VA seller-credit calculator
The 4 percent rule does not cap every closing cost.
VA does not limit credits for ordinary loan closing costs. VA separately limits seller concessions to no more than 4 percent of the home’s reasonable value.
Your planning result
This result separates ordinary closing costs from seller concessions. Final credit depends on the contract, appraisal, actual eligible charges, funding-fee status, and lender review. Unused credit does not become cash back.
Worked Middle Georgia example
What does a $400,000 purchase look like?
A $400,000 reasonable value creates a $16,000 planning cap for seller concessions. Ordinary allowable closing costs remain a separate bucket. If ordinary costs total $12,000 and covered concessions total $8,000, the combined planning amount is $20,000. The contract, actual charges, appraisal, and lender review control the final credit.
Ordinary closing costs do not count against the separate 4 percent seller-concession cap.
Read the full seller-credit guide →Questions buyers and agents ask
Keep the two buckets separate.
May a seller cover every ordinary closing cost on a VA loan?
VA does not limit credits for ordinary loan closing costs. The buyer still needs enough actual eligible costs, and the contract and lender must approve the structure.
Does the 4 percent rule apply to every seller-paid dollar?
No. The 4 percent rule applies to seller concessions. Ordinary closing-cost credits follow separate VA rules.
Does unused seller credit become cash back?
No. The final credit is limited by the contract, eligible charges, lender rules, and final Closing Disclosure.
Start with a plan
Want the seller-credit request sized for your contract?
Send me the price, expected costs, funding-fee status, and seller-credit amount. I will separate the buckets and show you the usable structure.