Down Payment Programs
Homeownership May Require Less Cash Upfront Than You Think
One of the biggest reasons people delay buying a home is simple:
“I DON’T HAVE ENOUGH MONEY FOR THE DOWN PAYMENT.”
But your savings account is not always the only source of funds available.
Depending on your:
Income
Occupation
Credit
Loan type
Military status
First-time-buyer status
Residency
and other qualifications…
you may have access to programs that can help with:
DOWN PAYMENT
CLOSING COSTS
INTEREST-RATE BUYDOWNS
or, in certain programs:
OTHER APPROVED HOME-PURCHASE EXPENSES.
And here is something many buyers do not realize:
YOU DO NOT ALWAYS HAVE TO BE A FIRST-TIME HOME BUYER.
Some Nevada programs specifically allow repeat buyers.
Some are designed for teachers.
Some are designed for essential workers.
Some work with VA borrowers.
Some are tied to your employer or union.
The first question shouldn’t be:
“Do I qualify for DPA?”
A better question is:
“Which homebuyer programs could apply to ME?”
WHAT IS DOWN PAYMENT ASSISTANCE?
Down Payment Assistance — commonly called:
DPA
is financial assistance that helps an eligible buyer cover some of the upfront expense of purchasing a home.
Depending on the program, assistance may potentially be used for:
Down payment
Closing costs
Interest-rate buydown
Principal reduction
or another program-approved purpose.
Every program works differently.
DPA DOES NOT AUTOMATICALLY MEAN “FREE MONEY”
This is probably the most important thing to understand.
Assistance can come in different forms.
GRANT
Generally does not need to be repaid if applicable program requirements are satisfied.
FORGIVABLE SECOND MORTGAGE
May be forgiven after you satisfy certain occupancy or time requirements.
DEFERRED SECOND MORTGAGE
Repayment may be delayed until a future event such as sale, refinance or maturity.
REPAYABLE SECOND MORTGAGE
The money remains owed according to the program terms.
MATCHING PROGRAM
The program contributes money based partly on what the buyer contributes.
Never judge a program only by the amount of assistance.
Understand how it works.
GOOD ENERGY RULE
DON’T ASK ONLY:
“HOW MUCH MONEY DO I GET?”
Also ask:
“WHAT DOES THIS MONEY COST ME?”
“WHEN DO I HAVE TO REPAY IT?”
“HOW DOES IT AFFECT MY MORTGAGE?”
That is how you compare programs intelligently.
PROGRAM #1
NEVADA HOME IS POSSIBLE
This is one of the broadest homebuyer-assistance programs available in Nevada.
And importantly:
YOU DO NOT HAVE TO BE A FIRST-TIME HOME BUYER.
The Nevada Housing Division’s current Home Is Possible program offers qualifying buyers assistance of:
UP TO 5% OF THE LOAN VALUE
that may be applied toward eligible:
Down payment
or:
Closing costs.
It is available statewide and can work with qualifying conventional and government-backed financing.
WHO CAN HOME IS POSSIBLE HELP?
This program may be worth investigating if you are:
A FIRST-TIME BUYER
A REPEAT BUYER
A BUYER RELOCATING WITHIN OR TO NEVADA
A VA BORROWER
A BUYER WHO WANTS TO PRESERVE MORE CASH
Current Nevada Housing Division requirements include qualifying income up to $165,000, home price up to $832,750, a minimum 640 credit score for most qualifying properties, primary-residence occupancy, homebuyer education and standard underwriting. Additional loan-specific requirements apply.
SIMPLE EXAMPLE
Suppose a qualifying buyer has a:
$450,000 loan.
If a particular program structure provided assistance equal to:
5%
that would equal:
$22,500
potentially available toward qualifying down payment or closing costs.
EXAMPLE ONLY.
The actual percentage and amount depend on the loan, program and lender.
WHY THIS PROGRAM MATTERS
You may have owned a home before and still think:
“All assistance is for first-time buyers.”
Not true.
The general Home Is Possible program specifically states that there is no first-time-homebuyer requirement.
PROGRAM #2
WORKER ADVANTAGE
Nevada’s Worker Advantage Program is designed for qualifying essential workers.
