Seller concessions limit calculator
Pick the loan type, enter the price, appraised value and down payment, and see the maximum seller concession. Check the credit you're negotiating against it before it goes into the contract.
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Limits checked against Fannie Mae's Selling Guide, HUD, VA and USDA in October 2026. Lenders can set lower limits, and other conventional investors (such as Freddie Mac) and special programs have their own rules. Ask your lender before you sign.
Seller concession limits depend on the loan. Fannie Mae conventional loans allow 3% above 90% CLTV, 6% from 75.01% to 90% and 9% at 75% or less, or 2% on investment property. FHA and USDA allow 6% of the sales price. VA caps concessions at 4% of reasonable value but doesn't limit closing-cost credits.
How to use the seller concessions limit calculator
Pick the loan type
Conventional (Fannie Mae), FHA, VA or USDA guaranteed.
Enter the numbers
Sales price, appraised value, and for conventional loans the down payment and occupancy.
Check the credit
Enter the concession you're negotiating to see if it's within the limit.
What the seller concessions limit calculator covers
Four loan types
Conventional, FHA, VA and USDA limits side by side for the same deal.
Conventional by CLTV
Fannie Mae's 3%, 6% and 9% tiers on the lower of price or appraised value, 2% for investment.
Over or under
Shows how far a proposed credit is over or under the cap.
What counts
Plain notes on what each program includes in the limit and what it leaves out.
Second loans
Add a second lien to get the combined loan-to-value ratio.
- Conventional
- Fannie Mae: 3% (CLTV over 90%), 6% (75.01–90%), 9% (75% or less); 2% investment
- FHA
- 6% of the sales price
- VA
- 4% of reasonable value for concessions; closing-cost credits not limited
- USDA
- 6% of the sales price
- Checked
- Fannie Mae Selling Guide, HUD, VA and USDA, October 2026
Questions about the seller concessions limit calculator
What counts as a seller concession?
Money the seller or another interested party pays toward the buyer's costs: closing costs, prepaid items, discount points or a rate buydown. Each program defines it a little differently; Fannie Mae and FHA don't let concessions pay the down payment.
What is the conventional loan limit on seller concessions?
Fannie Mae limits financing concessions by CLTV, figured on the lower of the sales price or appraised value: 3% above 90%, 6% from 75.01% to 90%, 9% at 75% or less, and 2% for investment properties. Excess is deducted from the sales price.
How much can a seller pay on an FHA loan?
Up to 6% of the sales price toward origination fees, other closing costs, prepaid items and discount points, with buydowns and the upfront mortgage insurance premium counted in the 6%. The seller's usual agent commissions don't count.
What is the VA 4% rule?
VA limits seller concessions to 4% of the home's reasonable value from the Notice of Value. Concessions include paying the funding fee, prepaid items, the buyer's debts or a temporary buydown. VA doesn't limit credits for the loan's normal closing costs.
How much can a seller contribute on a USDA loan?
USDA's handbook limits seller and other interested-party contributions to 6% of the sales price, for eligible loan purposes. Seller-funded repairs held in escrow and the buyer's agent commission paid by the seller aren't counted.
Can Closingbird track seller credits on a deal?
Yes. Closingbird reads the executed contract and fills in the amounts it finds, including seller credits, so the whole team sees the same numbers on the file.
Guides and features for this step of the deal
Where the rules come from
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