VA loan
The VA loan calculator.
Build a full monthly scenario for a VA purchase loan in Utah with the funding fee worked out from your down payment and your history with the benefit, no monthly mortgage insurance, taxes, insurance, HOA, and extra payments. Roll the fee into the loan or pay it at closing and watch both the payment and the cash to close move. Every result is an illustrative estimate with the assumptions shown.
Estimate your payment
Run your numbers.
Enter a home price and your details. The estimate updates as you type. It opens at zero down, which the VA allows with full entitlement, on a first use of the benefit with the funding fee rolled into the loan and statewide Utah averages for tax and insurance. Change any field to match the home, the county, or the budget you are weighing.
Loan details
No minimum with full entitlement. At 5% down the funding fee drops a tier, and at 10% it drops again.
Includes the VA funding fee financed into the loan
The funding fee is financed into the loan, so it is not part of your cash to close.
VA funding fee
There is no VA loan limit with full entitlement; the ceiling is what a lender approves. Partial entitlement is a lender calculation this tool does not attempt.
Default rate as of the date shown. Rates change frequently and are not a quote.
Homeowner expenses
Pre-filled with statewide Utah averages. If you are shopping a specific county or property, adjust these to match. Tap the % on property tax or insurance to enter a known annual dollar amount instead.
Assumes a primary residence, which a VA loan requires; second homes and investment properties are taxed differently.
Seller concessions
A seller concession is money the seller agrees to put toward your costs in the negotiated contract. It does not change your loan or your monthly payment. It changes the check you write on closing day, shown in the cash to close card.
VA caps concessions at a percent of the home's value, counting prepaids, the funding fee, and other seller-paid extras but not ordinary closing costs. This tool applies that ceiling to the whole credit to stay on the safe side, and a credit can never exceed your actual costs.
More credit than this estimate can use
Extra payments
Adding a little toward principal each month lowers the interest you pay and shortens the loan. Try it and watch the payoff date move.
About these estimates
Estimates only. This is not a quote, offer, pre-approval, or commitment to lend. Figures are illustrative and depend on the assumptions you choose.
This tool is for general information only. It is not legal, tax, investment, or financial advice. Consult a qualified professional for guidance specific to your situation.
Want numbers tailored to you? Let's talk.
Total monthly payment estimate
Includes principal, interest, taxes, insurance, HOA, and any extra payment. There is no monthly mortgage insurance on a VA loan. The funding fee is financed into the loan above.
Estimates only, not a quote, offer, pre-approval, or commitment to lend. Talk to Scott for your actual terms.
P & I (principal and interest) is the loan itself: the part that pays down what you borrowed plus the cost of borrowing. Taxes, insurance, and HOA sit on top. Mortgage insurance stays at zero because a VA loan never charges it. Your required payment is those parts; if you add an optional extra principal payment, it shows here too and is included in the total above.
Your down payment plus estimated closing costs, plus the funding fee if you chose to pay it at closing, less any credit the seller agrees to pay. With zero down and the fee financed, this is mostly closing costs. Earnest money you have already put down is credited back at closing, so subtract it to see the final wire amount.
Estimated closing costs use statewide averages for lender fees, title and settlement, recording, and prepaid property tax, homeowners insurance, and interest. VA limits which fees a veteran can be charged, so your Loan Estimate may come in under this figure. Get a Loan Estimate before you commit to a loan.
Run your own scenarios
Drag the slider to test different monthly extra amounts and watch the savings move.
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The funding fee is a one-time charge set by law, and it is the only VA-specific cost in this estimate. It changes with your down payment and with whether you have used the benefit before, and it disappears entirely for buyers with an exemption on their Certificate of Eligibility, spelled out below the schedule. Want the loan explained in plain English? Read the VA loan guide on this site.
Payoff progression
| Year | Baseline balance | Balance with extra payments |
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Amortization schedule
Amortization just means how each payment splits between interest and paying down what you owe, month by month, until the balance hits zero. Early on, most of each payment is interest; over time more of it chips away at the balance. Adding extra to principal flips that math in your favor sooner.
Annual totals at a glance. Tap any year to see the monthly breakdown.
| Expand | Period | Payment | Principal | Interest | Extra | Balance |
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Who is exempt from the VA funding fee
The funding fee is waived entirely for some borrowers, and it is one of the first things I check on a VA file, because a missed exemption is real money paid for nothing. Tick the exemption box in the calculator and the fee comes out of both the loan and your cash to close.
Your Certificate of Eligibility is what shows the exemption. Make sure it does before closing day, not after.
You are exempt if any of these is true
- You receive VA compensation for a service-connected disability.
- You would be entitled to that compensation but you draw retirement or active-duty pay instead of it.
- You are the surviving spouse of a veteran who died in service or from a service-connected disability, or who was totally disabled, and you receive Dependency and Indemnity Compensation.
- You are a service member with a proposed or memorandum rating, issued before discharge, that says you are eligible for compensation because of a claim filed before you left service.
- You are an active-duty service member who has been awarded the Purple Heart on or before your closing date.
One more case worth knowing: if you pay the fee and the VA later awards you a disability rating with an effective date before your closing, you may be due a refund of the fee. Ask the VA, and ask me, because nobody chases that one for you.
General information, not a determination of your eligibility; the VA and your Certificate of Eligibility decide. The VA loan guide explains the benefit in full, and the entitlement guide covers what happens when part of your entitlement is already in use.
