Total monthly payment
Interest rate APR
For VA-eligible buyers. Explore price, down payment, rate, funding fee and credits to see your monthly payment and estimated cash to close. Your numbers stay on this device unless you choose to share them.
Enter the points (a cost) or lender credit for the rate above from a current quote. A lender credit can pay closing costs and prepaids, but not the origination fee.
Borrowers are exempt if, at closing, they receive VA compensation for a service-connected disability; are eligible for that compensation but receive retirement or active-duty pay instead; are an active-duty service member with a proposed or memorandum rating from a pre-discharge claim received before closing; are an active-duty service member who provides evidence of a Purple Heart on or before closing; or are a surviving spouse receiving Dependency and Indemnity Compensation. The lender confirms exemption from the Certificate of Eligibility (COE).
Start here: set up an option and save it as A, change the inputs and save B, then C and D. Differences are shown against A. Try 5% vs 10% down, fixed vs ARM, different prices, or with and without a buydown. Saved scenarios stay in this browser only.
No scenarios saved yet.
Enter what the seller is willing to give and compare four ways to take it: all credit (closing costs and prepaids first, then the rate), all off the price, a smart split that covers the closing costs your lender credit doesn't and takes the rest off the price, or your own split. The best result in each row is highlighted. Uses all of your inputs above.
True cost adds what you still owe on the loan, so a lower loan balance from a price reduction counts. The pick uses your savings, monthly budget and income above. It's an educational estimate, not advice.
Choose a temporary buydown and how the seller credit is applied. Your monthly payment above updates. The table compares a 1-0, 2-1 or 3-2-1 temporary buydown, a permanent buydown with discount points, and a price cut using the same seller money.
This comparison works with fixed-rate programs. Choose 30-year or 15-year fixed to see it.
See how paying a little extra toward principal shortens the loan, saves interest and can end mortgage insurance sooner. Uses your loan above at the full note rate.
A quick check of a future refinance on this loan. Leave a box empty to use the estimate shown in grey. Refinance costs use Washington refinance fees (lender fees, lender's title policy, escrow, recording, appraisal where needed); no new 12-month insurance premium is needed. For a full comparison, use the refinance calculator.
Own a home now? See how selling it, keeping it as a rental, or borrowing against it before you sell changes your cash and how you qualify. Results feed into your savings goal, debt-to-income and the best-route pick above.
This page remembers your numbers on this device. To pick up on another device, or to send your numbers to Alex, use a share code.
Downloading files isn't available in this view. Use Copy financing estimate above to keep a copy.
Your loan payment. Part pays down what you borrowed and part is interest. On a fixed-rate loan it stays the same every month.
A fixed rate never changes. An ARM starts with a fixed rate for a set number of years, then can move up or down with an index, limited by caps. ARMs can start lower but carry the risk of a higher payment later.
Usually collected with your payment and held in an escrow account, then paid for you when bills come due.
VA loans don't charge PMI, even with no down payment. Instead, most borrowers pay a one-time VA funding fee.
A one-time fee based on the loan amount. It is lower with 5% or 10% down, higher after first use with less than 5% down, and waived for exempt borrowers. It can be financed into the loan, paid at closing, or covered by seller concessions.
Money the seller puts toward your closing costs, prepaids or VA funding fee. The seller can pay your normal closing costs with no cap. Extras like prepaids, the funding fee and buydowns are limited to 4% of the home's value. It can't be used for your down payment.
The seller prepays part of your interest so your payment is lower for the first year (1-0), two years (2-1) or three years (3-2-1). It can only be paid from seller credit. You still qualify at the full rate, and the payment rises to the full amount after the buydown ends.
Your monthly housing payment plus other debt payments, divided by gross monthly income. Lenders use it to judge how much payment you can handle.
Savings left after closing, counted in months of house payments. Some loans require them, and they protect you after move-in.
