City of Las Vegas Down Payment Assistance Program — 2026 Complete Guide
Program figures verified July 2026 — details change; confirm your scenario with us.
The 60-second answer
The City of Las Vegas Down Payment Assistance Program is a city-administered program providing financial assistance to qualifying first-time homebuyers purchasing within City of Las Vegas limits:
- Up to $25,000 in down payment + closing cost assistance (varies by program tier)
- Deferred 0% interest loan (silent second; no payment until sale/refinance/payoff)
- City of Las Vegas city limits only (not Henderson, NLV, Boulder City, Mesquite, unincorporated Clark)
- Income-limited to 80% Area Median Income (AMI)
- First-time buyer required (or 3+ years since prior ownership)
- Combines with FHA, VA, Conventional 97 mortgages
If buying within City of Las Vegas city limits and your income is below 80% AMI: this is one of the most generous DPA programs available. Cornerstone First Mortgage is approved to originate.
What is the City of Las Vegas DPA program?
The program is administered through the City of Las Vegas Housing Division (HOME Funds + local funds source). Designed to help low-to-moderate income first-time homebuyers achieve homeownership within City of Las Vegas.
Key program features
- Type: Silent second mortgage (deferred 0% interest)
- Amount: Up to $25,000 (varies; some tiers $10K-$15K)
- Repayment: Due upon sale, refinance, or payoff of first mortgage
- Forgiveness: Some program variants forgive over 5-10 years of occupancy
- Recapture: Some HOME Funds variants have recapture provisions
- Combinable: With FHA, VA, USDA, conventional first mortgage
Where it works
- City of Las Vegas city limits only
- Includes: downtown, Summerlin North (in city limits), historic neighborhoods, west side, etc.
- Does NOT include: Henderson, North Las Vegas (separate city), Boulder City, unincorporated Clark County
- Verify property address at clarkcountynv.gov/realproperty before assuming eligibility
Eligibility checklist
- [ ] Property within City of Las Vegas city limits
- [ ] First-time homebuyer (or 3+ years since prior ownership)
- [ ] Income at or below 80% AMI for household size
- [ ] Owner-occupied primary residence
- [ ] Complete HUD-approved homebuyer education
- [ ] Cornerstone or other approved lender originates first mortgage
- [ ] Pre-approval before house hunting
2026 City of Las Vegas income limits (80% AMI)
Income limits adjust annually per HUD AMI. 2026 Clark County 80% AMI:
| Household Size | 80% AMI Income Limit (2026) |
|---|---|
| 1 person | ~$58,500 |
| 2 persons | ~$66,850 |
| 3 persons | ~$75,200 |
| 4 persons | ~$83,500 |
| 5 persons | ~$90,200 |
| 6 persons | ~$96,900 |
Income limits include all household members. Mike can verify your specific eligibility.
How City of Las Vegas DPA combines with first mortgages
Stack 1: City DPA + FHA
Best for: Low credit + low down payment buyers
- City DPA: $25K silent second
- FHA: 3.5% down (financed via City DPA if eligible)
- Result: Near-zero out-of-pocket
- Buyer brings only: closing costs above DPA + reserves
Stack 2: City DPA + Conventional 97
Best for: Credit 720+ buyers wanting PMI flexibility
- City DPA: $25K silent second
- Conventional 97: 3% down (financed via City DPA)
- Result: Near-zero out-of-pocket; PMI removable later
- Buyer brings only: closing costs above DPA + reserves
Stack 3: City DPA + VA
Best for: Veterans within City limits
- City DPA: $25K silent second for closing costs + reserves
- VA: $0 down
- Result: Near-zero out-of-pocket; VA + state DPA combination
Stack 4: City DPA + USDA (rare)
Best for: Rural-zoned properties within City limits (rare)
- Most City of LV is non-USDA; verify zoning
City of Las Vegas DPA application process
Step 1: Income certification (3-5 days)
- Cornerstone collects income docs (W-2, pay stubs, tax returns)
- Submit to City for verification
- City confirms eligibility
Step 2: Homebuyer education (4-8 hours)
- HUD-approved course required
- City of Las Vegas offers local options
- Online options also available
Step 3: Pre-approval (1-2 days)
- Mike pre-approves with City DPA included
- Confirms target home price range
- Buyer can house-hunt with DPA in mind
Step 4: Property identification + offer (varies)
- Find home within City of Las Vegas limits
- Make offer with City DPA assumed
- Sellers typically accept if standard 30-45 day close
Step 5: Underwriting (15-25 days)
- First mortgage underwriting (Cornerstone)
- City DPA underwriting (City of LV Housing)
