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Here's what "mixed use" means across these guidelines: We're talking about a property that combines residential space with commercial, retail, office, or other non-residential uses in the same building or development. HUD/FHA requires that at least 51 percent of the entire building square footage be residential, and the commercial use cannot affect the health and safety of residential occupants. VA lenders need the attorney's opinion to include a detailed explanation of the arrangements, the percentage of multi-family or non-residential units/uses, and an explanation of voting rights for those units. Fannie Mae and Freddie Mac both purchase mortgages on mixed-use properties but require special appraisal work—including comparable sales analysis and assessment of how common elements compare to competing projects—and Freddie Mac specifically requires the project to pass review for not having excessive commercial or non-residential space. Clark County's zoning code uses the term to mean a development must incorporate mixed-use elements when certain conditional uses (like a park-and-ride or parking lot) are proposed in the U-V district. Straight from Clark County Title 30, VA Lenders Handbook (Pamphlet 26-7), Fannie Mae Selling Guide, Freddie Mac Seller/Servicer Guide, and HUD/FHA Single Family Handbook 4000.1 — nothing added.

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#1 Clark County Title 30 Unified Development Code and Zoning Page 88

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Permit T= Administrative Temporary Use Permit Note: If box is empty, use is prohibited 30.44-62a Table 30.44-1 Global Use Table Uses SLUCM CODE Residential Districts Commercial…

Clark County Title 30 Unified Development Code and Zoning · START.pdf · Page 88

Permit T= Administrative Temporary Use Permit Note: If box is empty, use is prohibited 30.44-62a Table 30.44-1 Global Use Table Uses SLUCM CODE Residential Districts Commercial Districts Manufacturing/ Industrial Districts Miscellaneous Districts R-U R-A RE R-D R-1 R-T R-2 RUD R-3 R-4 R-5 CRT C-P C-1 C-2 M-D M-1 M-2 O-S H-2 P-F RVP U-V H-1 Park and Ride 4600 A A A A A A A A A A A A S,A P,A P,A P,A P,A A S C A C S,A Conditional Use in U-V: must be part of a mixed-use development (Section 30.40.310). Conditional Use in P-F: must be operated by a public entity. Accessory Use Subject to an Administrative Design Review Application: 1. When within residential zoning districts must be in conjunction with a special use. (Additional parking shall not be required) 2. Must be operated by a public entity. 3. Must be located along a collector or arterial street. Use permitted outside. (Ord. 3970 § 5 (part), 8/2011; Ord. 3757 § 5 (part), 4/2009; Ord 3586 § 5 (part), 2/2008) Parks 7420 S S S S S S S S S S S S S S S S S S S S P S S S Development standards established by the plans approved. Parking Lot 4600 S P P P P S C S Conditional Use in U-V must be part of a mixed-use development (Section 30.40.310). Use permitted outside. Passenger Terminal 4900 S S S S S S S S S S S S S S S S P S S S S S S S Outside storage is permitted subject to conditions for outside storage (see outside storage). A security fence or wall is permitted.

#2 Clark County Title 30 Unified Development Code and Zoning Page 23

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Permit T= Administrative Temporary Use Permit Note: If box is empty, use is prohibited 30.44-13 Table 30.44-1 Global Use Table Uses SLUCM CODE Residential Districts Commercial…

Clark County Title 30 Unified Development Code and Zoning · START.pdf · Page 23

Permit T= Administrative Temporary Use Permit Note: If box is empty, use is prohibited 30.44-13 Table 30.44-1 Global Use Table Uses SLUCM CODE Residential Districts Commercial Districts Manufacturing/ Industrial Districts Miscellaneous Districts R-U R-A RE R-D R-1 R-T R-2 RUD R-3 R-4 R-5 CRT C-P C-1 C-2 M-D M-1 M-2 O-S H-2 P-F RVP U-V H-1 Apartment (Also see “Dwellings -Multiple Family or Multiple Family Dwelling Groups”) Apartment, Temporary (Also see “Dwelling - Temporary Living Quarters”) Appliance Repair 5700 6400 S C C S S Conditional Use in M-D and M-1 and Special Use Permit in C-2, M-2 and H-2: Outside storage is permitted in conjunction with the principal use which is conducted indoors subject to conditions for outside storage (See “Outside Storage” ). Arcade 7396 S P S S C S,A Accessory Use allowed only when in conjunction with a resort hotel or hotel/motel having 50 or more guest rooms. Conditional Use in U-V must be part of a mixed-use development (Section 30.40.310). Art Gallery/Studio 5900 S P P P S S S P C S Conditional Use in U-V must be part of a mixed-use development (Section 30.40.310). Artist (Also see “Home Occupation” or “Art Gallery/Studio”)

