Nevada has no state income tax, a property-tax abatement that caps annual increases at 3% on an owner-occupied primary residence (8% on other property), and a statewide down-payment assistance program, Home Is Possible, run by the Nevada Housing Division. Las Vegas is my primary market, with particular depth in military families at Nellis and Creech and hospitality professionals with variable income. Statewide service is subject to current licensing, which you can confirm on NMLS Consumer Access.
Primary market
Nevada rules that move your payment
- Property-tax abatement. Under NRS 361.4723 the bill on an owner-occupied primary residence can't rise more than 3% a year; other property is capped at 8%. Buyers must file the claim with the county assessor after closing, and many never do. I put the form in your closing packet.
- No state income tax, which is why Nevada draws investors and why retirement and asset-based qualifying is common here.
- SIDs and LIDs. Special and local improvement district assessments in newer master-planned areas are separate from the HOA and separate from property tax; they belong in the qualifying payment from day one.
- Home Is Possible. The state DPA family, with a first-time track, HIP-DPA, Teachers and Heroes. Today's program rates.
- Rural assistance. Nevada Rural Housing runs its own programs outside Clark and Washoe, and USDA Rural Development covers much of the state outside the two metros.
Where I lend in Nevada
| Corridor | Counties | Communities |
|---|---|---|
| Las Vegas valley | Clark | Las Vegas, Henderson, North Las Vegas, Summerlin, Boulder City, Mesquite, Laughlin. Nellis AFB and Creech AFB. |
| Reno–Carson corridor | Washoe, Carson City, Douglas, Lyon, Storey | Reno, Sparks, Carson City, Gardnerville, Minden, Fernley, Dayton, Incline Village. Home at Attainability in Washoe County. |
| Rural Nevada | Churchill, Elko, Nye, Humboldt, White Pine and the rest | Fallon (NAS Fallon), Elko, Spring Creek, Winnemucca, Pahrump, Ely. USDA territory; Nevada Rural Housing assistance. |
Sources: NRS Chapter 361 · Nevada Housing Division · Nevada Rural Housing · USDA Rural Development. Verified September 2026.
Written and reviewed by Dave Bazan, NMLS #2063296
Mortgage Loan Officer with Note Mortgage · English and Spanish · Las Vegas and San Antonio