Buying your first home is exciting—until the math hits. Median prices across Las Vegas, Reno, Phoenix, and Flagstaff remain well above pre-pandemic levels, while mortgage rates hover near recent highs. If a five-figure down payment feels impossible, take a breath: the Federal Housing Administration (FHA) just raised its base loan limit (the “floor”) to $524,225 for one-unit properties, with ceilings up to $1,209,750 in the priciest counties.

Those jumps let more buyers stick with FHA’s friendly 3.5 % down payment, lenient credit guidelines, and competitive mortgage-insurance costs—rather than jumping to stricter, costlier jumbo financing. As a mortgage broker Las Vegashomeowners trust—and a mortgage broker Arizona buyers rely on—Dara Capital is breaking down the new numbers, county by county, plus the strategies that maximize them.

1. National-to-Local Cheat Sheet

• National FHA floor (applies to most NV & AZ counties): $524,225
• High-cost ceiling: $1,209,750
• Why it matters: Borrow above your county cap and you’ll need jumbo FHA (rare) or shift to a conventional or non-QM loan—usually higher rates and stricter rules.

2. Nevada Highlights – 2025 FHA Loan Limits

• Clark County (Las Vegas), Nye, and most rural counties: $524,225
• Carson City: $575,000
• Washoe & Douglas Counties (Reno / Lake Tahoe): $718,750

Takeaway: In metro Las Vegas a $524k cap keeps many starter and mid-tier homes inside FHA territory, especially when you combine it with Home Is Possible (HIP) down-payment assistance. Reno buyers get extra breathing room—up to $718k—before leaving FHA guidelines.

3. Arizona Highlights – 2025 FHA Loan Limits

• Statewide floor (most rural counties): $524,225
• Maricopa & Pinal Counties (Greater Phoenix): $546,250
• Coconino County (Flagstaff): $563,500

Takeaway: The extra $22k in Phoenix/Pinal keeps thousands of additional listings within FHA reach. In Flagstaff’s pricier market, $563,500 helps primary-residence buyers avoid conventional PMI or jumbo down payments.

4. How Bigger Limits Boost Your Buying Power

1. Smaller Down Payment – At $524,225 the minimum 3.5 % down payment is $18,348—about $3,500 less than last year’s requirement for a similar-priced home.
2. Higher Debt-to-Income Flexibility – FHA often approves ratios into the mid-50 % range; conventional caps are tighter.
3. Cheaper Monthly Cost – FHA lowered annual mortgage-insurance premiums in 2023, narrowing the gap with 5 %-down conventional loans.
4. Grant-Stacking Potential – In Nevada you can layer HIP or Home At Last funds; in Arizona you can add bond-funded Home Plus assistance, cutting cash-to-close even further.

5. State-Specific Strategy Plays

Nevada

• Las Vegas / Henderson (Clark County): Use the full $524k limit, add 4 % HIP funds, and keep total cash to close in the low five figures—or less with seller credits.
• Reno / Tahoe (Washoe & Douglas): The $718k cap lets high earners stay in FHA on many mid-luxury homes, sidestepping stricter jumbo underwriting.

Arizona

• Phoenix, Scottsdale, Chandler (Maricopa & Pinal): Stretch buying power to $546,250 and combine with Home Plus for potential down-payment grants.
• Flagstaff & High-Elevation Markets (Coconino): $563,500 keeps competitive cabins and condos inside FHA reach—as long as you occupy them as your primary home.

6. Low-Down-Payment Loans to Pair With Assistance

FHA Loan – See our full FHA guide

• 3.5 % down, credit scores to 580, 2025 limit up to $718,750 (NV) or $563,500 (AZ), depending on county.

Conventional 97 (HomeReady / Home Possible)

• 3 % down, cancellable PMI, 2025 conforming limit $766,550.

VA Loan

• 0 % down, no monthly PMI, available to eligible veterans and active-duty service members.

USDA Rural Loan

• 0 % down in USDA-eligible areas (many NV & AZ rural ZIPs qualify); pairs perfectly with Nevada’s Home At Last.

Pro Tip: Dara Capital often pairs an FHA loan + 4 % HIP assistance + Mortgage Credit Certificate (MCC), letting many first-time buyers bring under $1,000 to closing.

7. Fast FAQ

Does every Nevada or Arizona county get the higher limits?
No—the national floor applies unless HUD designates the county as high-cost. Always check your ZIP or ask us.

Can I exceed the limit with a larger down payment?
Not with FHA. Anything above your county cap pushes you into conventional or other loan types.

When did lenders start using 2025 limits?
Case numbers assigned on or after January 1, 2025 use the new limits; Dara Capital’s systems updated the same week.

Is the $22k uptick in Phoenix really enough?
Yes—it keeps roughly 1,500 additional listings per month inside FHA guidelines based on recent ARMLS data.

8. Locations We Serve

Need first-time homebuyer programs, FHA expertise, or a trusted mortgage broker somewhere else? Dara Capital is licensed and active in these markets:

Nevada – HIP, HAL, FHLBank grants, MCC tax credits, FHA, VA & USDA loans across Las Vegas, Henderson, Reno, and every rural county.
Keywords: mortgage broker Las Vegas, Nevada down-payment assistance.

Arizona – Bond-funded Home Plus DPA and first-time-buyer programs for Phoenix, Tucson, Flagstaff, and beyond.
Keywords: mortgage broker Arizona, FHA limits Arizona.

Texas – TDHCA grants and low-money-down mortgages in Dallas–Fort Worth, Austin, Houston, and San Antonio.

Colorado – Grant-stacking strategies for Denver, Colorado Springs, Boulder, and mountain towns.

Florida – Conventional, FHA, VA, and jumbo solutions from Miami to Orlando and Tampa.

California – State and local grants plus jumbo financing in Los Angeles, the Bay Area, San Diego, Sacramento, and the Central Valley.

Minnesota (Coming Soon) – First-time-buyer programs across Minneapolis–St. Paul and surrounding counties.

Curious about our story and values? Learn more about us here.

9. Meet Your Lending Team

Buying a home is smoother when real people—not phone trees—guide you.

• Local expertise, national reach. Our loan officers are licensed across multiple states and excel at layering grants, DPAs, and niche loans for minimal cash to close.
• One-on-one guidance. Work with the same expert from pre-approval to closing—and whenever you’re ready to refinance or buy again.
• Transparent processing. In-house underwriting keeps files moving and everyone informed.
• Client-first culture. Integrity and education drive every recommendation.

👉 Meet the team | Read our story

10. Ready to Buy Your Nevada—or Arizona—Home in 2025?

Want to see how far the new FHA limits—and local grants—can stretch your budget?

👉 Contact us today to schedule a no-obligation consult, or call (702) 840-1600.

For daily tips and market insights, follow us on Instagram @daracapitalmortgage.