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Nevada first-time homebuyer grants and down payment assistance (2026)

Nevada's down payment help comes from two state-created agencies. The Nevada Housing Division (NHD) runs the Home Is Possible (HIP) loans statewide. Nevada Rural Housing (NRH) covers every area outside Las Vegas, Henderson, North Las Vegas, Reno and four Las Vegas Valley townships. Most of their assistance is a 0% second mortgage that is never forgiven, despite older claims online that it is forgiven after a few years.

Written by Editorial team Checked against 2 agencies Last reviewed How we review

Figures apply to 2026 (first-time buyer limits effective June 15, 2026; rates as of Oct. 19, 2026)

Contents11 sections

Key takeaways

  • NHD's Home Is Possible For First-Time Homebuyers pays 2% or 4% of the loan, and its HIP-DPA loan for any buyer pays 3% or 5%. Both come as 0% second mortgages with no payments that are never forgiven ⁠1.
  • HIP requires a 640 credit score (660 for manufactured homes). Government loans are capped at 50% debt-to-income with a 680+ score, or 45% below 680 ⁠1.
  • For the first-time loan, the 2026 limits in Clark County are $105,500 (1-2 people) or $121,325 (3+), with a $566,354 price cap. Douglas County has the highest: $133,800, $156,100 and $770,085 ⁠2.
  • Nevada Rural Housing's Rural Rocks $20K is the only $20,000 option that is eventually forgiven, after 30 years. It is not available in Las Vegas, Henderson, North Las Vegas, Reno, Enterprise, Paradise, Spring Valley or Sunrise Manor ⁠11.
  • Neither agency is issuing new mortgage credit certificates in 2026. Clark County and North Las Vegas say they fund no HOME homebuyer assistance ⁠5⁠13⁠14.

Quick facts

State agenciesNevada Housing Division (Home Is Possible); Nevada Rural Housing (Rural Rocks $20K, Launchpad) ⁠1⁠9
Assistance size2%-5% of the loan, or flat $7,500 (teachers) and $20,000 (Worker Advantage, Rural Rocks $20K) ⁠1⁠7⁠9
Minimum credit score640 (660 manufactured) for HIP; 620 for Rural Rocks $20K serviced by The Money Source ⁠1⁠10
Maximum DTI50% with a 680+ score, 45% below 680 or on manufactured homes (government loans) ⁠1⁠10
First-time buyer ruleNo home owned as a primary residence in the last 3 years. Applies only to the first-time HIP and Launchpad loans ⁠1⁠12
EducationEvery borrower on the note or deed; NHD's free Freddie Mac CreditSmart course or another approved course ⁠4⁠6

Programs at a glance

Nevada first-time homebuyer grants programs
ProgramTypeHelp availableStatus
Home Is Possible For First-Time HomebuyersNevada Housing Division (NHD) Deferred loan 2% or 4% of the loan as a 0% second mortgage with no payments for 30 years; never forgiven Open
Home Is Possible (HIP-DPA)Nevada Housing Division (NHD) Deferred loan 3% or 5% of the loan, no first-time buyer rule, income up to $165,000, price up to $832,750 Open
Home Is Possible For TeachersNevada Housing Division (NHD) Forgivable loan $7,500 for licensed full-time K-12 public and charter classroom teachers, forgiven over 5 years Open through Dec. 31, 2026
Worker Advantage ProgramNevada Housing Division (NHD) Deferred loan $20,000 for health care, education, public safety and construction workers; 0%, non-forgivable 30-year second Funds limited
Rural Rocks $20KNevada Rural Housing (NRH) Forgivable loan $20,000 for down payment, closing costs or a 2% rate buydown; 0% second forgiven after 30 years Funds limited
Launchpad for First-Time HomebuyersNevada Rural Housing (NRH) Deferred loan 2% or 4% of the loan as a 0% second mortgage that is never forgiven (repeat-buyer Launchpad: 3% or 5%) Open
Nevada Rural Housing Mortgage Credit CertificateNevada Rural Housing (NRH) Tax credit Federal tax credit on mortgage interest; only reissues of existing certificates are processed Closed (paused Jan. 1, 2026)

The Nevada Housing Division is part of the state Department of Business and Industry. Its Home Is Possible loans are available in all 17 counties ⁠1. Nevada Rural Housing is a separate state authority for areas with populations under 150,000. Its programs reach all 15 rural counties plus the parts of Clark and Washoe counties outside the big cities ⁠9. Neither agency takes applications directly. You apply through a loan officer at a participating lender ⁠4⁠9.

