Clark County loan limits, how Nevada property tax actually works, and what the median Las Vegas home costs per month — from a licensed Nevada lender with a staffed office on West Azure Drive.
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Schedule a CallLas Vegas is the center of a Clark County metro of well over two million people. Here is where prices sit right now, and what that translates to as a monthly payment.
In July 2026, the median price of an existing single-family home sold in Southern Nevada was $480,000 — down about 1% from a year earlier and roughly 2% off the high set in late spring. Condos and townhomes came in at a median of $290,000, essentially flat year over year. The sales pace equated to nearly a four-month supply, which is a far more balanced market than the one buyers faced a few years ago.
The metro-wide median hides a lot of spread. Summerlin and the southwest generally trade well above it, Henderson tends to sit near or modestly above, and North Las Vegas carries much of the area's more affordable inventory. Unlike a lot of markets, master-planned communities and HOAs are the norm here rather than the exception — so an HOA figure belongs in your payment math from the very first conversation, not as an afterthought at closing.
Sources: Las Vegas REALTORS (LVR) monthly market report for July 2026, as reported by Nevada Business Magazine. Median prices change monthly — figures current as of August 2026.
At a $480,000 median, most Las Vegas buyers land in Conventional territory — but FHA, VA, and Jumbo all have a place here depending on your down payment, service history, and price point. Nellis Air Force Base and a large local veteran population make VA loans especially common in this metro. Run any of them through the calculator below.
The most widely used purchase loan — ideal for buyers with solid credit and a down payment of 5% or more. Put 20% down and skip private mortgage insurance entirely. Great rates for qualified buyers.
Backed by the Federal Housing Administration, FHA loans allow down payments as low as 3.5% and are more forgiving of past credit challenges. A popular choice for first-time buyers getting started.
Exclusively for eligible veterans, active-duty service members, and surviving spouses. Zero down payment, no private mortgage insurance, and consistently competitive rates. One of the best loan programs in existence.
Buying a higher-priced home above conventional loan limits ($832,750 in Clark County for 2026)? Our Jumbo loan options offer flexible terms with typically 10–20% down. Relevant for much of Summerlin, Ascaya, and the higher end of the southwest valley.
Payment estimates are for illustrative purposes only. Assumes 770+ credit score, owner-occupied primary residence. Not a commitment to lend. View full disclosures ↓
This is not a commitment to lend. All loans are subject to credit approval. Not all applicants will qualify. Eligibility is subject to review of your specific loan details and guidelines. Affinity Mortgage, LLC is an Equal Housing Lender. NMLS# 2579. Affinity Mortgage, LLC is not a government agency and is not affiliated with or acting on behalf of the Department of Veterans Affairs, FHA, HUD, or any other government entity.
Interest rates and monthly payment estimates are for educational purposes only and do not constitute an official Loan Estimate or a commitment to lend. Rates assume a borrower with a credit score of 770 or higher, an owner-occupied primary residence, and a Loan-to-Value (LTV) ratio appropriate for the selected product (80% LTV for conventional; VA and FHA assume program-specific requirements). APR may differ from the interest rate. Contact Affinity Mortgage for your actual personalized rate quote.
Discount points are prepaid interest paid at closing to reduce your interest rate. One point equals one percent (1%) of the loan amount. The break-even period shown is an estimate of the number of months required to recover the upfront cost of discount points through reduced monthly principal & interest payments, compared to the zero-point option. This calculation is based solely on the additional upfront cost of discount points and does not account for all loan closing costs.
Monthly payment shown reflects estimated principal and interest (P&I) only, unless you have entered property taxes, homeowner's insurance, and/or HOA fees in the optional fields above. For FHA loans, the monthly MIP is always included. For conventional loans, PMI is not included and will apply if your down payment is less than 20%. VA loans do not require PMI.
FHA loans require an Upfront Mortgage Insurance Premium (UFMIP) of 1.75% of the base loan amount, which may be financed into the loan or paid at closing, and an annual MIP of 0.55%, paid monthly. For most FHA loans with less than 10% down, MIP continues for the life of the loan. FHA loans are subject to loan limits that vary by county.
VA loans are available to eligible veterans, active-duty service members, and surviving spouses. The VA Funding Fee varies based on first-time vs. subsequent use and down payment amount. Borrowers with a qualifying service-connected disability rating are typically exempt. The funding fee may be financed into the loan or paid at closing. Affinity Mortgage, LLC is a VA-approved lender but is not acting on behalf of or at the direction of the Department of Veterans Affairs.
The APR shown reflects the annual cost of borrowing and includes the stated interest rate plus upfront finance charges (discount points and an assumed lender fee of $495) spread over the full 30-year loan term. APR does not include title, escrow, or other third-party closing costs. Your official APR will be disclosed on your Loan Estimate following application.
