Down Payment Assistance Programs for FHA Loans: Complete 2026 Guide

Yes, you can combine down payment assistance with an FHA loan in Las Vegas. Multiple Nevada and national programs pair directly with FHA financing to cover your 3.5% minimum down payment and, in many cases, a portion of your closing costs as well. This guide covers every active program available to Clark County buyers in 2026, including how to qualify and how to stack sources for maximum benefit. For more on this topic, see our va loan closing costs. Explore further in our prequalify for usda loan.

FHA loans already offer one of the lowest down payment thresholds in mortgage lending. Layering a down payment assistance program on top means many buyers enter homeownership with minimal cash out of pocket, including first-time buyers in Henderson, North Las Vegas, and Summerlin.

How FHA Down Payment Assistance Programs Work Together in 2026

FHA loans require a minimum 3.5% down payment for borrowers with credit scores of 580 or above, according to HUD. On a $430,000 Las Vegas home, that equals $15,050 due before you get keys. Down payment assistance programs layer on top of FHA financing to cover some or all of that amount, using a second funding source alongside the primary loan. Most programs also allow the assistance to apply toward closing costs.

DPA programs come in three structures: outright grants (never repaid), forgivable loans (forgiven over time if you remain in the home), and deferred second mortgages (repaid when you sell or refinance). Understanding the difference matters because it affects your long-term obligations.

Citation: According to Down Payment Resource, more than 2,000 down payment assistance programs operate across the United States. The majority are compatible with FHA financing. Nevada buyers have access to both state-level and nationally available programs, giving Clark County households multiple layering options to reduce upfront costs significantly.

For the full landscape of assistance types, see our complete down payment assistance programs guide.

Nevada Housing Division Home Is Possible: Primary State DPA for FHA Loans

Nevada’s Home Is Possible program provides down payment assistance equal to up to 4% of the FHA loan amount, paired with a 30-year fixed-rate mortgage, according to the Nevada Housing Division. For a buyer borrowing $415,000, that equals up to $16,600 in assistance. The assistance comes as a zero-interest forgivable second mortgage with no required monthly payment.

How Home Is Possible Works

Buyers receive a below-market interest rate on their FHA primary loan, plus a DPA second mortgage. The second mortgage carries 0% interest and is forgiven after three years of occupancy, meaning no repayment is due if you remain in the home as your primary residence through the forgiveness period.

Home Is Possible Eligibility Requirements:

• Purchase a primary residence in Nevada (all counties including Clark)
• Income limits apply and vary by county and household size
• Minimum credit score of 640 for FHA pairing
• Property must meet FHA appraisal standards
• Completion of a homebuyer education course from a HUD-approved provider

The Nevada Housing Division also runs two specialty tracks under the same umbrella: Home Is Possible for Heroes (active duty military and veterans) and Home Is Possible for Teachers. Each has its own eligibility criteria and assistance amounts. Contact the agency or an approved lender directly for the most current program terms.

Citation: The Nevada Housing Division is a state agency administering affordable housing mortgage programs since 1975. Per program guidelines on nvhousing.state.nv.us, assistance funds flow through a network of approved participating lenders statewide. Buyers do not apply directly to the agency but must work through an approved lender to access the program.

CBC Mortgage Chenoa Fund: National FHA DPA Available in Las Vegas

The CBC Mortgage Chenoa Fund is among the most widely used national programs pairing with FHA loans, providing either 3.5% or 5% of the loan amount as assistance. The 3.5% option covers the FHA minimum down payment requirement entirely. Clark County buyers access the Chenoa Fund through any participating FHA lender in Nevada.

Chenoa Fund Program Options

3.5% Forgivable Option: For borrowers with a 620 or higher credit score, the 3.5% assistance is forgiven after 36 consecutive on-time payments on the first FHA mortgage. If no payments are missed during that period, the second lien is released with nothing owed.

5% Repayable Option: For buyers needing additional funds, a 5% soft second mortgage is available at a fixed low rate, repaid monthly alongside the primary FHA loan. This option works when the forgivable amount is insufficient to cover both the down payment and required reserves.

