- What it is: A grant or second loan that helps cover your down payment, closing costs, or both.
- How much: Typically up to 5% of the loan amount through the state programs, or a 4:1 match up to $32,837 through the federal WISH grant.
- Who qualifies: First-time buyers and many repeat buyers, depending on the program. Income limits vary; FICO floors typically 600–620.
- What you give up: Usually a slightly higher first-mortgage rate to fund the assistance. The tradeoff math is honest, not always one-sided.
For the deep dive, program-by-program guidelines, real numbers, and an honest "when DPA isn't the right call" page, we built a sister site dedicated entirely to this topic:
Visit NV Loan Experts →The 7+ programs at a glance
Nevada-specific programs (state and federal funding)
| Program | Where it works | Typical assistance |
|---|---|---|
| Home Is Possible (Nevada Housing Division) | Statewide NV, including Las Vegas & Clark County | Up to 5% of loan amount — 0% interest, 3-year forgivable second |
| Home At Last (Nevada Rural Housing) | Rural / USDA-eligible NV; Las Vegas city limits excluded | 0% interest, no monthly payment |
| WISH grant (FHLB San Francisco) | Income ≤80% AMI, through a participating member bank | 4:1 match up to $32,837, forgivable over 5 years |
| Mortgage Credit Certificate (Nevada Housing Division) | Statewide NV | Yearly federal tax credit on mortgage interest |
Nevada Rural Housing's Mortgage Credit Certificate is paused for new applications as of January 1, 2026; the Nevada Housing Division continues to issue MCCs statewide. The Nevada Housing Division also runs a newer Home First down payment program — ask us for its current terms, since they change.
National programs that work in Nevada
| Program | Forms available | FICO floor |
|---|---|---|
| Chenoa Fund | Forgivable + Repayable (FHA-focused) | 600 |
| Arrive Home | Forgivable + Repayable (3.5% or 5%) | 600 |
| Essex / NHF | Amortized + 3-year Forgivable | 600 |
Numbers are typical ranges across program guidelines as of 2025–2026. DPA program details change at least annually, verify current details with us before relying on any specific number.
The three forms DPA takes
Most Nevada DPA falls into one of these three structures. Knowing the difference matters for total cost over the life of the loan.
Repayable second mortgage
The assistance is a real second loan you pay back monthly. Term is usually 10 years, rate slightly above the first mortgage.
Tradeoff: cheaper rate on the first, but more total payments.
Deferred / due on sale
No monthly payments. The assistance sits as a silent second and is repaid only when you sell, refinance for cash-out, or stop occupying the home.
Tradeoff: better cash flow, but you eventually owe the full balance.
The honest tradeoff
DPA isn't free money, that's the part most websites won't tell you. The assistance is funded by raising the rate on your first mortgage slightly. That rate premium is what pays for the "free" down payment.
- Forgivable grants usually carry a higher first-mortgage rate — the trade-off for funding the assistance.
- Repayable seconds typically keep the first-mortgage rate closer to market, but you carry a second monthly payment.
- Deferred seconds sit silent until trigger events (sale, cash-out refinance, no longer primary residence).
In some cases, high credit, decent savings, plan to hold long-term, taking a lower-rate FHA or conventional without DPA actually saves you more over the life of the loan. We'll model both paths against your real numbers and tell you the honest answer.
Stack DPA with FHA, VA, USDA, or Conventional
Most Nevada DPA programs work with FHA first mortgages, the most common pairing for first-time buyers. Some programs also work with:
- Conventional. Home Is Possible and the national programs have conventional options. Better long-term cost if your credit is strong.
- VA, most Veterans don't need DPA (0% down already), but Nevada DPA can cover closing costs on VA loans.
- USDA, fewer DPA programs work with USDA, but some do for closing-cost assistance.
The combo of FHA + Nevada DPA is the most common path to near-$0 out-of-pocket for first-time NV buyers. Mike has closed dozens of these scenarios.