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Loan limits are set by county and reset every January. No Nevada county is designated high-cost, so Clark County uses the national baseline for conforming loans and the national floor for FHA. Here is where the lines fall for 2026.
| Loan Type | 2026 Limit (1-unit) | What It Means Here |
|---|---|---|
| Conventional (conforming) | $832,750 | Covers the large majority of Las Vegas purchases. Above this, you are in jumbo territory. |
| FHA | $541,287 | Sits above the metro median, so FHA stays usable across most of the valley. |
| VA (full entitlement) | No limit | Eligible veterans can buy at any approved price with zero down. Partial entitlement uses $832,750. |
| Jumbo | Above $832,750 | Relevant for Summerlin, Ascaya, MacDonald Highlands, and the upper southwest valley. |
Sources: Federal Housing Finance Agency, 2026 Conforming Loan Limit Values (announced November 25, 2025); HUD Mortgagee Letter 2025-23, 2026 Nationwide Forward Mortgage Limits (December 11, 2025), effective for FHA case numbers assigned on or after January 1, 2026; VA loan limits eliminated for full entitlement by the Blue Water Navy Vietnam Veterans Act of 2019, effective January 1, 2020. Verify current limits before relying on them.
Nevada calculates property tax in a way that catches almost every out-of-state buyer off guard — and mostly in your favor. Here is the actual arithmetic.
Nevada does not tax your home's market value. The Assessor establishes a taxable value — land at market value, plus the current replacement cost of the structure less depreciation of 1.5% per year up to 50 years. Property is then assessed at 35% of that taxable value, and the combined district rate is applied per $100 of assessed value.
Two consequences matter to a buyer. First, because the structure is valued on replacement cost minus depreciation rather than on what you paid, the taxable value on an older home is frequently lower than the purchase price — so the worked example below tends to run high rather than low. Second, Nevada caps how fast the bill can grow: under NRS 361.4723, an owner-occupied primary residence is capped at 3% annual increase, while second homes and most rentals are capped at 8%. The cap applies to the tax bill itself, not to assessed value, and you must have the claim form on file with the Clark County Assessor for the primary-residence rate to apply.
| Step | Calculation | Result |
|---|---|---|
| Taxable value | Illustrated at the Southern NV median | $480,000 |
| Assessed value | $480,000 × 35% | $168,000 |
| Rate basis | $168,000 ÷ 100 | 1,680 |
| Annual tax | 1,680 × $3.2782 | ~$5,507 |
| Monthly escrow | $5,507 ÷ 12 | ~$459 |
Sources: Clark County Assessor, Real Property assessment methodology (35% assessment ratio, replacement-cost-less-depreciation taxable value, and the $3.2782 per $100 sample rate); NRS 361.4723 (3% owner-occupied / 8% other tax abatement caps); Clark County Treasurer, Tax Districts and Tax Rates. Rates are set annually — confirm current figures before closing.
A large share of Las Vegas buyers are moving in from California, Arizona, and the Midwest. These are the differences that show up in your closing costs and your monthly budget.
Clark County charges a Real Property Transfer Tax of $2.55 per $500 of value under NRS Chapter 375 — about $2,448 on a $480,000 sale. In Nevada the seller customarily pays it, but that is custom, not law, and it is negotiable in the contract. Do not assume either way; confirm it in writing.
Nevada levies no personal state income tax. This does not change your debt-to-income ratio — lenders qualify you on gross income — but it does change how a given payment feels, because more of that gross actually lands in your account. For buyers relocating from California, it is often the single largest swing in the monthly picture.
Your tax bill on a primary residence cannot rise more than 3% in a year, and the file must have your claim form on it to get that rate instead of the 8% cap. If you buy mid-year or convert a rental to your primary home, check with the Clark County Assessor that your abatement status is correct — it is a common and expensive thing to overlook.
Much of the valley was built as master-planned communities, so HOA dues are a normal line item rather than a rarity. Those dues count in your qualifying ratios exactly like taxes and insurance do. Getting the real HOA figure early is the difference between a pre-approval that holds and one that has to be reworked once you find the house.
Transfer tax: NRS Chapter 375 and the Clark County Recorder's Real Property Transfer Tax schedule ($2.55 per $500 of value in Clark County). Tax caps: NRS 361.4723. Nevada has no personal state income tax. General information, not tax or legal advice — consult a qualified professional for your situation.
We know you have choices. Here is why thousands of homebuyers choose Affinity Mortgage — and why so many come back. Our Las Vegas office is at 7495 W Azure Dr, Suite 225.
We move quickly because you need to. Our pre-approval process is efficient and straightforward — most buyers get their letter the same day they apply. In competitive markets, speed matters, and we are ready to help you move fast.
Conventional, FHA, VA, Jumbo — we offer them all. That means we can find the loan program that actually fits your situation rather than fitting you into whatever we happen to sell. You get options and an honest recommendation.
You'll work with a licensed loan officer — a real person — who takes the time to explain your options clearly. There are no confusing scripts or hard sells here. We know this is a big decision, and we treat it that way.
The questions Clark County buyers actually ask us — answered with local numbers, not national averages. Still not sure? Call our Las Vegas office.