Independent Homebuyer Guide · Las Vegas Valley
Clark County Community Land Trust: A Homebuyer's Guide
Clark County's Welcome Home Community Land Trust sells new homes below market cost to qualified first-time buyers living or working in Clark County. You own the house; the County leases you the land. This is a plain-English roadmap of the ground lease, 2026 income caps, and how to navigate the program with zero out-of-pocket agent fees — from Yvonne Khoo at eXp Realty.
Independent resource notice
This is not a Clark County government website. It is an independent educational portal published by Khoo Group at eXp Realty. Clark County administers the Welcome Home Community Land Trust and is the sole authority deciding eligibility, approving full applications, holding lotteries, setting home prices, and administering ground leases.
We are not affiliated with, endorsed by, or acting for Clark County. Everything here represents our professional analysis of the County's published materials. Program guidelines change. Always verify current requirements directly with Clark County before making financial commitments.
Direct Insights: Khoo Group Interviews Clark County CLT Leadership
Watch Yvonne Khoo discuss the Welcome Home Community Land Trust directly with Margoth Tello, Clark County CLT Manager, examining program eligibility, 99-year ground lease terms, down payment rules, and how buyers navigate contract to close.
How a Community Land Trust Home Actually Works
In a conventional purchase, you buy the structure and the ground underneath it. Under the Clark County CLT, you buy the house and lease the ground from Clark County through a 99-year ground lease. Removing the land cost is what lowers the initial purchase price.
The trade has an enduring second half: when you sell, the resale price is calculated by a formula in the ground lease, and the next buyer must be another qualified low-to-moderate-income household. The initial subsidy stays with the home to keep it permanently affordable. It is a shared-equity model, not an open-market discount.
| Question | Conventional purchase | Clark County CLT purchase |
|---|---|---|
| Who owns the house? | You hold title | You hold title |
| Who owns the land? | Usually you | Clark County, held in trust |
| Purchase price | Market-driven | Set below market by program formula |
| Mortgage required? | Standard financing | Required; must be CLT-compatible terms |
| Unrestricted appreciation? | Generally yes | No — capped by ground-lease resale formula |
| Can you sell? | Anytime, open market | Anytime, but under County resale rules |
| Who can buy from you? | General public | Another income-eligible CLT household |
| Ongoing ground fee | None | Monthly ground-lease fee (continues after payoff) |
| Can you buy the land later? | Not applicable | No, under current County guidelines |
| If household income rises? | Not applicable | Ownership continues; no annual requalification |
| Support after closing | Varies | Ongoing CLT stewardship and monitoring |
Sourced from Clark County's published CLT FAQ and program regulations.
What You Gain, and What You Agree To
Evaluate both sides carefully before investing weeks into preparatory classes and document compilation. Buyers who understand the trade up front succeed. Those expecting unrestricted open-market equity often find the terms misaligned with their goals.
What you gain
- Substantially reduced entry price compared to market-rate new construction in the valley.
- Legal ownership of the physical home — you hold title, secure the mortgage, and build equity as you pay down principal.
- Contracted appreciation, within the parameters established by the ground lease formula.
- Long-term housing security protected from private-market rent spikes.
- Ongoing CLT stewardship — the County housing team provides continuing post-closing support.
- A brand-new energy-efficient home in a master-planned community setting.
What you agree to
- Clark County retains the underlying land. You cannot buy out the parcel under current rules.
- A monthly ground-lease fee that remains an ongoing obligation, even after the mortgage is satisfied.
- A formula-restricted resale price, determined by the County when you decide to sell.
- Restricted resale purchaser pool — your future buyer must meet County CLT income limits.
- Full maintenance responsibility for all interior and structural repairs, identical to conventional ownership.
- Restrictions on transfers. County FAQ notes a CLT home cannot be placed into an ordinary living trust; approved transfers to spouses/children require formal County notification within 90 days.
Because resale prices are restricted, the difference between the program price and full market cost is subsidy retention, not instant cash-out equity.
Who May Qualify (Preliminary Guidelines)
These are Clark County's published preliminary baseline criteria. Fulfilling all items does not guarantee approval — the County conducts underwriting and document review during full application rounds.
Clark County connection
You must currently live or work in Clark County. Documented residency history up to 3 years can increase lottery entry weighting.