Who DPA works best for
- First-time buyers with limited savings: The program is literally built for this
- Las Vegas metro buyers: Home Is Possible is the go-to program, working throughout Clark County with up to 5% assistance
- Rural and small-town buyers: Home At Last (Nevada Rural Housing) brings 0%-interest, no-payment help outside the Las Vegas city limits
- Buyers planning to stay 5–7+ years: Long enough to hit forgiveness windows on most programs
- Income-qualified households: the state programs cap qualifying income at $165,000
Who should skip DPA
- Buyers with 740+ FICO and 5%+ saved: You'll usually get a better long-term rate without DPA
- Buyers planning to refinance or sell within 1–2 years: The rate premium hasn't paid for itself yet
- High-income buyers above program income limits: You may not qualify anyway
- Investment property buyers: DPA is for primary residences only
Want the deep dive?
Our full Nevada DPA resource has program-by-program guidelines, real-numbers comparisons, and an honest "when DPA isn't the best option" page. Built specifically for NV buyers researching this.
FAQ
Common DPA questions
How much down payment assistance can I get in Nevada?
Home Is Possible offers up to 5% of the loan amount statewide as a 0%-interest, three-year forgivable second. Nevada Rural Housing's Home At Last adds 0%-interest, no-payment assistance in rural areas, though Las Vegas city limits are excluded. The federal WISH grant matches eligible first-time buyers' savings 4:1 up to $32,837, and a Mortgage Credit Certificate returns a yearly federal tax credit on your mortgage interest.
Do I have to be a first-time buyer to use Nevada DPA?
No, not for every program. HUD counts you as a first-time buyer if you have not owned a principal residence in the prior 3 years, and single-parent and displaced-homemaker exceptions apply. A spouse's ownership counts too. Some programs require first-time status, while Home At Last and the national Chenoa, Arrive, and Essex programs allow repeat buyers.
What credit score do I need for Nevada DPA?
The FICO floor depends on the program: Home Is Possible requires a 640 minimum and Home At Last requires a 620 minimum. The first mortgage underneath has its own floor — FHA allows 580 for 3.5% down (500 to 579 needs 10% down), and Conventional 97, HomeReady, and Home Possible require 620.
Will I owe the down payment assistance back?
It depends on the structure. Forgivable grants are written off after a set occupancy window (often 3, 5, or 7 years) and you owe nothing. Repayable seconds you pay monthly. Deferred "silent second" balances are repaid only when you sell, do a cash-out refinance, or stop using the home as your primary residence.
What are the income limits for Nevada down payment assistance?
Home Is Possible caps qualifying income at $165,000, and Home At Last caps household income at $165,000 (as of 6/10/2026). Home Is Possible requires a 640 FICO and Home At Last requires a 620 FICO. Limits change at least annually, so confirm your current number with us before you rely on it.
Can I stack two DPA programs together?
No. DPA programs do not stack with each other — you can use only one per purchase. The assistance does layer on top of your first mortgage, so Home Is Possible or Home At Last can pair with an FHA, VA, USDA, or Conventional loan. FHA plus Nevada DPA is the most common near-$0-down path for first-time buyers.
Is DPA always the right move?
No. DPA usually carries a slightly higher first-mortgage rate to fund the assistance. If you already have most of your down payment saved and strong credit, a lower-rate FHA (580 FICO, 3.5% down) or Conventional 97 (620 FICO, 3% down) without DPA can save you more over the life of the loan. Mike will model both paths.
Do I have to take a homebuyer education course?
Yes, most DPA programs require it. The course usually takes 4 to 6 hours, runs online, and is often free. We'll point you to the specific HUD-approved course that satisfies your chosen program, whether that's Home Is Possible, Home At Last, or the Mortgage Credit Certificate.
Curious if DPA fits your situation?
20-minute call. We'll model 2–3 programs against your real numbers and tell you the best path, including whether DPA is even the right call for you.