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 4% 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.
Program figures verified July 2026 — details change; confirm your scenario with us.
$45K+Possible when programs stack
7Major NV programs covered
580FICO floor on FHA stack
Licensed in Nevada · NMLS #173855 · Equal Housing Lender
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 — but Worker Advantage and HIP for Heroes don't, which is unusual.
| Program | Assistance | Best for |
|---|---|---|
| Worker Advantage | $20,000 | Healthcare, education, public safety, construction — no income limit |
| HIP (Home Is Possible) | Up to 5% of loan | Statewide first-time buyers — 80% AMI income cap |
| HIP for Heroes | Program pricing benefit | Police, fire, EMT, healthcare — no income limit |
| 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 + stacking | 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).
Stacking
Essential worker
Teacher
Veteran
Real stacking examples — Nevada families, 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. HIP for Teachers ($7,500 + program pricing benefit) + Worker Advantage ($20K) + HIP DPA + FHA. Total stack ~$43,500. Net cash: ~$2,000.
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 stack maximizes your assistance.
- 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 walked me through HIP for Teachers plus Worker Advantage in one call. We closed two months later. I brought $2,000 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 stacks beautifully 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 HIP for Heroes + Worker Advantage work for high-rank essential workers + dual-income teacher/firefighter couples.
Aliante + Inspirada (NLV/Henderson)
Median $390K-$465K. NLV first-responder hub — fire stations within 10 minutes of most DPA-eligible homes. Worker Advantage + HIP for Heroes are workhorse stacks 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 + DPA stack opportunity. 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 stacks?
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). Stacking saves senior nurses + healthcare admins $25K-$45K upfront plus a program pricing benefit.
LVMPD, North Las Vegas PD, Henderson PD, Clark County Fire, NLV Fire
Police, fire, EMT all qualify for HIP for Heroes regardless of income. Combined with Worker Advantage, full-time first responders typically close with under $2,000 out-of-pocket.
CCSD, WCSD, Carson City School District, Nye County
Teachers qualify for HIP for Teachers ($7,500 + program pricing benefit). Stacks with Worker Advantage when teaching in essential subject areas. Counselors, school nurses, 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 stack is stronger; for veterans, AZ's stack is competitive.
vs California
CA has CalHFA programs with higher absolute dollar amounts but income limits push out most professional workers. NV's Worker Advantage + HIP for Heroes have no income limits, which is rare in the western US. 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 stack, 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 and HIP for Heroes do not have income limits, 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 really stack multiple programs?
Yes — this is the real leverage in Nevada. HIP + Worker Advantage stacks. HIP for Heroes (program pricing benefit) layers on top of HIP (cash assistance). City of Las Vegas DPA can be combined with state HIP. We see total assistance regularly exceed $40,000 for essential workers and teachers.
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.