5-Year first-time buyer rule
You must not have held homeownership in the preceding 5 years. Note: this is stricter than the standard 3-year guideline used in other programs.
Household of 2+ members
Active developments require two or more permanent household members who will reside in the home for at least 10 months per year.
Income within AMI limits
Gross annual household income must fall between the program minimum and the 100% AMI cap (or 80% AMI for specific planned releases).
Assets under $60,000
Published preliminary limits specify less than $60,000 in liquid assets. Complex holdings like retirement accounts require individualized County review.
Credit score of 640+
Current published baseline is 640. Buyers below 640 can access free HUD-approved credit counseling coordinated through the County.
At least 3% down payment
CLT purchases require at least 3% down. Approved Down Payment Assistance (DPA) programs can be paired with CLT financing.
Prior foreclosure
A foreclosure within 5 years is not an automatic rejection. The County notes applicants "might not be eligible," triggering manual review.
Housing vouchers
Under current program rules, Section 8 vouchers cannot be used to purchase a CLT home, though voucher paperwork can substantiate residency.
2026 Income Limits & Interactive Matcher
Income caps are determined by Area Median Income (AMI) for the Las Vegas–Henderson–Paradise MSA, benchmarked to total gross pre-tax household earnings across all adult occupants.
Check Your 2026 AMI Phase Match
Enter your household size and combined pre-tax annual income to see which CLT home release matches your profile.
Official 2026 Clark County CLT Maximum Income Limits
| Household size | Program minimum | 60% AMI | 70% AMI | 80% AMI | 90% AMI | 100% AMI Cap |
|---|---|---|---|---|---|---|
| 2 people | $39,281 | $47,136 | $54,992 | $62,848 | $70,704 | $78,560 |
| 3 people | $44,191 | $53,028 | $61,866 | $70,704 | $79,542 | $88,380 |
| 4 people | $49,101 | $58,920 | $68,740 | $78,560 | $88,380 | $98,200 |
| 5 people | $53,029 | $63,634 | $74,239 | $84,845 | $95,450 | $106,056 |
| 6 people | $56,957 | $68,347 | $79,738 | $91,130 | $102,521 | $113,912 |
| 7 people | $60,885 | $73,061 | $85,238 | $97,414 | $109,591 | $121,768 |
| 8 people | $64,813 | $77,774 | $90,737 | $103,699 | $116,662 | $129,624 |
| Source: Official Clark County CLT published guidelines. Gross household income cannot exceed 100% AMI. | ||||||
Active Phase Focus: Rebecca Place (80%–100% AMI)
Clark County's initial 10-home release at Rebecca Place targets households earning between 80% and 100% AMI ($62,849 to $78,560 for a family of 2; $78,561 to $98,200 for a family of 4). If your income falls in the 60%–80% AMI tier, you remain program-eligible for upcoming phases (including Cactus Trails and Rebecca Place Phase 2). Complete your orientation now to prepare.
The Initial CLT Developments
Clark County has currently announced two projects comprising approximately 240 shared-equity homes. All inventory and lottery assignments are administered exclusively by Clark County.
Rebecca Place (Northwest Las Vegas)
30 single-family detached homes located at Tropical Pkwy & Rebecca Rd (89130), near CC-215 and North Jones Blvd. Single-story floorplans reserved for buyers up to 100% AMI.
Cactus Trails (Enterprise / South)
Approximately 210 homes developed on federal land secured from the BLM. Designed to serve households up to 80% AMI. Currently in active site planning and development.
Rebecca Place Floorplans & Published Price Tiers
| Plan | Layout | Size | Published development cost | Approximate affordable price |
|---|---|---|---|---|
| Plan 1A / 1B | 3 bed, 3 bath | 1,871 sq ft | $409,050 | $267,400–$311,100 |
| Plan 2A / 2B | 3 bed + office, 3 bath | 2,206 sq ft | $419,080 | $294,000–$341,200 |
| Plan 3A / 3B | 4 bed + office, 3.5 bath | 2,404 sq ft | $419,080 | $294,000–$341,200 |
| Figures published by Clark County. Stated development costs do not represent appraised fair market values. | ||||
Project Attribution & Disclosure: Rebecca Place is developed by Kavison Homes and listed exclusively by Coldwell Banker Premier. Khoo Group at eXp Realty provides independent homebuyer navigation, eligibility review, and dedicated buyer representation for qualified applicants.