Current assistance is:
$20,000
structured as a:
NO-INTEREST
NO-MONTHLY-PAYMENT
NON-FORGIVABLE
30-YEAR SECOND MORTGAGE.
And:
THERE IS NO FIRST-TIME-HOMEBUYER REQUIREMENT.
WHAT CAN THE $20,000 BE USED FOR?
Nevada Housing Division currently allows Worker Advantage funds to be used in one of two general ways:
OPTION 1
Apply the assistance toward the:
DOWN PAYMENT
or:
OPTION 2
Use funds to:
BUY DOWN THE INTEREST RATE
with remaining eligible funds potentially applied toward:
Down payment
and/or:
Closing costs.
WHO MAY QUALIFY?
The program is based on employment in an approved:
ESSENTIAL WORKER CATEGORY.
Nevada Housing Division identifies categories involving areas such as:
Education
Healthcare
Public safety
Construction
and other qualifying professions.
If there are multiple borrowers, only one borrower currently needs to satisfy the qualifying-employment requirement.
The borrower must also currently have been a Nevada resident for at least:
6 MONTHS.
WHY THIS PROGRAM IS IMPORTANT
Someone could say:
“I’m not a first-time buyer.”
My next question might be:
“What do you do for work?”
Your occupation can matter.
PROGRAM #3
HOME IS POSSIBLE FOR TEACHERS
Nevada currently has a separate assistance program specifically for qualifying teachers.
And again:
YOU DO NOT HAVE TO BE A FIRST-TIME BUYER.
The current Home Is Possible for Teachers program provides:
$7,500
that may be used toward:
Down payment
and:
Closing costs.
The assistance is currently:
FORGIVABLE AFTER 5 YEARS
if applicable program requirements are maintained.
WHO IS IT FOR?
The current program is specifically for qualifying:
FULL-TIME LICENSED K–12 PUBLIC SCHOOL CLASSROOM TEACHERS IN NEVADA.
Current published requirements include:
Qualifying income up to $165,000
Home price up to $832,750
Minimum 640 credit score for most properties
Primary residence
Homebuyer education
Standard underwriting
The current teacher program is available through:
DECEMBER 31, 2026.
Because program availability can change, always verify this before relying on it.
GOOD ENERGY EXAMPLE
Imagine a teacher has enough income to comfortably afford the monthly payment…
but wants to preserve more savings after closing.
A $7,500 assistance benefit could potentially help reduce eligible upfront costs.
That may allow the buyer to keep more money available for:
Moving.
Furniture.
Emergency savings.
Repairs.
Life after closing.
PROGRAM #4
VA BORROWERS + NEVADA ASSISTANCE
A VA loan already offers major financing advantages to eligible borrowers.
But something many veterans don’t realize is:
USING VA DOES NOT NECESSARILY PREVENT YOU FROM USING NEVADA DPA.
Nevada Housing Division specifically identifies its general Home Is Possible program as an option for VA borrowers.
Qualifying first-time and repeat buyers using VA financing may potentially receive:
UP TO 5% OF THE LOAN AMOUNT
through the general Home Is Possible structure.
WHY WOULD A VA BUYER NEED DPA IF VA MAY OFFER ZERO DOWN?
Great question.
Because:
ZERO DOWN DOES NOT MEAN ZERO CASH NEEDED.
A VA buyer may still have expenses involving:
Closing costs.
Prepaids.
Insurance.
Escrow funding.
Inspection.
Moving.
Other transaction expenses.
Assistance may help preserve cash or reduce eligible upfront expenses.
VA + OTHER PROGRAMS
Nevada Housing Division also notes that eligible veterans may potentially fit other programs depending on their situation, including:
Worker Advantage
First-Time Homebuyer assistance
and:
Teacher assistance
when the borrower meets the applicable requirements.
Military status does not mean you should look at only one financing option.
PROGRAM #5
HOME IS POSSIBLE FOR FIRST-TIME HOMEBUYERS
Now we get to the program specifically designed for first-time buyers.
