By Tyler Thompson · Licensed Real Estate Agent · Updated October 25, 2026
Henderson NV Down Payment Assistance & Homebuyer Programs
See programs you qualify for
Get Matched Free →Compare the state and lender down payment assistance that Henderson buyers can use against a $484,900 median home, since the city runs no program of its own.
Verified Oct. 2026
- Median home value
- $484,900
- Census ACS 2020-2024
- 3% down
- $14,547
- Before closing costs
- Closing costs
- $10k–$17k
- Planning estimate
- Assistance paths
- 4 programs
- Plus 6 mortgage options
Start with the program that matches the property
Henderson's housing office says the city runs no first-time homebuyer program, so cash help here comes from the Nevada Housing Division and FHLBank San Francisco. Home Is Possible reaches homes priced to $832,750 with a $165,000 income ceiling, and WISH serves first-time savers below HUD's 80% AMI line.
STATE
Home Is Possible Down Payment Assistance
Up to 5% of the loan
Home Is Possible grants up to 5% of the loan, about 23,400 dollars on a median Henderson purchase, and past owners can use it too.
LENDER NETWORK
WISH Down Payment Matching Grant
Up to $32,837 (4-to-1 match)
WISH turns every dollar a first-time buyer saves into four more, up to 32,837 dollars, through participating FHLBank San Francisco members.
TEACHERS
$7,500
Licensed full-time K-12 public school teachers can add a 7,500 dollar award that is forgiven after five years in the home.
Plan the cash
What buying in Henderson costs
| Median home value | $484,900 |
|---|---|
| 3% down payment | $14,547 |
| Estimated closing costs | $9,700–$17,000 |
| Estimated cash before assistance | $24,247–$31,547 |
Estimate only, not a quote. Based on a $484,900 Henderson price, at roughly 2% to 3.5%: lender and title charges, Clark County recording, and escrow for property tax and homeowners insurance.
Keep cash help separate
Down payment assistance in Henderson
| Program | Maximum | Best fit | Repayment / limit |
|---|---|---|---|
| WISH Down Payment Matching Grant (FHLBank San Francisco) | Maximum:Up to $32,837 (4-to-1 match) | Best fit:Savers below the 80% AMI line at a member bank | Repayment / limit:Five-year retention period; Buyer savings matched 4-to-1 |
| Home Is Possible Down Payment Assistance (Nevada) | Maximum:Up to 5% of the loan | Best fit:Incomes to $165,000 on homes priced to $832,750 | Repayment / limit:Grant for down payment and closing |
| Home Is Possible for First-Time Homebuyers (Nevada) | Maximum:Up to 4% of the loan | Best fit:First-time buyers comfortable with a 30-year loan | Repayment / limit:30-year 0% loan, not forgiven |
| Home Is Possible for Teachers (Nevada) | Maximum:$7,500 | Best fit:Licensed full-time K-12 public school teachers | Repayment / limit:Forgiven after 5 years in the home; Available through Dec 31, 2026 |
Mortgage options that may pair with assistance
Make a decision
Find your best starting point
Owned a home before
Start with Home Is Possible
Home Is Possible has no first-time rule, so a past owner earning 165,000 dollars or less can still claim a grant worth up to 5% of the loan through a HIP lender after a homebuyer course.
Saver under 80% of AMI
Ask a lender about WISH
WISH matches savings 4-to-1, so 4,000 dollars saved becomes 16,000 more, but the grant carries a five-year retention period and only member banks can enroll you.
Public school teacher
Add the 7,500 dollar teacher award
A licensed full-time K-12 classroom teacher can use HIP for Teachers through December 31, 2026; leaving the home before five years ends the forgiveness.
Property and geography checks
| Program | Where | Property / lender gate |
|---|---|---|
| Home Is Possible DPA | Where:Statewide, including Henderson | Gate:Price up to $832,750 and income up to $165,000; credit 640, or 660 for manufactured homes |
| HIP for First-Time Homebuyers | Where:Statewide, no ownership in 3 years | Gate:4% second is a 30-year loan, not forgiven; debt ratio up to 50% depending on credit |
| WISH | Where:Arizona, California and Nevada members | Gate:Income under HUD's 80% area median line; escrow must open within a year of enrolling |
| FHA in Clark County | Where:Henderson and the rest of Clark County | Gate:One-unit loan limit of $541,287; the property must meet FHA appraisal standards |
The fastest way to avoid a bad match
Check the address, property type and price cap before comparing assistance amounts.
A larger advertised benefit doesn’t help if the home or lender is outside that program’s rules.
We’ll fill in its city and state on the free eligibility check. A mailing address that says Henderson isn’t always inside city limits, so confirm with the program before you make an offer.
See the math
Three realistic purchase examples
Illustrations only. Approval, availability and program combinations depend on current rules.