#3 VA Lenders Handbook (Pamphlet 26-7) Page 537

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January 1, 2001 16-B-5 VA Pamphlet 26-7, Revised Section B: Use of Attorney’s Opinion 16-B.02 What Opinion Must Address, Continued Master or Umbrella Association If there is a…

VA Lenders Handbook (Pamphlet 26-7) · VA-Lender-Handbook.pdf · Page 537 · View at official source (VA.gov — Appraisers/Staff Appraisal Reviewer) →

January 1, 2001 16-B-5 VA Pamphlet 26-7, Revised Section B: Use of Attorney’s Opinion 16-B.02 What Opinion Must Address, Continued Master or Umbrella Association If there is a master or umbrella association, the attorney may provide a separate opinion which addresses the compliance with requirements applicable to that form of association. Special Conditions The attorney’s opinion must state whether or not any of the following conditions are present, and provide a detailed explanation for any that are to ensure compliance with VA guidelines and requirements: • a conversion of a building from a former existing use such as former rental housing • HOA owns a community water and/or sewage disposal facility • alienation restrictions exist in connection with a state or local program designed to assist low or moderate income purchasers, or • restrictions exist which are associated with housing designed for older persons. Mixed—Use If the development is, or will be mixed-use, such as multi-family, commercial or other non- residential use, the opinion must include • a detailed explanation of the arrangements • the percentage of multi-family or non residential units/uses, and • an explanation of the voting rights of those units. Continued on next page January 1, 2001 16-B-5

#4 Fannie Mae Selling Guide Page 626

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addendum the development of the capitalization rate and an expanded discussion of the comparable sales used and considered. The addendum must also include the following statement:…

Fannie Mae Selling Guide · Selling Guide - 06-03-2026.pdf · Page 626 · View at official source (selling-guide.fanniemae.com) →

addendum the development of the capitalization rate and an expanded discussion of the comparable sales used and considered. The addendum must also include the following statement: “This appraisal is made on the basis of the hypothetical condition that the property rights being appraised are the leasehold interest without resale and other restrictions that are removed by the Community Land Trust Ground Lease Rider.” Uniform Appraisal Dataset (UAD) 3.6 Policy Lenders using UAD 3.6 must follow the requirements in the UAD 3.6 Policy Supplement . Recent Related Announcements The table below provides references to recently issued Announcements that are related to this topic. Announcements Issue Date Announcement SEL-2025-04 June 04, 2025 Announcement SEL-2025-01 February 05, 2025 B4-1.4-07, Mixed-Use Property Appraisal Requirements (06/04/2025) Introduction This topic contains information on special appraisal considerations for mixed-use properties, including: Overview Appraisal Requirements for Mixed-Use Properties Uniform Appraisal Dataset (UAD) 3.6 Policy Overview Fannie Mae purchases or securitizes mortgage loans secured by properties that have a business use in addition to their residential use provided that special eligibility criteria are met. These business uses can include, but are not limited to, properties with space set aside for day care facilities, beauty or barber shops, or doctor’s offices. For eligibility criteria, see B2-3-04, Special Property Eligibility Considerations. Appraisal Requirements for Mixed-Use Properties The appraisal requirements for mixed-use properties must

#5 Freddie Mac Seller/Servicer Guide Page 100

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Projects with mixed uses and Condominium Projects with live-work Condominium Units Underwriting considerations for Common Elements and Amenities Financing of Limited Common…

Freddie Mac Seller/Servicer Guide · Freddie_Mac_Guide_2026-06-25.txt · Page 100 · View at official source (guide.freddiemac.com) →