Chenoa Fund Eligibility:

• No first-time buyer requirement at most income levels
• Income limits based on area median income (AMI)
• Available for single-family homes, FHA-approved condos, and townhomes
• Property must meet FHA loan condition standards

See the full breakdown in our CBC Mortgage Chenoa Fund guide.

Citation: CBC Mortgage Agency is a federally chartered tribal corporation and HUD-approved mortgagee. Per chenoafund.org, the Chenoa Fund has assisted tens of thousands of families with home purchases since launching. The program operates in all 50 states and pairs exclusively with FHA 203(b) loans, not conventional or jumbo mortgage products.

Clark County HOME Investment Partnerships Program

Clark County distributes HUD HOME Investment Partnerships funds as deferred second mortgage loans for down payment and closing cost assistance. Per HUD guidelines, HOME funds target buyers earning at or below 80% of the area median income, with loan amounts varying by annual HUD allocation. Loans carry 0% interest and are due when the property is sold, refinanced, or vacated as a primary residence.

Clark County HOME Program Key Details

Funding availability fluctuates year to year based on HUD allocations and local demand. The program can run out of funds before the fiscal year ends, so early application is critical. Contact the Clark County Department of Social Service or a HUD-approved housing counseling agency for current availability.

General Eligibility Requirements:

• Purchase price limits set annually per HUD guidelines
• Household income at or below 80% of area median income for Clark County
• Must use the property as your primary residence
• Three-year prior homeownership absence required (first-time buyer rule)
• Mandatory homebuyer counseling from a HUD-approved agency before closing

HUD Good Neighbor Next Door: 50% Discount for Eligible Public Servants

The HUD Good Neighbor Next Door program offers a 50% reduction off the list price of select HUD-owned homes, according to HUD. This discount is not a traditional DPA payment, but it cuts the purchase price and thus the mortgage amount in half, making FHA financing significantly more affordable. Participants still apply for a standard FHA loan at the reduced purchase price.

Who Qualifies for Good Neighbor Next Door

• Law enforcement officers employed full-time by a federal, state, local, or tribal government agency
• Pre-K through 12th grade teachers at accredited public or private schools
• Firefighters employed full-time by a fire department or fire district
• Emergency medical technicians employed by a medical emergency unit

Key Requirements:

• Must commit to living in the property as your sole primary residence for 36 months
• Available only in HUD-designated revitalization areas
• Properties are listed through the GNND portal for seven business days before general public sale

The 50% price reduction functions as a silent second lien forgiven after the 36-month owner-occupancy requirement is satisfied. No payments are required during this period.

How to Stack Multiple DPA Programs in Las Vegas

Combining two compatible programs multiplies your benefit significantly. A common Nevada approach pairs the Home Is Possible program (covering the 3.5% down payment) with a county-administered program (covering closing costs), reducing total out-of-pocket costs to a few hundred or few thousand dollars on a mid-priced home.

Rules for Combining DPA Sources

Not all programs can be layered. When exploring a stacked approach:

1. Ask your lender which programs they participate in and which can be combined
2. Confirm whether the first program explicitly allows a second DPA source
3. Request all program guidelines in writing before submitting applications
4. Verify that total assistance does not exceed actual down payment and closing cost needs under HUD guidelines

For detailed breakdowns of loan-based DPA options that stack with FHA, see our DPA loan complete guide.

Credit Score and Income Requirements for FHA DPA Programs

FHA loans accept borrowers with scores as low as 500, but most DPA programs impose their own minimum of 620 to 640. Per HUD guidelines, borrowers with scores between 500 and 579 must put 10% down, which most DPA programs cannot fully cover. Qualifying for the 3.5% down threshold requires a minimum 580 FICO score on the FHA side and typically 620 to 640 for DPA access.

For guidance on credit preparation before applying, see our credit score to buy a house guide.

Income limits for DPA programs in Clark County typically fall at 80% to 120% of the area median income (AMI). AMI figures update each year when HUD publishes new limits for the Las Vegas-Henderson-Paradise metropolitan area. Buyers near the income ceiling should apply early in the year before updated limits take effect, as mid-year changes occasionally reduce eligibility.