FHA buyer at the $484,900 median
| Price | $484,900 |
|---|---|
| Down payment | $16,972 |
| Closing costs | $13,000 |
| Home Is Possible DPA | −$23,396 |
| Estimated gap | $6,576 |
A buyer earning under 165,000 dollars with credit of 640 or more who finishes the HIP homebuyer course.
WISH saver buying a $350,000 townhome
| Price | $350,000 |
|---|---|
| Down payment | $12,250 |
| Closing costs | $9,000 |
| WISH matching grant | −$16,000 |
| Estimated gap | $5,250 |
The buyer's own 4,000 dollar contribution is part of the 5,250 dollars still needed; income must stay under 80% of AMI.
Teacher buying a $400,000 home
| Price | $400,000 |
|---|---|
| Down payment | $12,000 |
| Closing costs | $10,000 |
| Home Is Possible for Teachers | −$7,500 |
| Estimated gap | $14,500 |
A licensed full-time K-12 public school teacher on a 3% down loan, closing before December 31, 2026.
How to apply in Henderson
- 1
Take a homebuyer course
Nevada Housing Division or a HUD-approved counselor
Every Home Is Possible program and WISH requires homebuyer education, and Henderson's housing page sends residents to HUD-approved counseling agencies for pre-purchase help.
- 2
Choose a HIP-qualified lender
Nevada Housing Division, Home Is Possible
Only HIP-qualified lenders reserve Home Is Possible, the first-time version or the teacher award, and they confirm income, price and credit before an offer.
Southern Nevada 702-486-7220; HIP@housing.nv.gov · homeispossiblenv.org
- 3
Ask that lender about WISH
FHLBank San Francisco member institutions
WISH enrollment happens through a participating member bank or credit union, which can submit requests through March 12, 2027 while 2026 funds last.
- 4
Watch Clark County's land trust
Clark County Welcome Home CLT
The county's community land trust sells homes to households under 80% or 100% of AMI with under 60,000 dollars in assets, a 640 score and a 3% down payment from savings or gifts.
- 5
Call the city for referrals
City of Henderson Housing
The city funds repairs through Rebuilding Together Southern Nevada and rental help, not purchase assistance, so its staff refer buyers to the state program.
Rebuilding Together 702-259-4900 · cityofhenderson.com
Local details matter
Buying considerations in Henderson
No city purchase fund
Henderson's housing office states it does not administer a first-time homebuyer or rehabilitation loan program, so every cash award here comes from the state or a lender network.
Low property tax, newer homes
Census puts the median Henderson tax bill at 2,520 dollars, about 0.52% of value, and half its homes were built in 2001 or later.
FHA limit near the median
Clark County's 2026 FHA limit is 541,287 dollars, so homes much above the 484,900 dollar median may need a conventional loan instead.
If local funding isn't available
The City of Henderson does not currently advertise a city-funded down payment program, and says so on its housing page. Buyers can still investigate the state, lender-network, county land trust and federal routes below.
Nevada Housing Division
Home Is Possible grants up to 5% of the loan with no first-time rule, HIP for First-Time Homebuyers lends 4% interest-free over 30 years, and the teacher award adds 7,500 dollars. All three are reserved through HIP-qualified lenders after a homebuyer course.
FHLBank San Francisco WISH
WISH matches a first-time buyer's own savings 4-to-1, up to 32,837 dollars, for households under HUD's 80% area median line. Enrollment runs through participating member banks and credit unions, and the grant carries a five-year retention period.
Clark County Welcome Home CLT
The county's community land trust sells homes to households under 80% or 100% of Clark County AMI who have not owned in five years, hold under 60,000 dollars in assets and can put 3% down from savings or gifts.
FHA, VA and 3% conventional loans
FHA covers Henderson homes up to the 541,287 dollar Clark County limit with 3.5% down, VA needs nothing down with full entitlement, and Fannie Mae's HomeReady and Freddie Mac's Home Possible take 3% down when income stays under 80% of AMI.
Frequently Asked Questions
Does the City of Henderson offer down payment help?+−
What does a 484,900 dollar Henderson home cost upfront?+−
Can a past homeowner use Home Is Possible?+−
Is the first-time HIP loan ever forgiven?+−
Does a Clark County teacher get extra help in Henderson?+−
Buying elsewhere in Nevada? Compare all Nevada home buyer programs →
Sources
Last verified October 25, 2026.
- U.S. Census Bureau: Henderson city, Nevada profile (ACS 2020-2024)
- City of Henderson: Housing resources for residents
- Nevada Housing Division: Home Is Possible
- Nevada Housing Division: HIP for First-Time Homebuyers
- Nevada Housing Division: HIP for Teachers (through Dec 31, 2026)
- Nevada Housing Division: Homebuyer FAQ and FHA limits
- FHLBank San Francisco: WISH 2026
- FHLBank San Francisco: WISH disbursement and retention
- FHLBank San Francisco: Corporate fact sheet (11th District)
- Clark County: Welcome Home CLT requirements
- HUD: Buying a home with FHA
- VA: Home loans