Home Is Possible’s four options and what each costs in rate

NHD lists its products on one rate sheet, updated each business day. On Oct. 19, 2026, it showed these choices for FHA, VA and USDA loans ⁠1:

Home Is Possible options on NHD’s Oct. 19, 2026 rate sheet (FHA, VA, USDA)
Program Who qualifies Assistance First-mortgage rate Income / price cap
HIP For First-Time Homebuyers No home owned in 3 years 2% or 4% of the loan 6.750% or 7.000% County limits (table below)
HIP-DPA Any buyer 3% or 5% of the loan 7.500% or 7.750% $165,000 / $832,750
HIP For Teachers Licensed full-time K-12 public or charter classroom teacher $7,500 7.750% (conventional 7.625%) $165,000 / $832,750
HIP for Heroes VA and USDA borrowers None (rate only) 7.750% $165,000 / $832,750

Scroll the table sideways to see every column.

The first-time loan is a bond program and is the cheapest. In more than 120 HUD-targeted census tracts, the first-time rule is waived and you still get the lower first-time rate ⁠4. On a conventional loan, both the first-time loan and HIP-DPA at or below 80% of area median income cost about an eighth to a quarter point more than FHA. The first-time conventional option also caps the price at $570,000 ⁠1. HIP-DPA allows you to own one other property outside Nevada at closing. HIP For Teachers ends on Dec. 31, 2026 ⁠1⁠3.

Why HIP assistance is a loan you repay

Every current HIP option that includes a second mortgage, except the teacher program, uses a 0% second mortgage with no monthly payments that is never forgiven ⁠1. NHD changed the first-time loan’s second mortgage several times. It was 15-year forgivable in 2019, 3-year prorated forgivable in 2021 and 7-year forgivable in April 2023. Since Jan. 2, 2024, it has been a 30-year non-forgivable note ⁠4. Web pages that describe HIP as a grant forgiven after three years describe a program that no longer exists.

The second mortgage cannot be subordinated, so you must pay it off when you refinance. U.S. Bank services all HIP first and second mortgages and gives payoff figures at 800-365-7772 ⁠4. The teacher program’s $7,500 is the exception. It is forgiven in prorated steps over five years if you stay in the home ⁠1⁠3. You can use a HIP down payment program only once in your life ⁠4.

County limits for the first-time loan in 2026

The first-time loan’s income and price limits follow federal mortgage revenue bond rules and differ by county. The limits active as of June 15, 2026 apply to everyone who will live in the home, including a spouse who is not on the loan. A cosigner’s income does not count ⁠1⁠2.

2026 limits by county (non-targeted areas)
County HIP first-time income, 1-2 / 3+ people HIP first-time price cap 80% AMI cap for HIP conventional Rural Rocks $20K (150% AMI)
Clark $105,500 / $121,325 $566,354 $78,560 $147,300
Washoe, Storey $119,710 / $137,666 $667,808 $88,720 $175,200
Carson City $108,332 / $124,581 $601,629 $72,000 $139,050
Douglas $133,800 / $156,100 $770,085 $89,200 $167,250
Lyon $122,270 / $140,610 $667,808 $88,720 $146,700
Elko $111,500 / $128,225 $566,354 $89,200 $167,250
Nye, Mineral $102,800 / $118,220 $566,354 $84,400 $113,550 / $101,550

Scroll the table sideways to see every column.

HIP first-time figures are effective June 15, 2026 ⁠2. The 80% AMI and Rural Rocks columns are effective June 10, 2026 and match NHD’s own conventional table ⁠10. The other eight counties fall between $102,800 and $113,800 for 1-2 people, with a $566,354 price cap.

NHD flags nine counties, including Clark, Lyon, Nye and White Pine, where some areas have higher income limits ⁠2. NRH’s June 10, 2026 targeted-area table allows up to $147,700 for 3+ people and a $692,211 price in Clark County, or $163,520 and $816,209 in Washoe. NHD’s own targeted-area page lists lower figures without a date, so ask your lender which table applies. You can find your tract number with the FFIEC geocoder ⁠9.

Worker Advantage: $20,000 for essential workers, if funds remain

The Worker Advantage Program was created by the 2025 Nevada Housing Access and Attainability Act (AB540) and was announced on Dec. 10, 2025. Its $18 million budget was meant to serve about 900 households, first-come, first-served, until the money is reserved ⁠7. It pays $20,000 as a 0% non-forgivable 30-year second mortgage. You can use it as cash toward closing, or spend 2% or 4% of the loan on discount points to permanently lower your rate. You do not have to be a first-time buyer ⁠7. At least one borrower must work in health care, education, public safety or construction and must have lived in Nevada for six months. Income can be up to 150% of area median income, for example $142,350 in Clark County, and the price cap is $832,750 ⁠8. Earlier HIP users are not eligible ⁠7.

