Can I Ask the Seller to Pay My Closing Costs on a VA Loan in Pensacola?

Yes. Seller credits are something we can negotiate as part of your offer. VA allows sellers and builders to contribute toward allowable closing costs, and VA treats certain seller concessions differently, generally capping those at 4% of the home's reasonable value. Your lender confirms what applies to your loan.

Vivian Corwin is a bilingual Realtor and Military Relocation Professional with IXL Real Estate Florida in Pensacola, FL, helping military and relocating families buy and sell homes across Pensacola, Pace, Milton, Gulf Breeze, and Navarre.

Closing costs are separate from your down payment. Depending on your purchase, they can include lender and origination fees, the VA appraisal, title-related charges, recording fees, the survey, homeowners insurance, property taxes and prepaid items, discount points if you choose them, and the VA funding fee if you're not exempt. The exact total varies by lender, property, location and loan amount.

Not all of them. The VA funding fee can generally be financed into the loan. The rest of your closing costs typically get paid through the transaction itself: by you, by seller credits, by lender credits, or by another permitted source.

The VA funding fee is a one-time fee that applies to many VA loans, and some veterans are exempt.

1. Talk to your lender first. Your Loan Estimate shows what to expect. My post on what to ask your lender about a VA loan has the list.
2. Plan for the costs that come before closing. Earnest money, the inspections, a survey if needed, and the VA appraisal.
3. Decide what to ask for. We look at the home and the market and decide whether to ask for seller credits in your offer.
4. Add it up. The offer, any seller or lender credits, the deposits you've already made, and your estimated cash to close.
5. Check the final numbers. Federal law requires your lender to give you the Closing Disclosure at least three business days before closing.

Then we make sure you know exactly how much money you'll need. We look at your offer, any lender credits, the deposits you've already made and your real estimated cash to close, so you never find out close to closing that you need money you weren't expecting.

On a new build, ask the builder too. My post on builder lenders and incentives covers how builder offers compare.

• Thinking zero down means zero dollars. Zero down does not mean zero out of pocket.
• Assuming the seller will pay. It's negotiated, never automatic.
• Assuming everything can be financed. Most closing costs are paid through the transaction.
• Waiting until the end to add it up. The numbers should never come out of nowhere.

Here's an example of how I lay out the steps. It shows the process, and it isn't a real client's story.

• Buyer consultation. We talk about the money you should have ready before you write an offer.
• The offer. We decide together whether to ask for seller credits.
• Under contract. I keep your estimated cash to close in front of you.
• Before closing. We review the Closing Disclosure together.

See how I help buyers, step by step. This is general information, not lending or tax advice, and VA rules and fees can change, so confirm current numbers with your lender.

Can I ask the seller to pay my closing costs on a VA loan?

Yes. Seller credits can be negotiated as part of your offer, and VA allows sellers and builders to contribute toward allowable closing costs.

Is there a limit on seller concessions?

VA treats certain seller concessions differently, generally capping those at 4% of the home's reasonable value. Your lender confirms what applies.

Can I roll my closing costs into the loan?

Not all of them. The VA funding fee can generally be financed, but most other closing costs are paid through the transaction.

When will I know my final closing costs?

Your lender must give you the Closing Disclosure at least three business days before closing.

Vivian Corwin is a bilingual Realtor and Military Relocation Professional with IXL Real Estate Florida in Pensacola, FL, helping military and relocating families buy and sell homes across Pensacola, Pace, Milton, Gulf Breeze, and Navarre. Let's talk about your goals and your timeline. I'll walk you through it before you decide anything.

Read my page for VA and military buyers, or schedule a time to talk with Vivian.