Projects with mixed uses and Condominium Projects with live-work Condominium Units Underwriting considerations for Common Elements and Amenities Financing of Limited Common Elements (a) Appraisal requirements for Condominium Units (i) General appraisal requirements The appraiser must report: The project name The assessments, including special assessments; and The property rights for each comparable sale and compare them to the subject project The appraiser must also identify the Common Elements including the Amenities available to the unit owners, comment on their condition and analyze how they compare to the Common Elements and Amenities of competing projects. Comparable sales must be from similar Condominium Projects in the same market and compete for the same purchasers. (ii) Comparable sales selection Refer to Section 5605.6(g) for specific requirements applicable to units in Established Condominium Projects or in recently converted or New Condominium Projects. (iii) Additional appraisal requirements for Detached Condominium Units The appraiser should use similar Detached Condominium Unit comparable sales from the same project or from the same Market Area. The appraiser may use other types of 1-unit detached comparable sales that are not located in a Condominium Project if the appraiser supports the use of such sales in the appraisal report and reflects any effect that the condominium form of ownership has on the market value and marketability of the subject property. Each appraisal report must comply with the appraisal requirements in Sections 5604.1 and 5604.2 and Chapter 5605. (b) Underwriting considerations for Condominium Projects with mixed uses and Condominium Projects with live-work Condominium Units (i) Condominium Projects with mixed uses Freddie Mac will purchase eligible Condominium Mortgages in Condominium Projects with a combination of residential, commercial, industrial, office and/or institutional uses provided that the Condominium Mortgages comply with all applicable Freddie Mac requirements, including the Condominium Project review and general Condominium Project eligibility requirements of Section 5701.2 and the project with excessive commercial or non-residential space requirements in Section 5701.3(d). (ii) Live-work Condominium Units Freddie Mac will purchase eligible Condominium Mortgages in Condominium Projects with live-work Condominium Units provided that: The Condominium Mortgage complies with all applicable Freddie Mac requirements, including the Condominium Project review and general Condominium Project eligibility requirements of Section 5701.2; and The primary use of the live-work Condominium Unit is residential and the non-residential use of such Condominium Unit is secondary (c) Underwriting considerations for Common Elements and Amenities The project’s Common Elements, including Amenities and Limited Common

#6 Freddie Mac Seller/Servicer Guide Page 57

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comply with the acceptable exceptions found in Section 4702.4. ================================================================================ SECTION 5601.5…

Freddie Mac Seller/Servicer Guide · Freddie_Mac_Guide_2026-06-25.txt · Page 57 · View at official source (guide.freddiemac.com) →

comply with the acceptable exceptions found in Section 4702.4. ================================================================================ SECTION 5601.5 ================================================================================ Refer to Bulletin 2025-7, which announced the policy requirements for Uniform Appraisal Dataset (UAD) 3.6. Sellers may submit to the Uniform Collateral Data Portal® appraisal reports that use UAD 3.6 before the mandatory effective November 2, 2026 version of this section. Freddie Mac purchases Mortgages secured by residential properties with mixed-use characteristics. This section contains: Eligibility requirements Appraiser requirements (a) Eligibility requirements A residential property with mixed-use must meet the following requirements: The property must be a 1-unit Primary Residence The property must be located in a predominantly residential Neighborhood, be primarily residential in nature based on the characteristics of the property and be typical for the properties in the Market Area The mixed-use must represent a legal, permissible use of the property under the local zoning requirements If the property has a commercial use, the Borrower must be the owner and the operator of the business The dwelling may not be modified in a manner that has an adverse impact on its marketability as a residence The commercial use must not have an adverse effect on the habitability and safety of the property or site (b) Appraiser requirements The appraiser must provide the following when appraising a mixed-use property: An appraisal with an interior and exterior inspection A detailed description of any accommodations made for the commercial use of the subject property A discussion of any positive or adverse impacts of the commercial use and whether the cost to restore the property to solely residential use will affect its value A statement describing any market resistance to the commercial use and adjustments for any commercial features made to the comparable sales An opinion of market value based on the property’s residential nature Note: See Section 5701.8(b)(ii) for Condominium Unit live-work requirements. ================================================================================ SECTION 5601.6 ================================================================================ Refer to Bulletin 2025-7, which announced the policy requirements for Uniform Appraisal Dataset (UAD) 3.6. Sellers may submit to the Uniform Collateral Data Portal® appraisal reports that use UAD 3.6 before the mandatory effective November 2, 2026 version of Section 5605.4. When the Mortgaged Premises includes two or more parcels of real estate, the following requirements apply: The parcels must be adjoining. Exception: Parcels that would otherwise be adjoined but are separated by a road (e.g., a waterfront property where the parcel without the residence offers access to the water) are

