FHA
- Down payment
- A smaller down payment is common
- Credit
- Built for buyers still building credit
- Mortgage insurance
- MIP often stays for the loan’s life
- ID / documents
- Standard (SSN, income, history)
- Tends to fit
- First-time & credit-building buyers
Geneva Financial · NMLS# 42056 · Jesse Fonseca · NMLS# 393995
Yoursituationdefinestheprogram.
Not the other way around. Through Geneva Financial, LLC with Jesse Fonseca as your originator. FHA, conventional, ITIN, VA, refinancing — no rates on the web, no empty promises. Real numbers on the phone, in English or Spanish.
Track record · Las Vegas · since 1990
35Years on Jones Blvd.Same office, same broker, since 1990.
3,000+Closings · 5 cyclesBoom, 2008, COVID, 2022 spike, today.
DualReal estate + mortgageOne broker, both sides of the closing.
EN · ESTwo languages, one officeBoth, every day, no scripts.
FreeFirst conversationNo commitment, no follow-up unless you ask.
License: B.143790 · NMLS# 393995 · Geneva Financial NMLS# 42056
Four programs · pre-qualification first, every time
Which door fits your case?
There’s no “best program” in the abstract — there’s the program that fits your situation. Pre-qualification tells us which one, with real numbers from your real documents.
ITIN
01 / 04 — Without an SSN
- ITIN
ITIN loans
No Social Security, but you have an ITIN. There are paths — we’ve walked them with families across Clark County as a regular part of our practice. No empty promises, a real and transparent process.
02 / 04 — Federally backed
- FHA
FHA loans
Backed by the Federal Housing Administration. Designed to make a first home reachable — different down-payment and credit thresholds than conventional, calibrated to the program.
03 / 04 — Standard option
- Conventional
Conventional loans
The standard path for many buyers. Variants designed for first-time buyers with reduced down payment — worth comparing against FHA based on your specific profile.
04 / 04 — For those who served
- VA
VA loans
For veterans, active military, and eligible spouses — backed by your service, with its own eligibility rules (Certificate of Eligibility). Jesse confirms what applies to your case.
Already have a mortgage and thinking about refinancing? We do that too — with the same honesty about when it makes sense and when it doesn’t.
Four paths, side by side
How do the four programs differ?
The doors above are where most families start. Here’s how the programs compare on the things that actually decide which one fits.
| FHA | Conventional | ITIN | VA | |
|---|---|---|---|---|
| Down payment | A smaller down payment is common | Flexible — depends on your profile | Set with you, case by case | Different rules for eligible service — Jesse confirms |
| Credit | Built for buyers still building credit | Rewards established credit | Profile-based, not score-gated the usual way | Flexible for eligible service members |
| Mortgage insurance | MIP often stays for the loan’s life | PMI is removable as equity grows | Discussed case by case | No monthly mortgage insurance (a VA funding fee may apply) |
| ID / documents | Standard (SSN, income, history) | Standard (SSN, income, history) | ITIN accepted — no SSN required; rental history counts | Certificate of Eligibility (COE) |
| Tends to fit | First-time & credit-building buyers | Established credit & savings | Buyers without a Social Security number | Veterans, active military & eligible spouses |
Conventional
- Down payment
- Flexible — depends on your profile
- Credit
- Rewards established credit
- Mortgage insurance
- PMI is removable as equity grows
- ID / documents
- Standard (SSN, income, history)
- Tends to fit
- Established credit & savings
ITIN
- Down payment
- Set with you, case by case
- Credit
- Profile-based, not score-gated the usual way
- Mortgage insurance
- Discussed case by case
- ID / documents
- ITIN accepted — no SSN required; rental history counts
- Tends to fit
- Buyers without a Social Security number
VA
- Down payment
- Different rules for eligible service — Jesse confirms
- Credit
- Flexible for eligible service members
- Mortgage insurance
- No monthly mortgage insurance (a VA funding fee may apply)
- ID / documents
- Certificate of Eligibility (COE)
- Tends to fit
- Veterans, active military & eligible spouses
Which path is yours depends on your actual statement — Jesse runs your real numbers in pre-qualification. This compares the programs, not your terms. Program comparison current as of June 2026.
