Nellis AFB: rent or buy? (2026)
E-5 with dependents: $2,070/mo BAH.
- Typical 3BR rent: $2,413 (HUD FY2026). About $343/mo over BAH.
- Typical home: $422,748 in Clark County NV (Zillow, Sept 2026).
- VA loan, $0 down: about $3,335/mo with tax and insurance (est.).
- O-3 with dependents: $2,382/mo BAH.
Your plan for Nellis
2026 BAH at Nellis AFB
Military Housing Area NV212: Nellis AFB/Las Vegas, NV. Duty ZIP 89191. Monthly rates from DTMO, effective Jan 1, 2026. Confirm your ZIP on the DTMO lookup.
| Grade | With dependents | Without |
|---|---|---|
| E-1 | $1,941 | $1,629 |
| E-2 | $1,941 | $1,629 |
| E-3 | $1,941 | $1,629 |
| E-4 | $1,941 | $1,629 |
| E-5 | $2,070 | $1,737 |
| E-6 | $2,208 | $1,818 |
| E-7 | $2,268 | $1,941 |
| E-8 | $2,337 | $2,103 |
| E-9 | $2,445 | $2,133 |
| W-1 | $2,223 | $1,908 |
| W-2 | $2,298 | $2,100 |
| W-3 | $2,385 | $2,139 |
| W-4 | $2,469 | $2,214 |
| W-5 | $2,577 | $2,283 |
| O-1E | $2,277 | $2,067 |
| O-2E | $2,370 | $2,127 |
| O-3E | $2,487 | $2,196 |
| O-1 | $2,094 | $1,806 |
| O-2 | $2,205 | $2,031 |
| O-3 | $2,382 | $2,151 |
| O-4 | $2,610 | $2,265 |
| O-5 | $2,775 | $2,301 |
| O-6 | $2,796 | $2,361 |
| O-7+ | $2,814 | $2,400 |
Rent near Nellis
| Size | HUD FY2026 Fair Market Rent |
|---|---|
| Studio | $1,333 |
| 1 bedroom | $1,478 |
| 2 bedrooms | $1,735 |
| 3 bedrooms | $2,413 |
| 4 bedrooms | $2,764 |
Las Vegas-Henderson-North Las Vegas, NV MSA (Clark County NV). 40th-percentile rent including utilities. Zillow ZORI (all sizes, Sept 2026): $1,732.
Buying with a VA loan
- Typical home value
- $422,748 (Zillow ZHVI, Clark County NV, Sept 2026)
- Loan, $0 down
- $431,837 incl. 2.15% funding fee (first use)
- Principal + interest
- $2,990/mo at 7.4% (Freddie Mac avg, 2026-10-15)
- Property tax (est.)
- $169/mo (0.48% of value, Census ACS)
- Insurance (placeholder)
- $176/mo
- Total (est.)
- $3,335/mo
- 2026 loan limit
- $832,750 (only matters with partial entitlement)
All numbers are estimates for planning. BAH: DTMO 2026. Rent: HUD FY2026 FMR. Home value: Zillow ZHVI, Sept 2026. Rate: Freddie Mac 7.4% (2026-10-15). Tax: Census ACS county median. Insurance: our placeholder (0.5% of value, min $1,200/yr), not a quote.
FAQ
What is the 2026 BAH at Nellis AFB?
For an E-5 with dependents it's $2,070 a month; without dependents $1,737. O-3 with dependents: $2,382. Military Housing Area NV212 (Nellis AFB/Las Vegas, NV). Source: DTMO 2026 rates.
How much is rent near Nellis AFB?
HUD's FY2026 Fair Market Rent for Clark County NV: $1,735 for 2 bedrooms, $2,413 for 3 bedrooms, including utilities. Zillow's typical observed rent (all sizes) was $1,732 in Sept 2026.
Should I buy a house at Nellis AFB?
It depends on how long you'll stay and whether you'd keep it as a rental. Run the planner above with your rank and plans.
What's the VA loan limit near Nellis AFB?
With full entitlement there's no VA loan limit. With partial entitlement, VA uses the 2026 FHFA one-unit limit for Clark County NV: $832,750.