The Cash You Will Need
Buyers must provide a 3% minimum down payment and budget for estimated closing costs of 2% to 5%, alongside standard building and pest inspection fees.
| Approximate price | 3% down payment | Closing costs (2%–5%) | Total cash planning window |
|---|---|---|---|
| $267,400 | $8,022 | $5,348–$13,370 | $13,370–$21,392 |
| $294,000 | $8,820 | $5,880–$14,700 | $14,700–$23,520 |
| $311,100 | $9,333 | $6,222–$15,555 | $15,555–$24,888 |
| $341,200 | $10,236 | $6,824–$17,060 | $17,060–$27,296 |
| Planning estimates prior to Down Payment Assistance (DPA). Final closing funds are calculated by your lender and title officer. | |||
Unquoted Ownership Costs to Verify in Writing
Clark County has not published universal figures for several ongoing fees. Verify each with the County CLT office prior to signing:
- The exact monthly ground-lease fee (confirmed to continue after mortgage payoff).
- Community-specific HOA or common-element maintenance charges.
- Projected property tax assessment schedules and hazard insurance binders.
The 13 Purchase Steps in Operational Sequence
Clark County coordinates pre-application, homebuyer education, lender selection, and lottery assignments. Average timing spans four to five months from application to closing, with the closing window alone averaging 45 to 60 days.
Understand the shared-equity ownership model
Prerequisite
Confirm your household accepts the shared-equity ground lease trade: purchasing the structure, paying an ongoing ground fee, and accepting capped equity appreciation upon resale to another income-qualified buyer.
Next: Review preliminary requirements.
Confirm published preliminary requirements
Check the published standards: living/working in Clark County, 5 years without homeownership, household of 2+ people, credit score 640+, and assets under $60,000.
Next: Calculate your exact income bracket.
Verify your household AMI tier
Calculate gross pre-tax earnings for all permanent residents over 18. Match your household total against the 2026 AMI table to identify your target phase.
Next: Lock in agent representation before registering for orientation.
Attend mandatory Clark County CLT orientation
A mandatory 1-hour session held virtually or in-person at the Clark County Government Center. You cannot submit an application without your certificate.
Reminder: Ensure Yvonne submits your County referral form before your session date to protect free buyer representation.
Next: Enroll in HUD-approved homebuyer education.
Complete HUD-approved homebuyer education
The County coordinates free registration with 4 approved housing counseling providers: Chicanos Por La Causa, Community Services of Nevada, Nevada Partners, and Navicore. All adults on mortgage and title must complete the course.
Next: Structure your cash-to-close funds.
Structure down payment & closing funds
Assemble your 3% down payment plus estimated 2%–5% closing reserves. Review available Down Payment Assistance (DPA) options with your loan officer.
Next: Compile required financial documentation.
Compile your documentation checklist
The County checklist spans 6 pages. Key items: 2 months paystubs, 2 years tax transcripts (W-2/1099), P&L for self-employed buyers, bank statements, and residency verifications. Never email sensitive files; upload strictly to the County application portal.
Next: Submit your official pre-application.
Submit the County pre-application
Submit your pre-application through Clark County's portal. Pre-applications are accepted continuously to place households on the waitlist for available home releases.
Next: Secure CLT-compatible lender pre-approval.
Secure CLT-compatible mortgage pre-approval
Clark County connects approved pre-applicants with preferred lenders familiar with ground leases and Fannie Mae/Freddie Mac CLT guidelines. Conventional pre-approvals from outside lenders must be formally certified by the County.
Next: Await phase release invitations.
Receive home release application invitation
When homes matching your income band (such as Rebecca Place Phase 1) open, invited households are notified to submit their full home-specific application.
Next: Complete document review and lottery entry.
Undergo County review & enter the lottery
Upload all completed documents within the submission window. Incomplete submissions receive a strict 7-day cure period. Approved applications enter the randomized lottery.
Next: Execute sales contract and open escrow.
Execute contract and complete 45–60 day escrow
Selected buyers execute the builder sales contract, review the final 99-year Ground Lease, perform structural/pest inspections, finalize loan underwriting, and complete closing.
Next: Take occupancy and begin CLT ownership.
Ongoing CLT ownership, ground lease, & resale
Maintain your property, remit monthly ground-lease fees, and notify the County for any future refinance or approved family transfers. Resale is coordinated through the CLT at the formula-restricted price.
