Forgivable grant
Structured as a "soft second" loan. If you stay in the home long enough (typically 3, 5, or 10 years), it's forgiven: you owe nothing back.
The Nevada First-Time Homebuyer Guide
You don't have to wait years to save a down payment in Nevada.
Nevada has more down payment assistance than most people realize. Home Is Possible (up to 5% of the loan), the separate Worker Advantage program ($20,000 for essential workers), HIP for Heroes (Veteran pricing benefit), HIP for Teachers, plus City of Las Vegas and Clark County DPA. You use one per transaction, we map which one nets you the most.
$20,000Worker Advantage assistance
7Major NV programs covered
580FICO floor with FHA + DPA
Licensed in Nevada · NMLS #173855 · Equal Housing Lender
How does down payment assistance work in Nevada in 2026?
Nevada down payment assistance is money, a grant or a deferred second mortgage, that covers your down payment and closing costs so you can buy sooner. As of August 2026, Home Is Possible offers up to 5%, a $165,000 income cap, and a 640 minimum credit score, per the Nevada Housing Division. One correction: much of the web still lists a Nevada mortgage tax credit (MCC), but Nevada Rural Housing paused new MCC issuance on January 1, 2026.
The cash programs are open. Home Is Possible, the $20,000 Worker Advantage program for essential workers, and HIP for Teachers ($7,500, forgivable after five years) are all active statewide, each capped at a home price of $832,750, the 2026 baseline conforming loan limit set by the FHFA. You use one program per purchase, so the real question is which one nets you the most (verified August 2026).
What is down payment assistance, in plain English?
Down payment assistance (DPA) is a grant or second loan that covers some or all of your down payment + closing costs, usually delivered through a state, city, or non-profit program working with a participating lender like Cornerstone.
Silent second
No monthly payments. The assistance sits as a deferred second mortgage and is repaid only when you sell, refinance for cash-out, or stop using the home as your primary residence.
Program pricing benefit
Not cash assistance, instead, your first-mortgage rate is set below the market rate. Saves you $100, $185+/month for 30 years. HIP for Heroes and HIP for Teachers work this way.
The honest tradeoff. Cash DPA programs are typically funded by raising the rate on your first mortgage slightly, that rate premium pays for the assistance. Sometimes saving your own down payment is the right call. Mike will tell you when it isn't worth it.
Programs at a glance
Nevada DPA programs side-by-side.
Some are statewide. Some are limited to specific cities or counties. Most have income caps: Worker Advantage runs to 150% of area median income, and Home Is Possible to $165,000 statewide.
| Program | Assistance | Best for |
|---|---|---|
| Worker Advantage | $20,000 | Healthcare, education, public safety, construction, income up to 150% of area median |
| HIP (Home Is Possible) | Up to 5% of loan | Statewide buyers (no first-time rule), $165,000 income cap |
| HIP for Heroes | Program pricing benefit | Veterans and active military, $165,000 income cap |
| HIP for Teachers | $7,500 + program pricing benefit | K-12 CCSD, WCSD, all Nevada districts |
| City of Las Vegas DPA | Up to $25,000 | Buyers inside City of Las Vegas limits, under 80% AMI |
| Clark County DPA | Up to $25,000 | Unincorporated Clark County (Paradise, Spring Valley, Sunrise Manor) |
| USDA + DPA (Pahrump) | $0 down + one DPA | Rural Pahrump + Nye County, re-eligible 2025 |
Income caps reference 2026 Clark County AMI. Specific eligibility depends on FICO, household size, target purchase price, and the loan program (FHA / VA / Conventional / USDA).
Which program fits
Essential worker
Teacher
Veteran
Real Nevada examples, one program, real math.
NLV firefighter family
$385K NLV home. Worker Advantage ($20K) + HIP for Heroes (program pricing benefit) + FHA 3.5% down. Net cash to close: ~$1,500.
CCSD teacher first-time buyer
$325K Spring Valley home. A teacher takes Worker Advantage ($20,000) on an FHA loan, plus the HIP for Teachers pricing benefit. Net cash to close: often just a few thousand dollars.
Veteran + VA + HIP for Heroes
$425K Henderson home. VA $0 down + HIP for Heroes program pricing benefit + HIP DPA for closing costs. Net cash: $0, $1,000.
How it works
From "I'm not sure I can afford a house" to keys.
- 1
Free 30-min call
We talk about your income, your area of Nevada, your role (essential worker? teacher? veteran?), and your timeline. No commitment.
