Buying a Home Near Nellis AFB with a VA Loan

By Fernando Castro, Navy veteran (Chief Petty Officer, about 20 years), VA Loan Specialist and Las Vegas REALTOR® with eXp Realty who has helped 100+ VA families buy homes.

Fernando is a DoD SkillBridge industry partner, training transitioning service members for civilian real estate careers in Las Vegas and Los Angeles.

Short answer: Fernando Castro of Casanova Realty Group, brokered by eXp Realty, helps service members PCSing to Nellis Air Force Base buy homes with VA loans in North Las Vegas, Las Vegas and Henderson. Fernando is a U.S. Navy veteran with about 20 years of service who rose to Chief Petty Officer, so he plans around report dates, BAH and buying from out of state. Many Nellis families look north and northwest of the base, in and around Aliante. Call or text (702) 530-5370, Monday to Sunday, 9 AM to 7 PM.

Orders to Nellis come with a report date, and the home search has to fit around it. This page covers where Nellis families tend to live, how BAH fits your budget and the VA loan steps for a PCS buyer. For VA loan basics in more depth, read the VA loan and military home buying guide. To get a feel for the area north of the base, see the North Las Vegas neighborhood guide and the North Las Vegas home buyer guide.

Full PCS timeline checklist: military relocation in Las Vegas.

Where Nellis families live

The Nellis Military Housing Office says the most popular ZIP codes for Nellis families are in and around the Aliante area: 89084, 89085, 89031, 89087 and 89086. It adds that some families less concerned with commute time choose Summerlin (89138, 89134, 89135 and 89144) or Henderson, especially Green Valley (89012 and 89052), and that both are popular with families who have school-age children (Nellis AFB Military Housing Office, housing.af.mil).

• North Las Vegas and Aliante (89084, 89031, 89086): master-planned and newer neighborhoods north of the base.
• Northern North Las Vegas (89085, 89087): newer subdivisions near the 215 Beltway, most with an HOA.
• Summerlin (89138, 89134, 89135, 89144): west side of the valley, a longer drive to Nellis.
• Henderson and Green Valley (89012, 89052): southeast of the valley, a longer drive, chosen by some families for schools.

If one of you is assigned to Creech AFB, the same office lists a different set of popular ZIP codes for Creech personnel (89143, 89131, 89166, 89149 and 89130), on the northwest side. The Creech AFB home buying guide covers those areas and the commute in more detail.

Drive times vary by gate and traffic, so we map yours before you tour. Before you buy close to the base, also read what the disclosure form doesn't say about living near Nellis.

BAH at Nellis AFB

Look up your exact rate on the official DTMO BAH calculator using Nellis's ZIP code, 89191, and confirm it on your LES. A few rules from the Defense Travel Management Office help when you budget:

• BAH is based on your rank, your dependency status and your permanent duty station ZIP code, not the ZIP code of the home you buy (DTMO BAH lookup).
• BAH is not intended to cover all of a service member's housing costs (DTMO).
• Individual rate protection keeps your BAH from dropping while your status stays the same. A PCS, a reduction in pay grade or a change in dependency status ends it (DTMO).

Set your budget around a monthly payment you're comfortable with, including HOA dues, insurance and property taxes, not just the largest loan you're approved for.

VA loan steps for a PCS buyer

1. Get your Certificate of Eligibility (COE). It confirms for your lender that you qualify for the VA home loan benefit. Active-duty members need a statement of service signed by their commander, adjutant or personnel officer, and your lender may be able to request the COE for you (VA).
2. Get pre-approved with a lender that makes VA-backed loans. Have your orders and LES ready.
3. Set your budget around your BAH and your full monthly costs.
4. Search from where you are now with video tours and neighborhood checks.
5. Make an offer. The lender orders a VA appraisal. VA says an appraisal estimates the home's market value and isn't a home inspection (VA), so get your own inspection too.
6. Close. If you can't be here in person, ask your lender and title company early which signing options they allow.