Support: Khoo Group provides ongoing client assistance.
Where Khoo Group Fits: Dedicated Representation
Clark County administers the program and governs approval. Yvonne Khoo represents you as your independent buyer advocate, protecting your interests across contracts and escrow.
Why Legal & Local Experience Matters
A Community Land Trust involves complex legal instruments: a 99-year ground lease, shared-equity formulas, and inheritance restrictions. Yvonne Khoo brings over 20 years of continuous Clark County real estate experience (licensed since 2006), a formal Law Degree, and 6× eXp ICON Agent recognition to protect your legal and financial interests.
$0 Out-of-Pocket Buyer Representation
Under Clark County's CLT rules, referring agents receive an official $3,000 compensation at close of escrow. Yvonne Khoo accepts this County payment as her full fee. You receive dedicated buyer representation from contract through closing with zero additional out-of-pocket commissions charged to your household.
Register With Yvonne Before Attending Orientation
To secure free buyer representation, Clark County requires your licensed agent to submit an official referral form before you attend an orientation session. Complete this form, and Yvonne's office will submit your referral with the County and send you the orientation schedule.
Frequently Asked Questions
Do I really not own the land?
Correct. You own and hold legal title to the physical home. Clark County retains ownership of the underlying parcel and leases it to you under a 99-year ground lease. Under current guidelines, the land cannot be purchased later.
How long does the whole process take?
The County estimates roughly four to five months from application through closing, with escrow itself taking about 45 to 60 days. Preparatory timelines vary based on your orientation and credit milestones.
Can anyone improve my lottery chances?
No. Selection is randomized. While documented Clark County residency up to three years may provide additional weighted entries, no third party can manipulate lottery results. Anyone claiming otherwise is violating program rules.
Do I need a real estate agent?
The County does not mandate an agent, but permits buyer representation. Having Yvonne Khoo represent you ensures experienced oversight of the ground lease, contract review, and inspections — at $0 out-of-pocket cost to you.
What happens if my income rises after I buy?
Clark County's FAQ confirms that subsequent increases in household income or changes in family size do not terminate your ownership. You do not have to requalify annually to stay in your home.
Can I buy if I live alone?
Not under active project guidelines. Both Rebecca Place and Cactus Trails require a minimum household size of two or more permanent residents living in the home at least 10 months annually.
Official Clark County Sources
Authoritative County pages for official submissions and program materials:
- Clark County Welcome Home CLT PortalMain County portal and program overview.
- Preliminary Program RequirementsOfficial eligibility standards published by the County.
- Orientation Registration (Official County Page)Mandatory orientation session schedule. (Remember to connect with Yvonne first).
- Official 2026 Maximum Income Limits (PDF)HUD-adjusted 2026 income limit documentation.
- Call the County CLT Office: (702) 455-1709Available Monday to Thursday, 7:00 a.m. to 5:30 p.m.
- Email County CLT: ccclt@clarkcountynv.govOfficial housing office inquiries. Do not email confidential financial documents.
Program guidelines last verified against Clark County data: 12 September 2026
Next step
Unsure Where You Stand? Let's Review Your Household Profile.
A concise consultation will clarify your income tier, required documents, and next steps before you attend orientation. Zero fees, zero pressure, and no financial documents to upload.
Khoo Group · eXp Realty NV · Yvonne Khoo, NV Real Estate License #S.0069489.PC · Direct: (702) 819-0035
Office Location: 10845 Griffith Peak Drive, Suite 2, Las Vegas, NV 89135. Brokered by eXp Realty NV / EXP REALTY LLC. NRED Form 525 (Duties Owed by a Nevada Real Estate Licensee) provided to all prospective clients.
Independent Educational Resource: This website is an independent informational guide published by Khoo Group at eXp Realty. It is not operated by, sponsored by, or affiliated with Clark County government. Clark County manages the Welcome Home Community Land Trust and maintains exclusive authority over eligibility determinations, lottery assignments, application approvals, home pricing, and ground lease terms.
Community Attribution: Rebecca Place is developed by Kavison Homes and listed exclusively by Coldwell Banker Premier. Khoo Group at eXp Realty provides independent homebuyer navigation, eligibility review, and dedicated buyer representation.
Equal Housing Opportunity. We conduct business in full accordance with federal, state, and local Fair Housing legislation.
