Home Loan Programs for Nevada
Understanding Agency, Conventional, Government, and Non-Agency Options
We have prepared comprehensive definitions and illustrative charts to empower you with a deeper understanding of the intricate world of mortgage loans. Navigating the complexities of various loan options can be a daunting task, and our goal is to simplify this process for you.
In the upcoming sections, discover comprehensive explanations of essential concepts, accompanied by visually insightful charts breaking down critical information. Whether you’re immersing yourself in the details of Agency Loans, investigating Conventional and Government-backed choices, or exploring the adaptability of Non-Agency Loans like Portfolio Loans, these materials are crafted to serve as your primary reference. Allow us to lead you through the complexities of Conforming Conventional Loans, Jumbo Loans, and Government Loans, offering clarity on terms, limits, and categories.
Embark on your journey toward well-informed decision-making, as we provide you with the knowledge necessary to make confident choices when selecting the ideal mortgage program and terms for your Nevada home.
Conforming Conventional, Government, and Portfolio Loans
Delve into the intricacies of Agency Loans in Nevada:
Understanding Agency Loans: Agency Loans encompass both Conventional and Government loans, gaining their classification due to backing by key government entities, including the Federal National Mortgage Association (Fannie Mae), the Federal Home Loan Mortgage Corp. (Freddie Mac), and the Government National Mortgage Association (Ginnie Mae).
Impact on Home Loan Options: A Conforming Conventional Loan is eligible for sale to Fannie Mae or Freddie Mac within conforming limits. When the loan surpasses these limits, it transforms into a Jumbo loan. Conforming Conventional loans offer versatile terms, including 15-year and 30-year fixed options and 5-year, 7-year, and 10-year Adjustable Rate Mortgages (ARMs).
Government Loans, aligning with Ginnie Mae, encompass VA loans, FHA loans, and USDA loans, with diverse terms tailored to specific needs. For Non-Agency Loans not backed by Freddie, Fannie, or Ginnie, Portfolio Loans step in to accommodate scenarios outside Agency guidelines. These loans present options in terms of 15-year and 30-year fixed plans and 1-year to 10-year Adjustable Rate Mortgages (ARMs).
Tailoring Your Loan: Your experienced loan officer will guide you in selecting the most fitting loan program and term for your Nevada home. With a spectrum of options available, including Agency and Non-Agency Loans, your loan officer ensures you make informed choices aligned with your unique financial goals and circumstances.
Nevada Loan Program Guides
Review basic terms available for the various home loan programs available in Nevada to help you understand your choices:
- Minimum Down Payment Percentage % of the loan amount
- Maximum Purchase Price calculated based on maximum loan amount and minimum down payment requirements
- And the corresponding Loan Program
Maximum Loan Amounts for Nevada
2024 Conforming Conventional General Loan Limits
| 1 Unit Property | 2 Unit Property | 3 Unit Property | 4 Unit Property |
|---|---|---|---|
| $766,550 | $981,500 | $1,186,350 | $1,474,400 |
2024 FHA Loan Limits for Nevada
| County | 1 Unit Property | 2 Unit Property | 3 Unit Property | 4 Unit Property |
|---|---|---|---|---|
| Carson City | $510,600 | $653,650 | $790,100 | $981,950 |
| Douglas | $657,800 | $842,100 | $1,017,900 | $1,265,000 |
| Storey, Washoe | $621,000 | $795,000 | $771,125 | $958,350 |
| Churchill, Clark, Elko Esmeralda, Eureka, Humboldt, Lander, Lincoln, Lyon, Mineral, Nye, Pershing, White Pine |
$498,257 | $637,950 | $1,592,700 | $1,979,350 |
2024 USDA Loan Limits for Nevada
| County | Loan Limit |
|---|---|
| Carson City | ineligible |
| Churchill | $377,600 |
| Clark | $395,600 |
| Douglas | $526,200 |
| Elko, Esmeralda, Eureka, Humboldt, Lander, Lincoln, Lyon, Mineral, Nye, Pershing, White Pine |
$377,600 |
| Storey, Washoe | $496,800 |
2024 VA Loan Limits for Nevada
The VA removed loan limits for veteran home buyers who have their full entitlement available. This means that qualified veterans will not be limited on their purchase price with 0% down payment based on county loan limits. Pacific Home Loans offers loans to qualified veterans with 0% down up to $2,500,000, and in some cases, even higher.
For veterans with partial or no entitlement remaining, they may still apply for a home loan but will most likely be required to provide a down payment. This amount is based on a calculation utilizing the remaining entitlement, the county conforming loan limit, and the purchase price. Your loan officer can assist you in calculating exactly how much down payment you may need for your home purchase scenario.
Primary Residence Nevada Loan Programs
The figures in the chart below identify the minimum down payment percentage and a maximum purchase price are based on the 2024 Loan Limits as applicable for Conforming Nevada 1 Unit properties, FHA Loans, Portfolio loans, etc.
| Minimum Down Payment % | Maximum Purchase Price | Loan Program |
|---|---|---|
| 0% | $2,500,000 | VA Loan with full Entitlement |
| 0% | $395,600 | USDA Loan – Clark County |
| 0% | $526,200 | USDA Loan – Douglass County |
| 3% | $790,257 | Fannie Mae HomeReady® |
| 3% | $790,257 | Freddie Mac Home Possible® |
| 3.5% | $529,119 | FHA Loan – Carson City County |
| 3.5% | $643,523 | FHA Loan – Storey & Washoe Counties |
| 3.5% | $681,658 | FHA Loan – Douglass County |
| 5% | $806,894 | Conventional Conforming |
| 10% | $1,666,667 | Portfolio No MI |
| 15% | $3,529,411 | Non-Agency, PHL Funded |
| 20% | $3,750,000 | Non-Agency, PHL Funded |
| 20% | $3,750,000 | Portfolio Jumbo |
| 25% | $4,000,000 | Portfolio Jumbo |
| 30% | $7,142,858 | Portfolio Jumbo |
Second Homes Nevada Loan Programs
The figures in the chart below are based on the 2024 Conforming Loan Limit for Nevada of a 1 Unit property.
A “second home” refers to a property that an individual or family owns, separate from their primary residence. This secondary property is often used for recreational purposes, vacations, or as an investment. Unlike a primary residence, a second home is not the main place of residence and is typically occupied for a portion of the year. It is distinct from an investment property, which is primarily purchased for rental income or capital appreciation.
| Minimum Down Payment % | Maximum Purchase Price | Loan Program |
|---|---|---|
| 10% | $851,722 | Conventional |
| 15% | $3,529,411 | Non-Agency, PHL Funded |
| 20% | $3,750,000 | Non-Agency, PHL Funded |
| 25% | $6,666,667 | Portfolio Jumbo |
Investment Properties Nevada Loan Programs
The figures in the chart below are based on the 2024 Conforming Loan Limit for Nevada of a 1 Unit property.
| Minimum Down Payment % | Maximum Purchase Price | Loan Program |
|---|---|---|
| 20% | $1,437,281 | Non-Agency, PHL Funded |
| 25% | $4,000,000 | Portfolio Jumbo |
| 30% | $1,642,607 | Non-Agency, PHL Funded |
| 35% | $7,695,000 | Portfolio Jumbo |
