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14+ years helping Nevada first-time homebuyers navigate FHA financing. Former HUD compliance officer specializing in FHA loan limit calculations and first-time buyer programs.
Complete county-by-county breakdown of 2025 FHA loan limits across Nevada. Learn how much you can borrow with an FHA loan in Clark County, Washoe County, and every Nevada county.
FHA loan limits represent the maximum amount you can borrow using an FHA-insured mortgage in a specific county. These limits are set annually by the Federal Housing Administration (FHA) based on local median home prices and are adjusted to reflect housing market conditions.
For 2025, Nevada FHA loan limits have been updated to reflect the state's evolving housing market. Understanding these limits is crucial because they determine whether you can use an FHA loan for your desired property or if you'll need to consider alternative financing options.
FHA loan limits vary by county based on local housing costs. Nevada's most populated counties—Clark (Las Vegas, Henderson) and Washoe (Reno, Sparks)—have higher limits than rural counties due to elevated home prices.
Las Vegas, Henderson, North Las Vegas, Boulder City
Reno, Sparks, Incline Village
Lyon, Nye, Douglas, Elko, Churchill, and rural counties
FHA loan limits also vary based on the number of units in the property. Multi-family properties (2-4 units) have higher limits, making them attractive for house hackers and real estate investors.
| Property Type | Clark/Washoe Counties | Other NV Counties |
|---|---|---|
| 1-Unit (Single Family) | $806,500 | $498,257 |
| 2-Unit (Duplex) | $1,032,975 | $638,100 |
| 3-Unit (Triplex) | $1,248,725 | $771,400 |
| 4-Unit (Fourplex) | $1,552,075 | $958,950 |
If the home you want exceeds FHA loan limits in your Nevada county, you have several options:
Bring more cash to closing so the loan amount falls within FHA limits. For example, on an $850,000 home in Clark County (limit $806,500), you'd need at least $43,500 down plus the standard 3.5% down payment.
Conventional loans conforming to Fannie Mae/Freddie Mac guidelines have the same limits as FHA in most Nevada counties. For properties above conforming limits, consider a jumbo loan.
Look for homes within FHA limits to maximize FHA's low down payment and flexible credit benefits. Many great Nevada properties fall within these limits, especially for first-time buyers.
The Department of Housing and Urban Development (HUD) sets FHA loan limits annually using a formula based on:
Clark and Washoe Counties qualify as high-cost areas due to Las Vegas and Reno's elevated housing markets, giving them the $806,500 limit—significantly higher than the national floor. Rural Nevada counties remain at the floor limit of $498,257.
Regardless of the loan limit in your Nevada county, FHA down payment requirements remain consistent:
Minimum down payment for borrowers with credit scores of 580 or higher. On an $806,500 home, that's just $28,228 down.
Higher down payment required for credit scores between 500-579. Most lenders require 580+ minimum in practice.
FHA allows 100% of your down payment to come from gift funds from family members, employers, or approved charities. Learn more in our guide on using gift funds for FHA down payments.
A common question: "Are FHA and conventional loan limits the same?" The answer for Nevada in 2025:
Yes, in most cases. FHA loan limits are set to match conventional conforming loan limits established by the Federal Housing Finance Agency (FHFA) for Fannie Mae and Freddie Mac loans.
Both FHA and conventional conforming loans share the same $806,500 limit in Clark and Washoe Counties and $498,257 in rural Nevada counties for 2025. The difference comes in eligibility requirements, down payment, and mortgage insurance rules.
Whether you're buying in Las Vegas, Reno, or anywhere in Nevada, we'll help you maximize FHA's benefits with competitive rates and fast approvals.
Check Your FHA EligibilityOur Nevada FHA specialists are here to help you understand loan limits, down payment options, and find the perfect home within your budget.
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Valley West Mortgage - NMLS #65506
Nevada Mortgage Lender License
Licensed to conduct business in Nevada
NMLS Consumer Access: www.nmlsconsumeraccess.org
We are an Equal Housing Lender. We do business in accordance with the Federal Fair Housing Law and Equal Credit Opportunity Act. This company does not discriminate on the basis of race, color, religion, national origin, sex, marital status, age, or handicap.
This is not a commitment to lend. All loans subject to credit approval. Rates, terms, and conditions are subject to change without notice. Not all applicants will qualify. Additional restrictions may apply. Property insurance required. Flood insurance may be required. This website is for informational purposes only and does not constitute financial advice. Consult with a licensed loan officer for personalized guidance.