#7 HUD/FHA Single Family Handbook 4000.1 Page 193

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A. Title II Insured Housing Programs Forward Mortgages 1. Origination/Processing Handbook 4000.1 168 Last Revised: 8/12/2026 • sales of Properties by state and federally-chartered…

HUD/FHA Single Family Handbook 4000.1 · HUD_FHA_4000.1.pdf · Page 193 · View at official source (HUD.gov — SFH Handbook 4000.1) →

A. Title II Insured Housing Programs Forward Mortgages 1. Origination/Processing Handbook 4000.1 168 Last Revised: 8/12/2026 • sales of Properties by state and federally-chartered financial institutions and Government-Sponsored Enterprises (GSE); • sales of Properties by local and state government agencies; and • sales of Properties within PDMDAs, only upon issuance of a notice of an exception from HUD. The restrictions listed above and those in 24 CFR § 203.37a do not apply to a builder selling a newly built house or building a house for a Borrower planning to use FHA-insured financing. (c) Required Documentation The Mortgagee must obtain a 12 month chain of title documenting compliance with time restrictions on resales. (4) Restriction on Investment Properties for Hotel and Transient Use (a) Standard The Mortgagee must obtain the Borrower’s agreement that Investment Properties using FHA-insured financing will not be used for hotel or transient purposes, or otherwise rented for periods of less than 30 Days. (b) Required Documentation The Mortgagee must obtain a completed form HUD-92561, Borrower’s Contract with Respect to Hotel and Transient Use of Property, for each Mortgage secured by: • a one-unit Single Family dwelling with an Accessory Dwelling Unit (ADU); • a two- to four-unit dwelling; or • a Single Family dwelling that is one of a group of five or more dwellings owned by the Borrower within a two block radius. (5) Mixed Use of Property Mixed Use refers to a Property suitable for a combination of uses including any of the following: commercial, residential, retail, office, or parking space. Mixed Use one- to four-unit Single Family Properties are eligible for FHA insurance, provided: • a minimum of 51 percent of the entire building square footage is for residential use; and • the commercial use will not affect the health and safety of the occupants of the residential Property.

#8 HUD/FHA Single Family Handbook 4000.1 Page 604

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B. Title II Insured Housing Programs Reverse Mortgages 2. Origination/Processing Handbook 4000.1 579 Last Revised: 8/12/2026 (f) Restrictions on Property Locations within Coastal…

HUD/FHA Single Family Handbook 4000.1 · HUD_FHA_4000.1.pdf · Page 604 · View at official source (HUD.gov — SFH Handbook 4000.1) →

B. Title II Insured Housing Programs Reverse Mortgages 2. Origination/Processing Handbook 4000.1 579 Last Revised: 8/12/2026 (f) Restrictions on Property Locations within Coastal Barrier Resources System In accordance with the Coastal Barrier Resources Act, a Property is not eligible for FHA mortgage insurance if the improvements are located within the Coastal Barrier Resources System. (5) Mixed Use of Property Mixed Use refers to a Property suitable for a combination of uses including any of the following: commercial, residential, retail, office, or parking space. Mixed Use one- to four-unit Single Family Properties are eligible for FHA insurance, provided: • a minimum of 51 percent of the entire building square footage is for residential use; and • the commercial use will not affect the health and safety of the occupants of the residential Property. (6) Homeowners’ and Condominium Associations For Properties that are located within a Homeowners’ Association (HOA) or Condominium Association, the Mortgagee must conduct a review of the recorded Declaration and/or recorded Covenants, Conditions, and Restrictions (CC&R) which are in place for the association. When conducting the review, the Mortgagee must determine whether the recorded Declaration and/or CC&Rs require prior approval by the association of any non-purchase money mortgage that will encumber the Property. In those situations where such a requirement exists, the Mortgagee must obtain the approval of the association in writing prior to origination of the HECM. Documentation concerning this approval must be maintained by the Mortgagee and made available to HUD upon request. (7) Property Assessed Clean Energy (a) Definition Property Assessed Clean Energy (PACE) refers to an alternative means of financing energy and other PACE-allowed improvements to residential properties using financing provided by private enterprises in conjunction with state and local governments. Generally, the repayment of the PACE obligation is collected in the same manner as a special assessment tax; it is collected by the local government rather than paid directly by the Borrower to the party providing the PACE financing. Generally, the PACE obligation is also secured in the same manner as a special assessment against the property.

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