Clark County market pulse
The market, in real numbers
- Median listing price
- $474,950Apr 2026
- Year over year
- −0.0%essentially flat
- Last 3 months
- +2.1%trending up
- 3-year range
- $450K–$485K
View the data as a table
| Month | Median price |
|---|---|
| May 2023 | $450,000 |
| Jun 2023 | $455,000 |
| Jul 2023 | $459,900 |
| Aug 2023 | $456,848 |
| Sep 2023 | $482,123 |
| Oct 2023 | $475,000 |
| Nov 2023 | $462,500 |
| Dec 2023 | $459,900 |
| Jan 2024 | $460,000 |
| Feb 2024 | $464,900 |
| Mar 2024 | $470,000 |
| Apr 2024 | $474,923 |
| May 2024 | $477,000 |
| Jun 2024 | $484,999 |
| Jul 2024 | $479,950 |
| Aug 2024 | $480,000 |
| Sep 2024 | $478,375 |
| Oct 2024 | $475,000 |
| Nov 2024 | $470,000 |
| Dec 2024 | $468,450 |
| Jan 2025 | $467,500 |
| Feb 2025 | $469,974 |
| Mar 2025 | $469,945 |
| Apr 2025 | $475,000 |
| May 2025 | $484,999 |
| Jun 2025 | $479,988 |
| Jul 2025 | $475,000 |
| Aug 2025 | $473,465 |
| Sep 2025 | $475,000 |
| Oct 2025 | $471,975 |
| Nov 2025 | $469,995 |
| Dec 2025 | $465,500 |
| Jan 2026 | $465,000 |
| Feb 2026 | $464,950 |
| Mar 2026 | $468,175 |
| Apr 2026 | $474,950 |
Market listing prices — not a loan offer, rate, or payment. See the full Clark County data →
How we work
Three things we promise before a single number changes hands. Not a feature list — the shape of how we underwrite your case, every conversation, every family.
01No numbers on the page
Mortgage rates change every day and depend on your specific profile — credit, income, down payment, loan length. It wouldn’t be honest to put a number on a web page that won’t apply to your situation tomorrow. Real quotes happen on a call with your documents. The same goes for “you’ll qualify for X” — we don’t guess at your statement before we’ve read it.
02Geneva is independent
Park Place Realty handles the real-estate side. Geneva Financial is the mortgage company. Jesse operates in both — but the two companies are legally separate, and that separation exists for your protection. Verify both licenses yourself on NMLS Consumer Access (Geneva, #42056) and Jesse’s record (#393995). Loans don’t get approved faster because you used us for the home purchase; the two services just coordinate better when one person walks you through both halves.
03Your situation defines the program
We don’t start with “what we want to sell you.” We start with what fits you. Sometimes the answer is FHA, sometimes conventional, sometimes ITIN, sometimes “not yet — clean these two things up first.” Honesty over scale, every time. The first conversation is free, no commitment, no list.
Families served · Google reviews
Some were told “not possible” first.
Real names, real closings across the Las Vegas valley — from the families these programs exist for.
4.8★★★★★
I'm very thankful and happy it was a long process but thanks to Karla and Jesse they helped me to the end when I thought it wasn't possible they made it possible i recommend them 100%
★★★★★
I bought my house two years ago being helped by Jesse Fonseca and Carlos Rendon. In the moment when having my own place was a dream, Jesse and Carlos made my dream come true.
★★★★★
My experience with Park Place Realty refinancing my property was completely satisfactory.
Questions families ask first
The questions before the application.
If you’ve been told no, told to wait, or told the rules without a why — start here. These are the questions families bring to the kitchen table after the first sleepless night.
Why are there no rates listed on the page?
Mortgage rates change every day and depend on your specific profile — credit, income, down payment, loan length, occupancy, and the program that fits your case. Putting a number on a web page that won't apply to your situation tomorrow isn't honest. Rates also fall under federal TILA disclosure rules: a quoted rate triggers a full Loan Estimate. Real quotes happen on a call with your documents — that's the conversation that produces a number you can actually trust.
How is Geneva Financial related to Park Place Realty?
Park Place Realty (License: B.143790) is the real estate brokerage. Geneva Financial, LLC (NMLS# 42056) is the mortgage company. Jesse Fonseca holds licenses in both — Nevada real estate broker B.143790 + mortgage originator NMLS# 393995 as Geneva's Originating Branch Manager. The two companies are legally separate, and that separation exists for your protection. Loans don't get approved faster because you used us for the home purchase; the two services just coordinate better when one person walks you through both halves.
Which program is right for me — FHA, conventional, ITIN, or pre-qualification first?
Pre-qualification first, every time. Without seeing your statement, anyone who tells you which program fits is guessing. The conversation reviews your credit, income documentation, savings, and timeline — then we tell you which program your case actually qualifies for. Sometimes it's FHA, sometimes conventional, sometimes ITIN, sometimes “not yet — clean these two things up first.” Honest above sales.
Do I need a Social Security number to qualify for a mortgage?
No. ITIN-based mortgages let you qualify with an Individual Taxpayer Identification Number instead of a Social Security number. Geneva Financial writes ITIN loans, and we close them regularly across Spring Valley, Henderson, North Las Vegas, and Enterprise — when you call about one, you're not asking about something we do occasionally. The loan structure has its own terms (calibrated to the product, not a penalty); we walk through the specific terms in pre-qualification.
What does the first call look like?
10–15 minutes. No long forms, no commitment, in English or Spanish. We ask three or four questions about your situation; you ask whatever you want about ours. By the end of the call we know whether the next step is pre-qualification (we send you the document checklist), a callback in 60 days, or a referral to something we don’t offer ourselves. Whichever it is, you leave knowing exactly where you stand.
Before the application
Don’t sink your own approval.
Mistakes that can sink your approval — and how to avoid them
Jesse explains · 44 seconds · before the application
Start with a conversation.
We'll call back to set up the pre-qualification — 10–15 minutes, no application, no commitment.