First-Time Buyer vs. Repeat Buyer: DPA Eligibility Rules

Many DPA programs require first-time buyer status, but federal guidelines define this broadly. Anyone who has not owned a primary residence during the three years prior to purchase qualifies as a first-time buyer under most program definitions. This means renters who sold a prior home more than three years ago can regain eligibility.

Programs open to all buyers regardless of prior homeownership include:

• CBC Mortgage Chenoa Fund (no first-time buyer requirement in most income scenarios)
• Certain HUD Good Neighbor Next Door properties
• Some Nevada Housing Division program tracks (check current terms)

For a full list of programs targeting first-time buyers specifically, see our first-time home buyer programs Las Vegas guide.

If you are specifically seeking grant-based assistance with no repayment under any circumstance, see our dedicated DPA grant complete guide. Read more in our related guide: california first-time homebuyer programs. Read more in our related guide: fha loan first time home buyer.

Step-by-Step: How to Apply for DPA with an FHA Loan

Applying for DPA alongside an FHA loan requires coordination between your lender, the DPA provider, and your agent. Follow this sequence to avoid delays:

Step 1: Pull your credit reports. Most DPA programs require 620 to 640 minimum. Request your reports from AnnualCreditReport.com and resolve any errors at least 60 days before applying.

Step 2: Get FHA pre-approval first. Lenders assess your full financial picture to match you with eligible DPA programs. Ask specifically which DPA sources they participate in and can combine.

Step 3: Apply for DPA through your lender. Most programs operate through approved lenders, not directly through the DPA agency. Your lender submits the DPA application as part of the mortgage package.

Step 4: Complete homebuyer education. Programs like Home Is Possible require a HUD-approved homebuyer education course before closing. Most take six to eight hours online and cost $75 to $125.

Step 5: Open escrow with DPA-experienced title. DPA transactions involve additional paperwork at closing. Your agent and lender should recommend escrow officers familiar with second liens and DPA disbursements.

Step 6: Review all program conditions before signing. Forgivable loans carry occupancy requirements. Understand specifically what triggers repayment of any second lien before you finalize.

For a detailed look at what to expect at the closing table, see our closing costs guide for 2026.

Search Las Vegas Homes That Meet FHA Standards

Ready to find a home that qualifies for FHA financing and DPA programs? Grand Prix Realty’s buyer search lets you filter by price, neighborhood, and property type across Henderson, Summerlin, North Las Vegas, and the greater Clark County area.

Frequently Asked Questions

Can I use down payment assistance with an FHA loan?

Yes. Most DPA programs are specifically structured to pair with FHA financing. The assistance covers the 3.5% minimum down payment requirement and sometimes closing costs. Your lender confirms compatibility with specific programs before you apply.

Do I have to repay down payment assistance?

It depends on the program type. Grants require no repayment under any circumstances. Forgivable loans are forgiven after a specified period, typically three to ten years, provided you remain in the home. Deferred second mortgages are due when you sell, refinance, or vacate the property.

What is the minimum credit score for FHA DPA programs in Nevada?

FHA loans allow scores as low as 500, but most DPA programs require 620 to 640. Nevada Housing Division’s Home Is Possible program requires a minimum 640. CBC Mortgage Chenoa Fund may accept 620 in certain scenarios. At 580 to 619, options narrow significantly, and at 500 to 579, the required 10% FHA down payment exceeds what most DPA programs provide.

Is there an income limit to qualify for DPA programs in Las Vegas?

Yes. Most programs cap household income at 80% to 120% of area median income (AMI). In Clark County, depending on family size and the specific program, this typically allows households earning up to approximately $90,000 to $115,000 annually. Income limits update each year when HUD releases new AMI data, so verify current thresholds with your lender.

Can I stack two DPA programs together?

Sometimes. Combining programs is possible when both sources explicitly allow secondary layering, but lender approval is required. A common Nevada combination pairs a state-level program covering the down payment with a county-level program covering closing costs. Not all programs permit layering, so confirm this in writing before submitting applications.