What VA says about its purchase loan (VA purchase loan):

• You must live in the home you buy with the loan.
• There's often no down payment, as long as the sales price isn't higher than the appraised value.
• There's no private mortgage insurance.
• Most buyers pay a one-time VA funding fee. For a purchase loan it's 2.15% of the loan for first use with less than 5% down, 3.3% after first use with less than 5% down, 1.5% with 5% or more down and 1.25% with 10% or more down. Veterans who receive VA compensation for a service-connected disability, and active-duty members who show proof of a Purple Heart before closing, are among those who don't pay it (VA funding fee).
• The seller can pay some or all of your closing costs. VA doesn't limit seller credits for closing costs, but it limits seller's concessions to no more than 4% of the home's reasonable value (VA).

Frequently asked questions

Where do most Nellis AFB families buy homes?

The Nellis Military Housing Office says the most popular ZIP codes for Nellis families are in and around Aliante in North Las Vegas (89084, 89085, 89031, 89087 and 89086). Some families choose Summerlin or Henderson's Green Valley for schools and accept a longer drive.

What is the BAH at Nellis AFB?

BAH depends on your rank, your dependency status and your duty station ZIP code. Look up your rate on the Defense Travel Management Office BAH calculator using ZIP code 89191, and confirm it on your LES.

Can I buy a house near Nellis with no money down?

Often, yes. VA says a VA-backed purchase loan often requires no down payment as long as the sales price isn't higher than the home's appraised value. You still need to meet VA and lender requirements, and you'll pay closing costs and a one-time VA funding fee unless you're exempt.

How much is the VA funding fee?

Per VA, the purchase-loan funding fee is 2.15% for first use with less than 5% down, 3.3% after first use with less than 5% down, 1.5% with 5% or more down and 1.25% with 10% or more down. Veterans who receive VA compensation for a service-connected disability and certain others don't pay it.

Can the seller pay my closing costs on a VA loan?

Yes. VA lets sellers give credits for some or all of your closing costs, but it limits seller's concessions, such as paying your VA funding fee, to no more than 4% of the home's reasonable value.

Is there a Navy veteran realtor near Nellis AFB?

Fernando Castro of Casanova Realty Group, brokered by eXp Realty, is a U.S. Navy veteran with about 20 years of service who rose to Chief Petty Officer. He helps military families buy in North Las Vegas, Las Vegas and Henderson.

Do you work with service members leaving the military?

Yes. Fernando Castro is a Navy veteran and a DoD SkillBridge industry partner, training transitioning service members for civilian real estate careers in Las Vegas and Los Angeles. He also helps separating Nellis and Creech members buy a home with their VA loan benefit.

Can I use my VA loan again for a home near Nellis if I used it at a previous duty station?

Often, yes. VA says you may be able to restore the entitlement you used if you've sold that home and paid off the loan, or if a qualified Veteran buyer assumes your loan and substitutes their entitlement. If you've paid the loan off but kept the home, you can restore entitlement that way only once. If you don't qualify for restoration, you may still have remaining entitlement to buy a home near Nellis. Your lender confirms your entitlement with your Certificate of Eligibility. See our VA loan and military home buying guide.

Do veterans buying near Nellis AFB get a property tax break?

Yes. Clark County offers a veteran's exemption and a larger disabled veteran's exemption tiered by disability rating (60% and up). The Assessor currently publishes assessed-value reductions of $3,640 for the veteran's exemption and $18,200, $27,300 or $36,400 for 60–79%, 80–99% or 100% disability; amounts adjust each year. You apply through the Clark County Assessor. Fernando Castro, a Navy veteran and VA Loan Specialist, walks Nellis buyers through it when they buy.

Talk it through

PCSing to Nellis? Text or call Fernando at (702) 530-5370, Monday to Sunday, 9 AM to 7 PM, or send a message. You'll get a plan built around your report date, your BAH and the areas that fit your family.

Fernando's military service is shared as personal background only. Neither the U.S. Navy nor the Department of Defense endorses Casanova Realty Group or any product or service. Fernando is a real estate agent; he does not lend money. Talk to a VA-approved lender about your loan.