Nevada’s current program provides:
UP TO 4% OF THE TOTAL LOAN AMOUNT
that may be used toward:
Down payment
and:
Closing costs.
The assistance is currently:
INTEREST-FREE
but:
NON-FORGIVABLE
with a:
30-YEAR TERM.
WHO COUNTS AS A FIRST-TIME BUYER?
For this Nevada program, you generally qualify as a first-time buyer if you:
HAVE NOT OWNED A HOME DURING THE PREVIOUS 3 YEARS.
So someone who owned a home many years ago might potentially qualify again.
CURRENT CLARK COUNTY LIMITS
For qualifying government-loan use of the first-time-buyer program, Nevada Housing Division currently lists these Clark County limits effective June 15, 2026:
MAXIMUM PURCHASE PRICE
$566,354
HOUSEHOLD INCOME — 2 OR FEWER PEOPLE
$105,500
HOUSEHOLD INCOME — 3 OR MORE PEOPLE
$121,325.
Program limits change.
Always verify current eligibility before shopping around a program limit.
PROGRAM #6
WISH — WORKFORCE INITIATIVE SUBSIDY FOR HOMEOWNERSHIP
WISH is another valuable program available through participating organizations.
Locally, Nevada Partners currently advertises WISH assistance of:
UP TO $30,000
for eligible first-time homebuyers.
The assistance can be used toward:
Down payment
and:
Closing costs
and currently uses a:
4-TO-1 MATCH.
HOW DOES A 4-TO-1 MATCH WORK?
Simplified example:
Buyer contributes:
$5,000
Potential 4-to-1 assistance:
$20,000
Potential combined funds:
$25,000
subject to eligibility, funding availability and program requirements.
IMPORTANT:
WISH funding may be:
LIMITED.
Availability can depend on program allocations and participating organizations.
Do not build your purchase around WISH until your eligibility and available funding have actually been verified.
PROGRAM #7
CULINARY & BARTENDERS HOUSING PARTNERSHIP
This one is especially relevant in Southern Nevada.
Qualifying members of:
CULINARY UNION LOCAL 226
and:
BARTENDERS UNION LOCAL 165
may have access to specialized homebuyer assistance through Nevada Partners.
Their current program page advertises:
UP TO $30,000
for qualifying first-time homebuyers toward:
Down payment
Closing costs
or:
Principal mortgage buy-down.
WHO MAY QUALIFY?
Current requirements include:
Working for a participating property.
Meeting income requirements.
Purchasing a primary residence in:
CLARK COUNTY
or:
NYE COUNTY.
Qualifying for a first mortgage.
Meeting buyer-contribution and other program requirements.
LAS VEGAS BUYER TIP
If you work in:
Hotels.
Casinos.
Hospitality.
Restaurants.
Bartending.
or a qualifying Culinary position…
TELL ME BEFORE WE CHOOSE A LOAN.
Your employment may matter.
PROGRAM #8
CLARK COUNTY WELCOME HOME COMMUNITY LAND TRUST
This is different from traditional DPA.
Clark County’s Welcome Home Community Land Trust is designed to provide attainable homeownership opportunities for qualifying low- to moderate-income buyers.
HOW DOES A COMMUNITY LAND TRUST WORK?
In a traditional home purchase:
You own the home.
You own the land.
In the Clark County CLT model:
You own the home.
but:
CLARK COUNTY’S LAND TRUST RETAINS THE LAND.
You enter into a long-term ground lease.
That structure can help reduce the acquisition cost and keep the property more affordable.
But it also comes with:
Resale restrictions
Ground-lease requirements
and:
Long-term affordability rules.
THIS IS IMPORTANT:
A Community Land Trust home should not be evaluated exactly like a traditional unrestricted resale home.
A buyer needs to understand:
How resale works.
How appreciation is shared or limited.
Ground-lease obligations.
Financing requirements.
Long-term restrictions.
Lower initial cost comes with a different ownership structure.
CURRENT STATUS
Clark County says the Welcome Home CLT is intended for low- to moderate-income first-time buyers and is rolling out homes through an eligibility, application and lottery process. Current county materials describe different homes becoming available for specific household sizes and income levels.