- 2
Pre-qualify
We pull credit, identify which DPA programs you qualify for, and run the math on which program gives you the most.
- 3
Find the home
You shop with a real-estate agent of your choice. We provide a pre-approval letter you can write offers with that day.
- 4
Homebuyer education
Most Nevada DPA programs require a HUD-approved homebuyer education course (online, often free, 4-6 hours). We'll point you at the right one.
- 5
Close
First mortgage and DPA programs close together. You bring whatever's left after the assistance covers down + closing, sometimes that's nearly $0.
Why work with us
A licensed lender, not a referral directory.
Cornerstone First Mortgage is the actual lender originating your first mortgage. We're approved as a participating lender for the Nevada DPA programs on this site, it's not a list curated from the outside. If you have a question about how a program actually works at the underwriting desk, we're the people answering it.
- Approved with all 7 DPA programs on this site.
- In-house Cornerstone underwriting on the first mortgage.
- ITIN loan options (English / Spanish functional).
- Honest tradeoff explanations: we'll tell you when DPA isn't the best call.
I'm a CCSD teacher and I thought I needed three more years to save. Mike compared HIP for Teachers against Worker Advantage and put me on the one that fit best. We closed two months later. I brought a few thousand to the table instead of the $40,000 I'd been saving toward.
M.R.: Las Vegas, NV · CCSD teacher, first-time buyer
Nevada neighborhoods + the DPA fit
Las Vegas Valley. DPA-friendly
Las Vegas Valley, premium DPA
Las Vegas Valley, top-tier
North Las Vegas
Suburban Vegas
Northern Nevada
Rural Nevada
Capital region
Outdoor / lake
Where Nevada DPA buyers actually land, neighborhood by neighborhood.
Not every Nevada neighborhood is equally accessible to DPA buyers. Some are out of reach on first-time-buyer income caps; some are perfect fits. Here's what Mike sees in the data.
Spring Valley + Sunrise Manor + Paradise
Unincorporated Clark County neighborhoods. Median home $325K-$385K. Qualifies for City of Las Vegas DPA in some pockets + full Clark County DPA elsewhere. Worker Advantage is a strong fit here.
Henderson Whitney Ranch + Anthem
Median $410K-$520K. At the upper edge of typical DPA reach, but Worker Advantage (income up to 150% of area median) works here for senior healthcare + CCSD teachers.
Summerlin + Centennial Hills
Median $475K-$680K. Usually too pricey for standard income-capped DPA, but Worker Advantage works for high-rank essential workers, and HIP for Heroes fits eligible veterans, buyers use the one they qualify for.
Aliante + Inspirada (NLV/Henderson)
Median $390K-$465K. NLV first-responder hub, fire stations within 10 minutes of most DPA-eligible homes. Worker Advantage and the HIP for Heroes pricing benefit are the workhorse options here.
Sloan Canyon + Cadence
Newer master-planned community in Henderson. $445K-$525K. DPA-eligible for senior workers; Worker Advantage + HIP for Heroes both viable.
Reno + Sparks + Spanish Springs
Northern NV median $475K-$560K. Same HIP + Worker Advantage programs apply (statewide). Sun Valley + Sparks more accessible price points than central Reno.
Pahrump (Nye County)
USDA-eligible, rare $0-down USDA opportunity with one DPA. Median $295K. Big Wynn + casino-industry commuter market 60 min from Las Vegas. Re-eligible for USDA financing in 2025.
Carson City + Dayton
State employee market. Median $425K-$485K. HIP programs apply statewide; Worker Advantage covers state government employees in essential roles.
Boulder City + Mesquite
Boulder City median $440K, Mesquite $310K. Smaller markets; Mesquite especially DPA-friendly for the price.
NV employer angle
Healthcare
Public safety
Education
Construction
Gaming + hospitality
Government + utilities
Which Nevada employers most often unlock DPA eligibility?
Most of the Nevada-specific DPA leverage comes from employer status. Here's how the largest NV employers map to specific DPA programs:
UMC, Sunrise, Mountainview, Renown, Carson Tahoe
Healthcare workers choose between Worker Advantage ($20,000, income to 150% of area median) and, for Veterans, HIP for Heroes (program pricing benefit). The right program saves senior nurses and healthcare admins up to $20,000 upfront, plus a pricing benefit for those who qualify.
LVMPD, North Las Vegas PD, Henderson PD, Clark County Fire, NLV Fire
Veterans and active military qualify for HIP for Heroes, and Nevada runs assistance for law enforcement and first responders as well. Many essential-worker first responders qualify for Worker Advantage. We compare what you are eligible for and use the single strongest program.