A temporary buydown lowers the payment for 1 to 3 years and is paid entirely by the seller. A permanent buydown uses discount points to lower the rate for the life of the loan, and also lowers the payment you qualify with. If you might sell or refinance soon, temporary often wins; if you keep the loan for years, permanent usually saves more.
A credit from the lender toward closing costs, usually in exchange for a slightly higher interest rate.
An upfront fee you pay to get a lower interest rate. One point equals 1% of the loan amount.
Costs paid ahead at closing: interest until your first payment, a year of homeowners insurance, and starting reserves for your escrow account. Property-tax reserves depend on the closing month because King County taxes are due April 30 and October 31. Taxes are also split with the seller (prorated) as of the closing date.
The down payment is your share of the price, and can be $0 on a VA loan. Cash to close is the down payment plus any closing costs your credits don't cover.
VA limits what the buyer can be charged. Some charges, such as the escrow closing fee and tax service fee, are paid by the seller or lender instead.
Disclosure. This calculator provides educational estimates only. It is not a Loan Estimate, interest-rate lock, APR quote, guaranteed closing-cost estimate, or commitment to lend. Actual rates, points, credits, VA funding fee and exemption status, property taxes, insurance, HOA dues, title insurance, escrow charges, prepaids and closing costs require verification. It does not retrieve live title or escrow company pricing.
Adjustable rates. The VA 5/1 ARM uses the 1-year Treasury constant maturity index (4.47% on Oct 26, 2026) plus an assumed 2.00% margin, rounded to the nearest 0.125%, with 1/1/5 caps, annual adjustments after 5 years and a 30-year term. It is assumed to qualify at the note rate. Margins, caps and qualifying rules vary by lender. Index values change daily.
APR. The APR is an estimate. For ARMs it assumes the rate moves to today's fully indexed rate after the fixed period, within the caps. It includes the interest rate plus lender origination, discount points, prepaid interest and the VA funding fee, less lender credits. Title, escrow, recording, reserves and seller-paid costs are excluded. Your Loan Estimate shows the official APR.
Fee and VA estimates. Appraisal ($1,050), credit report ($180), flood certification ($20) and condo cert / HOA fee ($350, added whenever HOA dues are entered) are planning estimates. VA does not allow the veteran to pay tax service, escrow or settlement fees. Residual income uses VA's West region table for loans of $80,000 or more ($491, $823, $990, $1,117 and $1,158 for households of 1 to 5, plus $80 for each additional member), with maintenance and utilities at $0.14 per square foot. VA's debt-to-income guideline is 41%; above that, residual income must be at least 120% of the requirement. Temporary buydown costs count toward the 4% concession limit.
King County title, escrow and recording figures come from First American's Comprehensive Calculator (Seattle, King County, sale with mortgage, residential), run on October 28, 2026 at $300,000 to $1,000,000 in $100,000 steps with 5% down. Prices and loan amounts between those quotes are interpolated. Escrow is First American's purchase closing fee split evenly between buyer and seller; escrow and title include 10.55% Seattle sales tax. Recording is $722.00: deed $305.50, deed of trust $336.50 and the $80 foreclosure prevention fee. For VA, the buyer's half of the escrow fee is treated as a non-allowable fee paid by the seller, and the lender's 1.00% origination (VA's flat-charge limit) is assumed to cover underwriting and processing. The seller is assumed to pay the owner's title policy, excise tax and seller-side costs, subject to the purchase contract. This calculator does not pull live pricing; confirm a quote with First American before closing.
Actual reserves may differ based on tax due dates, closing date, the lender's escrow analysis and seller tax prorations. VA funding fee rates follow VA's published purchase-loan chart. Seller-paid normal closing costs are not capped. Concessions such as prepaids, the funding fee and temporary buydowns are limited to 4% of the reasonable value on the Notice of Value, which this calculator assumes equals the price. Only the funding fee may be financed into a VA purchase loan. Entitlement, county loan limits for partial entitlement and appraisal requirements are not modeled. Earnest money and fees paid before closing are counted in the savings goal, not subtracted from cash to close.