PROGRAM #9
HOUSING COUNSELING & LOCAL NONPROFIT RESOURCES
Sometimes the best “program” isn’t immediately a check for $20,000.
For buyers who aren’t mortgage-ready yet, nonprofit housing organizations can be extremely valuable.
They may provide:
Homebuyer education
Credit counseling
Budget planning
Pre-purchase counseling
Assistance-program screening
and:
Homeownership preparation.
Nevada Partners currently provides counseling and homebuyer education alongside its assistance programs.
WHY THIS MATTERS
Maybe you are not ready today because of:
Credit.
Debt.
Savings.
Income documentation.
Employment history.
Budgeting.
You may not need:
“NO.”
You may need:
“HERE’S THE PLAN.”
WHAT ABOUT CITY-SPECIFIC PROGRAMS?
This is an area where buyers need to be careful with online information.
Programs come and go.
Funding gets exhausted.
Web pages remain online after programs change.
For example, the City of Henderson currently states that it does not administer its own First-Time Homebuyer Program and instead refers residents toward outside housing resources and Nevada Housing Division programs.
North Las Vegas currently administers HOME and affordable-housing funding primarily through organizations and development projects, rather than advertising a broad direct-to-every-buyer cash DPA program on its current housing page.
This is exactly why programs should be verified before they are advertised to a client as available.
DPA IS ONLY ONE WAY TO REDUCE CASH TO CLOSE
This page is about assistance programs…
but there are additional strategies that may reduce the amount of cash you need upfront.
SELLER CREDITS
A seller may agree to contribute toward eligible buyer closing costs.
Example:
Estimated Closing Costs
$15,000
Negotiated Seller Credit
$10,000
Potential remaining eligible costs:
$5,000
subject to lender and loan-program rules.
BUILDER INCENTIVES
New-construction builders may sometimes offer:
Closing-cost credits.
Rate buydowns.
Special financing.
Design credits.
Other incentives.
Some incentives may require the use of the builder’s affiliated lender or closing provider.
➡️ [ READ: BUILDER INCENTIVES ]
GIFT FUNDS
Some loan programs allow eligible gift money from approved sources.
The lender may require documentation involving:
Source.
Donor.
Transfer.
Gift letter.
Ask the lender before moving the money.
LENDER CREDITS
A lender may offer a credit toward closing expenses.
But this can sometimes come with a different interest-rate structure.
Compare the full loan.
Not just the amount of the credit.
WHY A GOOD STRATEGY MAY USE MORE THAN ONE TOOL
Imagine a buyer qualifies for:
$20,000 DPA
and we negotiate:
$10,000 seller credit.
That does not automatically mean the buyer receives $30,000 of usable benefits.
Program limits and eligible costs still apply.
But when properly structured, assistance plus negotiation can sometimes significantly reduce the buyer’s upfront burden.
This is why your lender and Realtor need to communicate.
A REAL GOOD ENERGY EXAMPLE
I have personally worked with buyers who came to Las Vegas expecting to:
RENT.
After connecting them with appropriate lending resources, they discovered that purchasing could be possible.
Their transaction included:
3.5% DOWN-PAYMENT ASSISTANCE
and on the real-estate side, I negotiated:
$15,500 IN SELLER CREDITS.
They originally came looking for a rental.
They ultimately received the keys to a home of their own.
That was one specific transaction.
It does not mean every buyer will qualify for the same assistance or receive the same negotiation result.
But it demonstrates why you should investigate your options before assuming homeownership is out of reach.
WHICH PROGRAM SHOULD I CHOOSE?
This is where I strongly recommend:
DO NOT START WITH THE PROGRAM.
Start with:
YOU.
Your lender should look at:
Income.
Credit.
Debt.
Employment.
Assets.
Loan eligibility.
Desired payment.
Purchase price.
Cash available.
Occupation.
Military eligibility.
How long you expect to own the home.
Then compare the available programs.
EXAMPLE:
Imagine you have two options.
OPTION A
$20,000 assistance
Higher mortgage rate.
Repayable second mortgage.
Higher monthly payment.
OPTION B
$7,500 assistance
Lower mortgage rate.
