Nevada Housing Income Limits by County, Effective June 9, 2026
Nevada runs two completely different income tests, and which one you get depends on your loan type rather than your county. Here is the full county table and the second test most people never see.
The short answer
For a Nevada Housing Division HiP loan backed by FHA, VA or USDA-RD, the income limit depends on your county and household size. For one or two people in a non-targeted area it runs from $102,800 in Eureka, Mineral and Nye to $133,800 in Douglas. A conventional HFA Preferred or HFA Advantage loan is tested against 80% of area median income instead, which is far lower. These figures took effect on June 9, 2026.
The whole table
| County | 1–2 non-targeted | 3+ non-targeted | 1–2 targeted | 3+ targeted |
|---|---|---|---|---|
| Churchill | $105,500 | $121,325 | $126,600 | $147,700 |
| City | $108,332 | $124,581 | $123,360 | $143,920 |
| Clark | $105,500 | $121,325 | $126,600 | $147,700 |
| Douglas | $133,800 | $156,100 | $133,800 | $156,100 |
| Elko | $111,500 | $128,225 | $133,800 | $156,100 |
| Esmeralda | $113,800 | $130,870 | $136,560 | $159,320 |
| Eureka | $102,800 | $118,220 | $123,360 | $143,920 |
| Humboldt | $105,500 | $121,325 | $126,600 | $147,700 |
| Lander | $107,600 | $123,740 | $129,120 | $150,640 |
| Lincoln | $104,800 | $120,520 | $125,760 | $146,720 |
| Lyon | $122,270 | $140,610 | $124,800 | $145,600 |
| Mineral | $102,800 | $118,220 | $123,360 | $143,920 |
| Nye | $102,800 | $118,220 | $123,360 | $143,920 |
| Pershing | $105,500 | $121,325 | $126,600 | $147,700 |
| Storey | $119,710 | $137,666 | $140,160 | $163,520 |
| Washoe | $119,710 | $137,666 | $140,160 | $163,520 |
| White Pine | $106,500 | $122,475 | $127,800 | $149,100 |
This table is the Nevada Housing Division HiP limit set for FHA, VA and USDA-RD loans. A conventional HFA Preferred or HFA Advantage loan is tested against 80% of area median income instead, which is a different and lower figure.
Which test applies to you depends on the loan, not the county
The county table on this page is the Nevada Housing Division HiP limit set for FHA, VA and USDA-RD loans. If you are using a conventional HFA Preferred or HFA Advantage loan, you are tested against 80% of area median income instead, and that is a different and considerably lower figure, running from the mid sixty thousands to the low nineties by county. A buyer who clears the table below can still fail the conventional test. Tell us which loan type you are aiming at and we will check the right one.
Douglas county is the odd one out
Every other Nevada county publishes a higher limit for targeted areas than for non-targeted areas. Douglas does not. Its targeted and non-targeted figures are the same, $133,800 for one or two people and $156,100 for three or more, which also happen to be the highest non-targeted figures in the state. For a Douglas county buyer that means the targeted area question does not change the income test at all, which simplifies the file.
Clark and Washoe, where the volume is
Clark county carries $105,500 and $121,325 in non-targeted areas and $126,600 and $147,700 in targeted areas. That is a $21,100 swing on the same household size, decided only by the address. Washoe is higher on both sides at $119,710 and $140,160. Because the gap is that large and the designation is set at property level rather than by city, it is worth checking the address before you decide you are over the limit.
Common questions
What is the income limit for Nevada Housing Division down payment assistance?
On an FHA, VA or USDA-RD loan it depends on your county, household size and whether the property is in a targeted area. For one or two people in a non-targeted area it runs from $102,800 to $133,800. Clark county is $105,500. These took effect on June 9, 2026. A conventional HFA Preferred or HFA Advantage loan uses 80% of area median income instead, which is lower.
Which Nevada county has the highest income limit?
Douglas, at $133,800 for one or two people and $156,100 for three or more in non-targeted areas. On the targeted side, Washoe and Storey are highest at $140,160 and $163,520.
Why are the targeted and non-targeted limits the same in Douglas county?
That is how the Nevada Housing Division publishes it. Douglas is the only Nevada county where the two sets of figures are identical, both $133,800 and $156,100. Everywhere else the targeted figures are higher.
Does the Nevada income limit change if I use a conventional loan?
Yes, and substantially. The county table applies to FHA, VA and USDA-RD loans. A conventional HFA Preferred or HFA Advantage loan is tested against 80% of area median income, which is a much lower figure. Ask us to check the test for the loan type you are using.
How do I know if a Nevada address is in a targeted area?
Targeted status is set at the property level, not by city or ZIP, so it has to be checked on the specific address. Send us the address and we will confirm which column applies.
Want us to check your file against these limits?
Send us your county, household size and price target, and we will tell you which program you fit and what you would still need at closing. No obligation.