Determine maximum seller contribution to closing costs
For buyers negotiating seller-paid closing costs: calculate maximum concession allowed under each loan program without changing purchase economics.
Seller Concession Calculator
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Create Free AccountWhat it does
The Seller Concession Calculator determines the maximum closing cost contribution a seller can make under different loan program rules (FHA typically allows up to 6%, conventional allows 3%, VA allows 4%) and shows the amount available to reduce buyer out-of-pocket costs at closing.
Buyer and seller negotiations often focus on price, but sellers can effectively reduce buyer closing costs by offering concessions toward closing costs. This calculator shows the limits for each program and helps both parties structure deals where sellers contribute toward buyer closing obligations without violating lender rules.
Who it's for
- Sellers using closing cost concessions to attract more buyer offers in competitive markets
- Buyers negotiating seller concessions to reduce out-of-pocket closing costs
- Real estate agents structuring offers with creative seller concessions to close deals
- Title and escrow professionals calculating maximum allowable concessions under loan programs
How it works
Enter purchase price and loan type
FHA, conventional, VA, or USDA changes concession limits.
Review max concession percentage
FHA: 3–6%; conventional: 2–3%; VA: no limit; USDA: varies.
Model negotiated concession
See impact on buyer cash at closing.
Why it matters
Model max seller concession by loan type (FHA, conventional, VA, USDA)
Calculate net buyer cash out of pocket
Identify negotiation room in offer
Prevent over-concession that triggers appraisal renegotiation
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Frequently asked questions
What's a seller concession?
Seller pays a portion of buyer's closing costs directly. Reduces buyer's cash out of pocket but may lower sale price on appraisal.
Why do lenders limit concessions?
Concessions lower buyer's skin-in-the-game. Lenders worry: more owner equity = higher motivation to pay. Limits protect lender.
Can I negotiate 6% concession on a conventional loan?
Conventional limit is 2–3% typically; FHA allows higher (3–6%). If you need more cash help, FHA or VA might be better choice.
What happens if seller offers too much concession?
Appraisal may be lowered to reflect 'inflated' price. Sale renegotiates. Don't over-concession; negotiate price instead.
Is this calculator free to use?
Yes — create a free Investor Starter account to run 1 calculator per day. No credit card required. Upgrade to Core ($49/mo) for unlimited access to all 67 calculators.
How accurate are the results?
Results are only as accurate as your inputs. The formulas use industry-standard real estate investment math. Always verify with a licensed professional before committing capital.
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