Drive north on the I-15 and watch the median price drop roughly $1,000 per minute. North Las Vegas ends at the Apex exit, but between here and the Strip you’ll pass four active subdivisions where base prices still start under $400k. Builders keep prices lower because land cost is half that of Summerlin South, and impact fees are frozen through 2025 by city ordinance.

That translates into real buying power. On a $385,000 base price:

• FHA 3.5 % down = $13,475 cash plus closing costs
• VA 0 % down = $0 if you have remaining entitlement
• Conventional 5 % down = $19,250 and no monthly PMI with our 80-15-5 piggyback

Inventory moves fast—Aliante’s current phase released 42 lots and sold out in 11 days—so having an NMHL pre-underwritten file lets you compete with cash-heavy investors eyeing rental yields above 6 %.

Nevada’s property-tax system can confuse newcomers, but here’s the short version: Clark County assesses at 35 % of market value and caps annual increases at 3 % for owner-occupants. On a $385,000 purchase the assessed value is $134,750; multiply by the combined rate of $2.30 per $100, and your annual tax is about $3,100—roughly $258 a month.

Supplemental bills you should know:

• NLV Special District Fee: $90/year for streetlights in Aliante and Valley Vista
• CCRFID (flood control): $42/year baked into the tax bill
• School override: expires 2027, currently $28/year

Because taxes are paid in arrears, expect a 14-month look at closing. NMHL’s escrow analysis builds in a 10 % cushion so you’re never short if the assessor revalues after your first-year exemption filings.

Even buyers without kids should watch attendance zones; prices jump an average of $8,700 for every 100-point GreatSchools rating increase. In North Las Vegas the dividing line is Clayton/Aliante Elementary (GreatSchools 8/10) versus Cambeiro (5/10). Homes on the Aliante side of Nat’l Parks Dr sell for $25–$30 per square foot more.

High-school boundaries matter even more:

• Shadow Ridge HS zone: median resale $425k, 14 days on market
• Valley HS zone: median $365k, 28 DOM
• Legacy HS zone: median $390k, but new builds command $35k premiums

If you’re buying in a neighborhood still under construction, request a boundary guarantee letter from the builder; NMHL keeps templates on file so your appraiser uses the correct comparable sales.

We’ve crunched the numbers: 42 % of North Las Vegas applicants don’t fit the vanilla 740-FICO-20 %-down box. That’s why NMHL keeps a full shelf of niche products:

FHA-Alt: 580–639 scores OK, 3.5 % down, accepts one year of tax returns if self-employed less than two years.

VA Advantage: 0 % down to $726k, 550 minimum, manual underwriting if your COE shows foreclosure that’s over a year old.

Bank-Statement Plus: 12 months biz or personal statements, loans to $1.5 M, 90 % LTV to $1 M with 700 score.

Non-QM DSCR: Perfect for Airbnb investors near the speedway; qualify using 75 % of projected rent from an STR report—no personal income docs.

Home-Ready Flex: 3 % down, 50 % DTI allowed, reduced PMI rates, and we can count roommate boarder income with 12 months of cancelled rent checks.

Every file is underwritten in our Las Vegas service center—same time zone, same street slang, zero hand-offs to a faceless out-of-state team.

Builder contracts in North Las Vegas average 18–25 days because framers are busy. Follow this timeline and NMHL keeps pace:

1. Day 0: Apply online or at our Aliante Parkway branch; upload bank statements, W2s, and driver’s license.
2. Day 1: Receive NMHL Edge pre-underwrite; we verify income, assets, and credit—no guesswork.
3. Day 2: Choose your rate and lock; float-down option available if rates drop 0.25 %.
4. Day 3–5: Order appraisal; we use only Clark County approved appraisers familiar with new-construction comps.
5. Day 6–10: Receive HOA docs from builder; our compliance team reviews CCRs overnight so you’re not blindsided by rental caps or pet restrictions.
6. Day 11–14: Final underwriting clears any outstanding conditions; we issue the Closing Disclosure.
7. Day 15–21: Notary signs at builder’s preferred title company; NMHL funds same day.

Pro tip: builders love buyers who use local lenders—ask for the seller-paid temporary-buy-down; we’ve seen 2-1 buy-downs that cut the first-year payment by $330.

North Las Vegas isn’t a secret anymore—Apex Industrial Park just added 3,800 jobs and the Raiders practice facility is five minutes south. Prices are climbing weekly, and the best lots disappear over a weekend. If you’re pre-qualified with NMHL, you can:

• Walk into a sales office and negotiate like cash
• Secure closing-cost credits worth $8k–$15k
• Lock today’s rate for 90 days while you pick colors and upgrades

Our online qualifier takes 90 seconds, doesn’t pull credit, and tells you the exact loan amount, payment, and cash needed. When you’re ready, a human loan officer who lives in the 89031 ZIP texts you back within 30 minutes—no chatbots, no call center in another state.

Whether you’re buying your first home near the Aliante duck ponds or scaling your fifth short-term rental by the speedway, NMHL has the local programs, the local people, and the local know-how to get you keys in North Las Vegas—fast.