Calico Ridge for Military and Veterans: Nellis AFB Commute and VA Loan Considerations

Nellis Air Force Base brings thousands of military personnel and families to Las Vegas. Henderson offers quality communities away from base housing. Here's what active duty members and veterans should know about Calico Ridge.

Nellis AFB Commute

The commute is manageable but not short. Early morning (0500-0600) report times typically beat traffic. Standard commute hours face more congestion.

Military members with irregular schedules often find the commute easier than 9-5 civilian workers. Off-peak travel cuts drive time significantly.

VA Loan Considerations

Calico Ridge homes typically meet VA loan requirements. Key points:

No down payment. VA loans allow 0% down, making Calico Ridge accessible even at higher price points.

No PMI. Veterans avoid private mortgage insurance, reducing monthly payments.

Property condition. VA appraisers check habitability standards. Most Calico Ridge homes pass, but older systems may require attention.

HOA approval. Calico Ridge's minimal HOA ($175/year) doesn't create issues for VA financing.

VA Appraisal Notes for Older Homes

VA appraisers may flag:

Work with a VA-experienced agent who understands what appraisers look for in older homes.

Why Military Families Like Calico Ridge

Space. Quarter to third-acre lots provide room for kids, pets, and equipment storage that base housing lacks.

Low HOA. $175/year keeps housing costs predictable on BAH.

Owner-occupied. Stable neighborhood, not a transient rental community.

Quality schools. Josh Stevens Elementary rates well. Secondary options available.

Privacy. Off-base living provides separation from work environment.

BAH Considerations

Henderson falls within Las Vegas BAH rates. Current military housing allowance combined with no-down VA financing often covers Calico Ridge homes in the $400K-600K range for E-6 to O-3 ranks.

Run specific calculations based on your rank and dependency status. BAH rates change annually.

PCS and Resale

Military families eventually PCS. Calico Ridge offers advantages for future sale or rental:

Broad buyer appeal. Not age-restricted, not niche. Any buyer can purchase.

Low HOA. Attractive to future buyers and keeps rental cash flow healthier.

Scarcity. Limited inventory supports values.

Rental potential. Large lots and good schools attract quality tenants if you can't sell.

Veteran Benefits in Nevada

Nevada offers veterans additional benefits:

No state income tax. Military retirement pay isn't taxed.

Property tax exemption. Qualified veterans receive property tax reductions.

VA facilities. VA Southern Nevada Healthcare System serves the area.

Nearby Military Resources

The Bottom Line

Calico Ridge works well for military families and veterans seeking quality housing with reasonable Nellis commute, VA loan compatibility, and long-term value. The low HOA preserves BAH for mortgage, and the community offers space and stability that base housing can't match.

Active duty or veteran looking at Calico Ridge? Let's discuss VA loan options and available properties. Ready to explore? Get your current home's value if you're selling before PCS.