Forgivable assistance.
Lower monthly payment.
Which is better?
You cannot answer from the assistance amount alone.
COMPARE THESE NUMBERS
For every program, ask your lender to show you:
DOWN PAYMENT
ASSISTANCE AMOUNT
INTEREST RATE
APR
MONTHLY PAYMENT
MORTGAGE INSURANCE
CLOSING COSTS
CASH TO CLOSE
SECOND-MORTGAGE BALANCE
MONTHLY SECOND-MORTGAGE PAYMENT
REPAYMENT TERMS
SELL / REFINANCE RULES
Then compare.
GOOD ENERGY RULE
THE BIGGEST ASSISTANCE NUMBER DOES NOT AUTOMATICALLY CREATE THE BEST DEAL.
The goal is not:
“How much free money can I get?”
The goal is:
“What financing structure puts me in the strongest long-term position?”
CAN I COMBINE PROGRAMS?
Sometimes.
This is often called:
STACKING.
A buyer might potentially have:
DPA.
Seller credit.
Gift funds.
Builder incentive.
Lender credit.
But compatibility depends on the:
Loan.
Program.
Contribution limits.
Source of funds.
Property.
Underwriting.
Never assume programs can be combined.
Have the lender verify the structure first.
DO THESE PROGRAMS WORK WITH FHA?
Some do.
DO THEY WORK WITH CONVENTIONAL LOANS?
Some do.
DO THEY WORK WITH VA?
Some do.
Nevada Housing Division specifically identifies Home Is Possible options that can work with qualifying VA borrowers.
DO THEY WORK WITH MANUFACTURED HOMES?
Some Nevada Housing Division programs currently provide qualifying manufactured-home financing, subject to different requirements such as a higher minimum credit score in certain programs.
CAN I USE DPA TO BUY AN INVESTMENT PROPERTY?
Generally, the Nevada assistance programs discussed on this page require the purchased home to become your:
PRIMARY RESIDENCE.
DPA should not be assumed to apply to an investment-property purchase.
CAN I ALREADY OWN A HOME?
It depends on the program.
For example:
HOME IS POSSIBLE
No first-time-buyer requirement.
WORKER ADVANTAGE
No first-time-buyer requirement.
TEACHER PROGRAM
No first-time-buyer requirement.
FIRST-TIME HOMEBUYER PROGRAM
Requires the applicable first-time-buyer definition.
WISH
Designed for eligible first-time buyers.
CULINARY / BARTENDERS PROGRAM
Current Nevada Partners program is directed toward eligible first-time buyers.
Read the program—not the headline.
CAN HIGHER-INCOME BUYERS QUALIFY?
Potentially.
Nevada’s general Home Is Possible and Teacher programs currently advertise qualifying income up to:
$165,000
subject to program and underwriting requirements.
That is another reason not to assume:
“I probably make too much.”
WHAT IF I HAVE VERY LITTLE SAVED?
Assistance may help…
but buying a home with almost no reserves should still be considered carefully.
After closing, homeowners may face:
Repairs.
Maintenance.
Insurance deductibles.
Moving costs.
Appliances.
Unexpected expenses.
Assistance can help you buy.
But I also want you financially prepared to own.
HOMEOWNER ASSISTANCE SHOULD CREATE OPPORTUNITY — NOT FINANCIAL STRESS.
My goal isn’t simply:
“Get you approved.”
It is to help you evaluate whether the complete home purchase makes sense.
That includes:
The price.
The payment.
The financing.
The home.
The neighborhood.
The cash remaining afterward.
And your life outside the mortgage.
THE GOOD ENERGY PROGRAM CHECK
Before choosing any assistance program, answer these questions:
☐ Do I qualify?
☐ How much assistance do I receive?
☐ What can it be used for?
☐ Is it a grant?
☐ Is it a second mortgage?
☐ Is it forgivable?
☐ When is it forgiven?
☐ Is it repayable?
☐ Is there interest?
☐ Are there monthly payments?
☐ What happens if I sell?
☐ What happens if I refinance?
☐ Is there an occupancy requirement?
☐ Does it change my mortgage rate?
☐ How much will my monthly payment be?
