Different goals need different loan structures.

Use this guide to understand the role of each major mortgage program. Eligibility, pricing, and approval depend on the borrower, property, and current lending guidelines.

What are your mortgage options?

The main mortgage options are conventional, FHA, VA, USDA, and jumbo loans for buying, plus refinance and reverse mortgages for homes you already own. The right one depends on your credit, savings, service history, where the home is, and how long you plan to keep it. Lenders apply different requirements to each, so comparing options for your own file is the best way to choose.

Mortgage options compared
Option	Often suits	Down payment	Key limits
Conventional	Borrowers with stronger credit	Several structures, including low down payment options	Private mortgage insurance with a smaller down payment, which can later be removed
FHA	Credit still building or limited savings	Low minimum down payment	Mortgage insurance, property standards, county loan limits
VA	Eligible veterans, service members, and surviving spouses	No down payment for many eligible borrowers	Certificate of Eligibility, funding fee for most borrowers
USDA	Buyers in eligible areas within income limits	No down payment in eligible areas	Location and household income limits
Jumbo	Loan amounts above conforming limits	Typically larger	Stricter credit and reserve requirements
Refinance	Current owners changing their loan terms or using equity	Not applicable	Equity, credit, and income review
Reverse mortgage	Homeowners 62 and older	Not applicable	Ongoing taxes, insurance, and upkeep obligations

To choose, start with your credit and savings, then think about how long you will keep the home and whether you have military service or are buying outside a big city. See mortgage programs in the Las Vegas Valley, compare conventional vs FHA, or get pre-approved to see which options fit your file.

Which programs offer low down payment options in Las Vegas?

Several programs are built for buyers with limited savings. FHA offers a lower down payment and more flexible credit guidelines, with mortgage insurance as part of the cost. VA requires no down payment for eligible borrowers. USDA requires no down payment in eligible areas, within income and location limits. Conventional loans offer multiple down payment structures, and the conventional vs FHA comparison shows the tradeoffs.

Your monthly payment depends on the loan amount, term, mortgage insurance, taxes, and homeowners insurance, and a lower down payment is not the same as a lower total cost. Nevada down payment assistance programs may also help eligible buyers; see first-time home buyer programs in Nevada, or ask Bryan which you may qualify for.

Conventional loans

Flexible financing for primary homes, second homes, and investment properties.

Conventional mortgages can offer a wide range of term, down payment, and property options. The right structure depends on your credit profile, income, available funds, and goals.

Fixed and adjustable rate options
Primary, second home, and investment uses
Multiple down payment structures

Ask about this program

FHA loans

Government-backed financing with flexible qualification guidelines.

FHA loans may help qualified buyers who need a lower down payment or more flexible credit guidelines. Mortgage insurance and property standards apply.

Flexible qualification guidelines
Purchase and eligible refinance options
Mortgage insurance requirements

Ask about this program

VA loans

A home loan benefit for eligible service members, veterans, and surviving spouses.

VA loans can provide qualified borrowers with no required down payment and no monthly private mortgage insurance. Eligibility, entitlement, appraisal, and underwriting requirements apply.

No required down payment for eligible borrowers
No monthly private mortgage insurance
Purchase and refinance options

Ask about this program

USDA loans

Financing for eligible borrowers purchasing in qualified rural and suburban areas.

USDA programs may offer qualified borrowers a no-down-payment path in eligible areas. Household income limits, location eligibility, fees, and underwriting requirements apply.

Location and income eligibility
No required down payment for qualified borrowers
Primary residences only

Ask about this program

Jumbo loans

Financing options for loan amounts above conforming limits.

Jumbo mortgages serve higher loan amounts and often require stronger reserves, credit, and documentation. Program requirements vary by lender and property.

Higher loan amount options
Primary, second home, and investment scenarios
Program-specific reserve requirements

Ask about this program

Refinance options

Explore a different term, payment structure, or access to available equity.

A refinance should be evaluated against closing costs, break-even timing, current equity, and long-term goals. A lower payment does not always mean a lower total cost.

Rate and term review
Cash-out scenarios
Break-even analysis

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Investment property loans

Financing paths for qualified residential real estate investors.

Investment financing varies by occupancy, property type, rental income, reserves, and borrower profile. Bryan can help identify programs suited to the scenario.

Single-family and eligible multi-unit properties
Long-term rental scenarios
Borrower and property qualification

Ask about this program

Common questions about choosing a mortgage program.

See all mortgage programs in the Las Vegas Valley side by side.

Can I get a mortgage with limited or no credit history?

Often, yes. FHA and some manually underwritten options may consider alternative credit, such as rent and utility payment history. Eligibility still depends on the full profile: income, debts, funds available, and the property. A short review shows which programs are realistic.

How much income do I need to qualify?

There is no fixed salary requirement. Lenders review income stability, existing debts, credit, funds for down payment and closing, and the full monthly cost of the home, including taxes, insurance, and HOA dues. Pre-approval turns those pieces into a realistic range.

What is the difference between a down payment and closing costs?

The down payment is the part of the purchase price you pay up front; the loan covers the rest. Closing costs are separate charges for services such as the appraisal, title, and lender processing. Some programs and assistance options can help with one or both.

Which program fits first-time buyers in Nevada?

FHA, VA, USDA, and conventional structures all serve first-time buyers, and Nevada assistance programs may pair with them for eligible buyers. The right fit depends on credit, savings, eligibility, and the property.

Not sure which program fits?

That is a useful place to start. Bryan can help narrow the possibilities based on your goals and situation.

Get Pre-Approved Call (702) 820-2963