The Barrientos Group - KW Central Texas

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Veterans often hear "seller concessions" and "closing costs" used interchangeably. They're not the same thing—and unders...
09/22/2026

Veterans often hear "seller concessions" and "closing costs" used interchangeably. They're not the same thing—and understanding the difference can save you thousands.

Let's break it down:

**Closing Costs** are the standard fees required to complete your home purchase. These include title insurance, appraisal fees, recording fees, escrow charges, and lender fees. On a VA loan, sellers can pay ALL of your closing costs with no cap or limit. These don't count against any concession limit.

**Seller Concessions** are additional help the seller provides beyond standard closing costs. This might include paying your VA funding fee, discount points, prepaid property taxes, homeowners insurance, or other buyer expenses. Here's the key: seller concessions are capped at 4% of the home's reasonable value (the VA appraisal).

Here's how it works in practice:

You're buying a $350,000 home. The seller agrees to pay $8,000 in standard closing costs (title, escrow, recording). That's unlimited—no cap applies. The seller then provides an additional $10,000 toward your VA funding fee. That $10,000 counts toward the 4% concession limit. Since 4% of $350,000 equals $14,000, the seller still has room for $4,000 more in concessions if negotiated.

Total seller help: $18,000. Your out-of-pocket cost drops significantly, and you're still making a competitive offer.

The takeaway: sellers can help with closing costs in full, AND provide additional concessions up to 4% of the home's value. This two-bucket system is one of the biggest advantages of VA financing—and most buyers don't know it exists.

Work with a lender and agent who understand these rules inside and out. We do. Call us to talk through your specific situation and see how much seller help you can negotiate.

Ready to maximize your VA loan advantage? Call the office at (254) 449-0099 or visit thebarrientosgroup.com.

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100 W Central Texas Expressway #102
Harker Heights, TX
76548

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