How to use it
Make the inputs yours.
The defaults are statewide Utah averages so the form is useful the moment it loads. The estimate gets sharper the more you tailor it to the home, your service history, and the budget you are actually weighing.
Set the home price
Start with the list price of a home you like, or a price band you are targeting. The loan amount and the funding fee both update as you change the down payment.
Decide on a down payment
Zero is allowed with full entitlement, and many VA buyers use it. Try 5 percent and 10 percent too: each step drops the funding fee a tier, and the fee card shows what that is worth in dollars.
Set your funding-fee status
Tell the tool whether this is your first use of the benefit, whether you are exempt, and whether you want the fee rolled into the loan or paid at closing. Each choice moves either the payment or the cash to close, and you can see which.
Match local costs
Property tax and insurance vary by county and property. The tax field assumes a primary residence, which a VA loan requires, so you should not need the second-home adjustment here.
Test extra payments
Add a monthly or yearly amount toward principal, or drag the what-if slider, to see the interest saved and how much sooner the loan is paid off. With the fee financed, extra principal also works off that fee faster.
Want the loan type explained?
This is a calculator, not an explainer. How VA loans work, who is eligible, the appraisal, and what entitlement means in plain English lives in the mortgage guides on this site.
Read the VA loan guide How VA entitlement worksGood to know
Questions about this VA calculator.
What does this VA loan calculator include?
It estimates a full monthly payment for a VA purchase loan: principal and interest, property taxes, homeowners insurance, HOA dues, and any extra principal you add, with no monthly mortgage insurance because VA loans do not carry it. It calculates the one-time VA funding fee from your down payment and whether you have used the benefit before, lets you roll that fee into the loan or pay it at closing, estimates your closing costs and the cash you would bring to closing after any seller concessions, projects your payoff date, and shows the interest you could save with extra payments.
How is the VA funding fee calculated?
The funding fee is a one-time charge set by law as a percent of the base loan, and it depends on two things: your down payment and whether this is your first use of the VA benefit. On a first use it is 2.15 percent with less than 5 percent down, 1.5 percent with 5 to just under 10 percent down, and 1.25 percent with 10 percent or more down. On a later use the under-5-percent tier rises to 3.3 percent and the other two tiers stay the same. The calculator picks the tier for you as you change the down payment, and it shows the fee in dollars next to the loan amount.
Can I roll the funding fee into the loan, or pay it at closing?
Either. Most VA buyers finance it, which adds the fee to the loan amount so it accrues interest but does not raise the cash you bring to closing. Choose Pay at closing and the calculator leaves the loan at the base amount and adds the fee to your cash to close instead. Switching between the two shows the trade-off in both the monthly payment and the closing-day check.
Who is exempt from the VA funding fee?
Borrowers who receive VA compensation for a service-connected disability are exempt, and so are certain surviving spouses and some active-duty Purple Heart recipients. Your Certificate of Eligibility is what shows the exemption, and it is worth confirming before closing because a missed exemption is real money paid for nothing. Tick the exemption box and the calculator removes the fee from both the loan and the cash to close.
Why is there no mortgage insurance line?
VA loans have no monthly mortgage insurance at any down payment, which is one of the biggest differences from FHA and low-down-payment conventional loans. The funding fee is the one-time cost that stands in for it. The funding fee card on this page shows roughly what a comparable FHA loan would add each month in mortgage insurance, so you can see what that difference is worth in your scenario.
Is there a VA loan limit?
Not for a buyer with full entitlement. Since 2020 the VA has not capped the loan amount for borrowers with their full entitlement available, so the ceiling comes from what a lender will approve on your income and credit, not from a county table. If part of your entitlement is tied up in another VA loan, a lender calculates what remains and the county conforming limit comes back into play. This calculator does not model partial entitlement, and the entitlement guide on this site explains how that works.
Is the interest rate a quote?
No. The rate is an editable assumption with a default that reflects a recent reference rate, not an offer or a forecast. Your actual rate depends on your credit, loan details, the property, and market conditions when you lock. For numbers built around your situation, get in touch.
How do seller concessions work on a VA loan?
A seller concession is money the seller agrees to put toward your costs in the negotiated contract. Enter the amount and it comes off your cash to close. It does not change your loan amount or your monthly payment. VA sets a concession ceiling of 4 percent of the home's value, and it counts things like prepaid taxes and insurance, the funding fee, and paying off your debts against that ceiling, but not the ordinary closing costs a seller pays. To stay on the safe side this calculator applies the 4 percent limit to the whole credit and tells you when it does, so your lender may be able to use more of a large credit than shown here. A credit can never exceed your actual costs, because it reimburses costs rather than paying you cash.
Can I save or share a scenario?
Yes. The web address updates as you change the fields, so the link in your browser bar always matches the numbers on screen. Copy it, bookmark it, or send it to someone and the calculator reopens with those exact figures. The Copy link button does the same in one click. Every value that arrives in a link is checked against the same limits the fields enforce, so an edited or mistyped link cannot produce an impossible estimate.
Looking for the rest of the suite? Browse all calculators or head back to resources.
Ready for numbers that fit your service?
This tool is a starting point. When you want your entitlement confirmed, your funding fee pinned down, and a plan built around the home you are after, let's talk it through together.