- Two parallel processes; coordinated by Mike
Step 6: Closing (1 day)
- Combined closing
- City silent second recorded with first mortgage
- Buyer receives keys
Total timeline: 30-45 days typical
Examples: City of Las Vegas DPA in action
Scenario 1: First-time buyer, downtown apartment to home
- 28-year-old, $58K income (under 80% AMI for 1 person)
- 705 credit, $5K saved
- Wants $325K home in west side LV
- Stack: City DPA $25K + FHA 3.5% + Worker Advantage if essential worker
- Result: ~$1,500 out-of-pocket close
Scenario 2: Single mom + kid, near 80% AMI
- 35-year-old, $62K income (2-person household)
- 695 credit, $8K saved
- Wants $385K home in central LV
- Stack: City DPA $25K + Conventional 97
- Result: ~$2,500 out-of-pocket close
Scenario 3: Young family relocating to LV
- 32-year-old + spouse + child, $78K combined
- 715 credit, $12K saved
- Wants $425K home in west LV
- Stack: City DPA $25K + FHA + HIP
- Result: ~$1,500 out-of-pocket close
Scenario 4: Veteran in city limits
- 30-year-old veteran, $55K income
- 690 credit, $7K saved
- Wants $385K west LV home
- Stack: City DPA $25K (closing costs) + VA $0 down
- Result: $0-$1K out-of-pocket close
Scenario 5: Trade worker (essential)
- 30-year-old electrician + spouse $85K combined
- 730 credit, $15K saved
- Wants $445K central LV home
- Stack: City DPA $25K + FHA + Worker Advantage $20K
- Result: $0-$2K out-of-pocket close; combined DPA $45K
Comparison: City of Las Vegas DPA vs other NV programs
| Program | Amount | Income Limit | Geographic Limit | Best For |
|---|---|---|---|---|
| City of LV DPA | Up to $25K | 80% AMI | City of LV only | LV-area FTHB |
| HIP (state) | Up to 5% loan | None | Statewide | Any NV FTHB |
| Worker Advantage | $20K | None stated | Statewide (essential workers) | Healthcare, ed, public safety, construction |
| HIP for Heroes | Program pricing benefit | None stated | Statewide (first responders + healthcare) | Public safety + healthcare |
| HIP for Teachers | $7.5K + program-advantaged | None stated | Statewide (K-12 teachers) | K-12 educators |
| Clark County DPA | Up to $25K | 80% AMI | Clark unincorporated only | Outside-city Clark FTHB |
| City of NLV DPA | Up to $25K | 80% AMI | NLV only | NLV FTHB |
Key insight: City of LV DPA stacks with state HIP, Worker Advantage, HIP for Heroes/Teachers. Combined stack can exceed $50K total assistance.
Frequently asked questions
Is the City of Las Vegas DPA a grant?
No — it's a 0% interest silent second mortgage. Deferred payments until sale, refinance, or payoff. Some HOME Funds variants offer forgiveness over 5-10 years.
Can I use City DPA outside city limits?
No — strictly within City of Las Vegas city limits. Not Henderson, NLV, or unincorporated Clark. Verify at clarkcountynv.gov/realproperty.
What if I'm above 80% AMI?
City DPA program income-limited. If above, consider HIP, Worker Advantage (if essential worker), or other programs. Mike can match you to the right program.
Can I combine with HIP?
No — one down payment assistance program per transaction. You choose City DPA or HIP, whichever fits better. Mike confirms specific combinations.
What's the homebuyer education requirement?
HUD-approved 4-8 hour course. City of LV offers local + online options. Certificate required before closing.
How long does the process take?
30-45 days typical. Income certification + education are pre-house-hunting; underwriting takes 25-35 days post-offer.
Can I refinance later?
Yes — but the City silent second becomes due upon refinance of first mortgage. Plan for that scenario.
What happens if I sell?
Silent second becomes due upon sale. Standard repayment from sale proceeds. Some HOME Funds variants have forgiveness; verify yours.
Is there a minimum credit score?
Cornerstone overlay typically 580+ for FHA, 620+ for conventional. Mike works with you on credit optimization if needed.
Mike's experience with City of LV DPA?
Mike originates City of Las Vegas DPA loans regularly through Cornerstone First Mortgage. Full familiarity with paperwork + timeline.
Talk to Mike about your City of Las Vegas DPA scenario
Free 30-minute consultation. Pre-call: household size, income, savings, target home price + neighborhood within City of Las Vegas.
(480) 296-6513 · Mike Certo, NMLS #260555 · Cornerstone First Mortgage NMLS #173855
Sources
Mike Certo · NMLS #260555 · Cornerstone First Mortgage NMLS #173855 · Equal Housing Lender. Educational content, not a loan commitment. Loans subject to buyer and property qualification.