☐ What is my actual cash to close?
☐ Can I combine it with seller credits?
☐ Does my occupation create another option?
☐ Is funding actually available?
If you know those answers…
you understand the program.
WHERE DO I START?
You don’t need to research every program yourself.
Start with a conversation.
Tell me:
ARE YOU A FIRST-TIME BUYER?
WHAT DO YOU DO FOR WORK?
ARE YOU A TEACHER?
ARE YOU AN ESSENTIAL WORKER?
ARE YOU MILITARY OR VA-ELIGIBLE?
DO YOU WORK IN THE CULINARY OR HOSPITALITY INDUSTRY?
HOW MUCH DO YOU HAVE SAVED?
WHAT DO YOU CURRENTLY PAY IN RENT OR HOUSING?
WHAT MONTHLY PAYMENT WOULD FEEL COMFORTABLE?
WHEN WOULD YOU LIKE TO BUY?
That information helps us determine which paths are worth investigating.
THEN WE GET THE LENDER INVOLVED.
For Nevada Housing Division programs, the official process begins with a participating lender who reviews eligibility and financing.
The lender determines:
Mortgage qualification.
Loan options.
Program eligibility.
Assistance amount.
Rates.
Repayment terms.
Cash to close.
Then I help with the real-estate side:
Finding the property.
Evaluating the purchase.
Structuring the offer.
Negotiating seller contributions when appropriate.
Managing the transaction.
Financing strategy + real-estate strategy.
That’s where the pieces come together.
YOU MAY HAVE MORE OPTIONS THAN YOU THINK.
Maybe you’re:
A first-time buyer.
A second-time buyer.
A teacher.
A nurse.
A firefighter.
A veteran.
An active-duty service member.
A construction worker.
A Culinary Union member.
A Bartenders Union member.
A Nevada essential worker.
Or simply someone who wants to preserve more of their savings while buying.
Don’t assume there is nothing available for you.
Find out.
HOMEOWNERSHIP MAY BE POSSIBLE.
I’ve watched buyers start with:
“We’re just looking for a rental.”
and end with:
🔑 “WE BOUGHT A HOME.”
Sometimes the biggest obstacle isn’t qualification.
Sometimes it’s simply not knowing what programs or strategies exist.
Information creates options.
Options create better decisions.
That’s Good Energy.
READY TO EXPLORE YOUR OPTIONS?
TOMMY XAVIER NGUYEN
The Good Energy Realtor®
Nevada Real Estate Salesperson
NV Lic. #S.0204577
Good Energy Realty LLC
📞 725.224.1720
Serving:
Las Vegas • Henderson • North Las Vegas • Boulder City • Southern Nevada
Calm numbers. More options. Strong decisions.
[ EXPLORE MY ASSISTANCE OPTIONS ]
[ TALK TO TOMMY ]
CONTINUE LEARNING
MORTGAGE & FINANCING
Understand what lenders review, what documents you’ll need and how mortgage approval works.
[ MORTGAGE GUIDE → ]
HOW MUCH CAN I AFFORD?
Determine a comfortable purchase range before shopping.
[ AFFORDABILITY GUIDE → ]
DOWN PAYMENT & CLOSING COSTS
Understand down payment, closing costs, earnest money and cash to close.
FIRST-TIME BUYER ASSISTANCE
Looking specifically for programs available to first-time buyers?
BUILDER INCENTIVES
Buying new construction? Learn how builder credits and rate incentives work.
IMPORTANT PROGRAM INFORMATION
Program information on this page is based on published information available as of:
SEPTEMBER 2026.
Assistance programs can change at any time.
Funding can be exhausted.
Interest rates can change.
Eligibility requirements can change.
Purchase-price and income limits can change.
Programs can be discontinued.
Programs may not work with every loan, lender, property or buyer.
Assistance is not guaranteed.
The Good Energy Realtor® and Good Energy Realty LLC do not provide mortgage, legal, financial or tax advice and do not determine program eligibility.
A participating or appropriately licensed mortgage professional should verify the current program, loan structure, assistance amount, repayment obligations, rate and eligibility before you rely on any program.
