WHERE SELLER CREDITS GO
Seller Concession
Calculator
Estimate how seller concessions may reduce cash to close, compare common program limits, and see how much of the requested credit may be usable.
SELLER CONCESSION CALCULATOR
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PURCHASE DETAILS
Price, Down Payment & Occupancy
LOAN PROGRAM
Choose the Financing Structure
MODELED CONVENTIONAL LIMIT
The limit adjusts according to occupancy and the calculated LTV.
Primary residences and second homes use modeled limits of 3%, 6%, or 9%; investment properties use 2%.
TEXAS PURCHASE PLANNING
Seller credits must match the loan program and eligible costs.
Texas purchase contracts commonly use seller-paid credits for lender fees, title and settlement charges, prepaid items, escrows, discount points, or eligible buydowns. The final allowable amount depends on the program, occupancy, LTV, contract, and documented costs.
SELLER CREDIT
Estimate the Requested Contribution
ESTIMATED BUYER COSTS
See What the Credit May Cover
A seller contribution generally cannot exceed the applicable program limit or the buyer's actual eligible costs. Program treatment varies, and VA distinguishes certain seller concessions from ordinary seller-paid closing costs.
SELLER CREDIT THAT CAN BE USED
Estimated credit limited by the requested amount, modeled program maximum, and entered eligible costs.
GOLDEN OAK INSIGHT
The requested seller credit is within the modeled limit.
The usable amount is also limited by the eligible buyer costs entered in the planner.
ESTIMATED CASH TO CLOSE
$0
PROGRAM COMPARISON
Compare Common Seller-Contribution Structures
These are simplified planning limits. The final allowable amount depends on the actual loan program, transaction details, eligible costs, and lender interpretation.
CONVENTIONAL
0%
FHA
6%
VA
4%
USDA
6%
NEXT PLANNING TOOLS
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HELPFUL READING
Educational Resource
OFFICIAL RESOURCE
CFPB: Prepare to Close
Review consumer guidance for comparing final loan costs, understanding cash to close, and preparing for mortgage closing.
Open Official CFPB Resource →YOUR OFFER DESERVES A PERSONAL REVIEW
Review Your Offer Strategy With Golden Oak
A personalized review can confirm the maximum contribution, eligible costs, temporary or permanent buydown treatment, excess-credit risk, cash-to-close effect, and wording needed for the purchase contract.
This planner provides simplified estimates for educational purposes only and does not constitute a loan approval, underwriting decision, contract recommendation, legal advice, real estate advice, closing-cost disclosure, or commitment to lend. Seller-contribution limits and eligible uses vary by agency, investor, occupancy, LTV, property type, lender, and transaction. Contributions generally cannot exceed actual eligible costs, and excess contributions may require contract changes or other treatment. VA rules distinguish certain seller concessions from ordinary seller-paid closing costs. Confirm the allowable amount and permitted use with the lender before executing or amending a purchase contract.