CCSD, WCSD, Carson City School District, Nye County
Teachers qualify for HIP for Teachers ($7,500 plus a below-market rate). Teachers in essential subject areas may instead qualify for Worker Advantage, you use whichever is stronger, not both. Counselors, school nurses, and school admin also typically qualify.
Skanska, McCarthy, PENTA, Q&D Construction, Granite
Skilled construction trades qualify for Worker Advantage. Plumbers, electricians, HVAC techs, and journeyman carpenters all eligible.
Wynn, MGM, Caesars, Boyd Gaming, Station Casinos
NOT typically covered by Worker Advantage (essential-worker definition excludes most casino + hospitality). Standard HIP still applies for first-time buyers under 80% AMI. Self-employed casino workers may qualify for bank-statement loans alongside DPA.
Clark County, City of Las Vegas, NV Energy, Las Vegas Valley Water District
Government employees in essential roles (water, electric, public safety, healthcare admin) qualify for Worker Advantage. Office-only roles typically don't.
NV vs other DPA states
How Nevada DPA differs from neighboring states.
vs Arizona
AZ's biggest DPA programs (Home Plus, Home In Five Advantage with vet bonus, Pathway to Purchase) have similar structures but AZ has a 1% vet bonus on Home In Five that NV doesn't match. NV counters with Worker Advantage ($20,000 for essential workers) which AZ doesn't have. For essential workers, NV's Worker Advantage is stronger; for veterans, AZ's programs are competitive.
vs California
CA has CalHFA programs with higher absolute dollar amounts but income limits push out most professional workers. NV's Worker Advantage runs to 150% of area median income and Home Is Possible to $165,000 statewide, ceilings that are generous by western-US standards. For senior healthcare + public safety, NV beats CA on DPA accessibility.
vs Utah
Utah's First Step program is comparable to NV HIP but doesn't have Utah's equivalent of Worker Advantage or HIP for Heroes. Most NV teachers, nurses, and first responders walk away with more total assistance in NV than they would in UT.
vs Idaho
Idaho Housing's current lineup lists only a repayable second (the old forgivable option is no longer shown). NV's mix of forgivable + program-advantaged-rate + grant structures remains more favorable for first-time buyers in 2026.
FAQ
Nevada DPA questions, answered straight.
Do I have to be a first-time homebuyer?
For most Nevada DPA programs, yes, but HUD's definition is broader than most people think. It means you haven't owned a primary residence in the last 3 years. Worker Advantage doesn't require first-time status. HIP for Heroes and HIP for Teachers are also more flexible.
What credit score do I need?
Most Nevada DPA programs require FICO 620+. HIP for Heroes / HIP for Teachers accept 640+. With an FHA loan plus DPA, the floor drops to 580+ for many programs. Lower scores usually mean tighter DTI and slightly higher rates.
Are there income limits?
Standard HIP, City of Las Vegas DPA, and Clark County DPA all have 80% AMI income caps. Worker Advantage uses a higher income ceiling than standard HIP (up to about 150% of area median income), which is unusual, that's why they're so valuable for senior nurses, captains, detectives, etc. who would otherwise be priced out of DPA.
Can I use more than one down payment assistance program?
Nevada allows one down-payment-assistance program per purchase. You qualify for a single program. Home Is Possible, Home Is Possible for Heroes, Home Is Possible for Teachers, Worker Advantage, City of Las Vegas DPA, or Clark County DPA, and layer it on your first mortgage (FHA, VA, USDA, or conventional). These programs do not combine with each other, so we compare the ones you are eligible for and put you on the single strongest option.
Will I have to take a homebuyer education course?
Yes for most DPA programs. The course takes 4-6 hours, is usually online, and is often free. We'll point you at the specific HUD-approved course that satisfies your chosen program.
Is this site the same as NV Loan Experts?
Same lender, same Mike Certo, same Cornerstone. NV Loan Experts is the parent brand covering every Nevada mortgage niche (VA, physician, jumbo, investor, etc.). This site is the dedicated deep-dive on Nevada DPA programs for first-time buyers.
Is the Nevada mortgage credit certificate (MCC) still available in 2026?
No. Nevada Rural Housing paused new Mortgage Credit Certificate (MCC) issuance on January 1, 2026, so new buyers cannot get an MCC tax credit right now. Re-issuance still runs for existing MCC holders who refinance. Use active down payment assistance instead. Home Is Possible or the $20,000 Worker Advantage program (verified August 2026).