The program does not appear on NHD’s Oct. 19, 2026 rate sheet, and its web page now redirects to the HIP home page ⁠1. NHD’s veterans page still describes it. Ask a HIP lender whether reservations are still open before you count on the money.

Nevada Rural Housing outside the big cities

Rural Rocks $20K pays $20,000 as a 0% second mortgage that is forgiven at the end of 30 years. You repay it in full if you sell, transfer, refinance or pay off the first mortgage, or if you move out before then ⁠11. You can take it all as down payment and closing-cost money, or spend 2% of the loan on a permanent buydown. On Oct. 19, 2026, that buydown lowered an FHA rate from 7.500% to 6.750% ⁠10⁠11. The program started for selected occupations but is now open to any rural buyer who has lived in Nevada for six months. There is no first-time rule, the price cap is $832,750, and funding is limited ⁠9.

Launchpad for First-Time Homebuyers pays 2% or 4% of the loan, at 6.500% or 6.750% on FHA, VA and USDA loans. It uses the same county limits as HIP’s first-time loan ⁠9⁠10. Its second mortgage is 0%, 30-year deferred and never forgiven. It is due when you sell, refinance, transfer or pay off the home, or stop living there ⁠12. Repeat buyers can use plain Launchpad at 3% or 5% with a $165,000 income cap. Home At Last now offers only a low rate, with no assistance ⁠9⁠10. Anyone who has used an NRH program before cannot use Rural Rocks $20K ⁠9.

Credit, education and lender rules for both agencies

Credit and DTI. HIP requires a 640 score, or 660 on manufactured homes. Government loans allow 50% DTI at 680 and up and 45% below 680. Conventional loans allow 50%, and manufactured homes 45% ⁠1. Manufactured homes also cannot be manually underwritten or single-wide ⁠4. NRH loans serviced by U.S. Bank follow the same 640 and 45%/50% rules. Rural Rocks $20K and Home At Last loans serviced by The Money Source accept a 620 score and follow agency DTI limits ⁠10. Launchpad needs 680 for manufactured homes ⁠9.

Education. Everyone on the note or deed must finish a course before closing, including a non-purchasing spouse on title. Cosigners are exempt, and certificates are valid for 12 months ⁠4. NHD’s free Freddie Mac CreditSmart course qualifies. Approved alternatives cost from free (Framework, Fannie Mae HomeView) to $100 (Chicanos Por La Causa online) ⁠6. NRH accepts its own free Homebuyer 101 course, HUD-approved courses (which it prefers), CreditSmart or HomeView ⁠11.

Lenders. Only trained participating lenders with NHD credentials can reserve HIP funds, and U.S. Bank buys and services the loans ⁠4. NHD’s online finder lists them by city or ZIP code. NRH also requires an approved lender ⁠9.

No new MCCs and few local programs in 2026

Nevada Rural Housing paused its mortgage credit certificate on Jan. 1, 2026. It still reissues existing certificates after a refinance for a $395 fee ⁠13. NHD lists no new-issue MCC among its current programs. Its homebuyer FAQ covers only reissuing older certificates, which is allowed once on a no-cash-out refinance ⁠5.

Local help is thin. Clark County’s 2026 Action Plan says Clark County and North Las Vegas do not run or fund HOME homebuyer assistance ⁠14. The City of Reno sends buyers to Home Is Possible ⁠15. Henderson’s housing page could not be checked for this guide.

Getting a Nevada down payment loan, step by step

  1. Choose the agency by address

    Inside Las Vegas, Henderson, North Las Vegas, Reno or the four townships, only NHD programs apply. Elsewhere, compare HIP with NRH, and check Clark and Washoe addresses on HALMap ⁠9⁠11.

  2. Check your county limit

    First-time buyers should use NHD’s June 15, 2026 table. Count all household income, including a spouse’s ⁠2.

  3. Contact a participating lender

    Ask for written quotes at the 2%, 4% and 5% levels and for Rural Rocks $20K where it applies. Compare each quote’s rate with the size of the second mortgage ⁠1⁠10.

  4. Take the course

    The certificate must be dated within 12 months of closing ⁠4.

  5. Gather documents

    Expect pay stubs, W-2s, tax returns and bank statements. Non-citizens need current USCIS documents, and Worker Advantage buyers must show an eligible occupation ⁠4⁠8.

  6. Let the lender reserve the funds

    Rates change daily, and the rate and assistance are fixed once the loan is reserved. At NRH, the assistance is reserved automatically with the first mortgage ⁠1⁠11.

  7. Close and keep the second-mortgage note

    You will need a payoff from U.S. Bank when you sell or refinance ⁠4.

If one lender turns you down, another participating lender can review your file, or you can raise your score and apply again. For other states, see the first-time homebuyer grants page. Other Nevada guides are on the Nevada page.

Verified resources

Where to apply

Sources

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