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VA purchase planning tool

A $0 down VA loan can still have cash due.

Estimate the amount left after seller and lender credits, earnest money, and costs already paid. Keep the VA funding fee separate so you can compare paying it in cash with financing it.

Calculate estimated cash to close

Build the VA transaction

Replace every example with the figures from your contract, insurance quote, and most recent Loan Estimate.

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Zero is an available planning scenario, not an approval.
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Enter $0 if exempt or modeling the fee as financed.
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Important: credits cannot necessarily pay every item or exceed program and transaction limits. An appraisal gap is not a normal closing cost and may require additional funds. This tool does not test credit eligibility.

What VA cash to close actually includes

Cash to close is the amount still due after the transaction adds the down payment, disclosed closing costs, prepaids, initial escrow funding, and applicable adjustments—then subtracts deposits, permitted seller credits, lender credits, and other amounts already paid. The Consumer Financial Protection Bureau uses the same basic structure in its Loan Estimate explainer.

The high-impact distinction: VA eligibility may remove the required down payment in an eligible transaction, but it does not erase homeowners insurance, prepaid interest, escrow funding, title and recording charges, inspection costs, or a negotiated price above appraised value.

Treat the funding fee as a choice, not a guess

The Department of Veterans Affairs says the one-time funding fee can be financed or paid in full at closing, and qualifying borrowers may be exempt. Enter only the amount you expect to pay in cash. If the full fee is financed or you are exempt, leave that field at zero. Financing it can reduce cash due but increases the financed balance.

Which changes move cash due?

DecisionCash-to-close effectTradeoff to review
Finance an eligible VA funding feeCan reduce cash dueIncreases the loan balance; exemptions and exact fee depend on the file
Negotiate seller-paid costsCan offset permitted chargesContract, appraisal, market conditions, and VA rules still apply
Accept lender creditCan offset closing costsMay be paired with a higher rate; compare total cost, not just today’s cash
Close earlier or later in the monthCan change prepaid interestDoes not eliminate the cost of owning the home
Raise the down paymentRaises immediate cashMay change the funding-fee category or payment; preserve emergency funds

Turn the estimate into a verified number

  1. Use the contract price and exact earnest-money receipt.
  2. Compare at least the lender’s Loan Estimate, title estimate, and homeowners insurance quote.
  3. Confirm the VA funding-fee status instead of assuming an exemption or percentage.
  4. Separate funds already spent from the amount still due.
  5. Review the Closing Disclosure at least three business days before closing and ask about every change.

Homeowners insurance can affect the first-year premium, escrow deposit, and ongoing payment. Replace a rough allowance with the Valley West Insurance premium and escrow cash planner, then bring the property-specific figure back to this estimate.

Educational estimate: This tool is not a Loan Estimate, Closing Disclosure, approval, rate quote, commitment to lend, or statement of available benefits. VA eligibility, funding-fee status, allowable charges, credits, value, underwriting, and program availability require review.

Keep planning beyond the down payment

Connect today’s estimate with the documents and decisions that can change it.

Earnest money reconciliationTrace the deposit, prior-paid costs, credits, low-appraisal decision, and amount still due without counting a dollar twice.VA closing costsSee common charges, permitted payment sources, and questions to ask.$0 down explainedUnderstand where the benefit applies and what it does not cover.Property-tax planningSeparate possible veteran exemptions from the escrow estimate.VA appraisal decisionsUnderstand value and property requirements before changing terms.VA payment calculatorBring the monthly housing cost into the same purchase plan.Scenario reviewAsk a licensed loan officer to reconcile the working estimate.

VA cash-to-close questions

Does zero down mean zero cash to close?

No. A zero down payment does not automatically eliminate loan costs, prepaids, initial escrow, inspections, an appraisal gap, or other adjustments.

Can the VA funding fee be financed?

VA says it can be financed or paid in full at closing, and some borrowers are exempt. Confirm the actual status and amount for the file.

Can ordinary VA purchase closing costs be added to the loan?

VA says only the funding fee may be financed on a purchase or construction-permanent loan. Other permitted costs must be paid at closing, though valid credits may reduce the borrower’s amount.

Why is the calculator different from my Loan Estimate?

This calculator uses your working assumptions. The Loan Estimate contains the lender’s disclosed figures, and the final Closing Disclosure updates them for closing.

Make “how much do I need?” a documented answer

Share the contract, Loan Estimate, funding-fee status, insurance quote, deposit receipt, and any negotiated credits for a file-specific review.

Review my VA cash-to-close plan