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VA Mortgage Calculator

Monthly Pay: $3,144.78

House Price		$500,000.00
VA Funding Fee (2.15%)		$10,750.00
Down Payment		$0.00
Loan Amount		$510,750.00
Total of 360 Mortgage Payments		$1,132,119.22
Total Interest		$621,369.22

Amortization schedule

Month	Interest	Principal	Ending Balance
1	$2,660	$485	$510,265
2	$2,658	$487	$509,778
3	$2,655	$490	$509,289
4	$2,653	$492	$508,796
5	$2,650	$495	$508,302
6	$2,647	$497	$507,804
7	$2,645	$500	$507,304
8	$2,642	$503	$506,802
9	$2,640	$505	$506,296
10	$2,637	$508	$505,789
11	$2,634	$510	$505,278
12	$2,632	$513	$504,765
End of year 1
13	$2,629	$516	$504,249
14	$2,626	$518	$503,731
15	$2,624	$521	$503,210
16	$2,621	$524	$502,686
17	$2,618	$527	$502,159
18	$2,615	$529	$501,630
19	$2,613	$532	$501,098
20	$2,610	$535	$500,563
21	$2,607	$538	$500,025
22	$2,604	$540	$499,485
23	$2,601	$543	$498,941
24	$2,599	$546	$498,395
End of year 2
25	$2,596	$549	$497,846
26	$2,593	$552	$497,294
27	$2,590	$555	$496,740
28	$2,587	$558	$496,182
29	$2,584	$560	$495,622
30	$2,581	$563	$495,058
31	$2,578	$566	$494,492
32	$2,575	$569	$493,923
33	$2,573	$572	$493,350
34	$2,570	$575	$492,775
35	$2,567	$578	$492,197
36	$2,564	$581	$491,616
End of year 3
37	$2,560	$584	$491,031
38	$2,557	$587	$490,444
39	$2,554	$590	$489,854
40	$2,551	$593	$489,260
41	$2,548	$597	$488,664
42	$2,545	$600	$488,064
43	$2,542	$603	$487,461
44	$2,539	$606	$486,855
45	$2,536	$609	$486,246
46	$2,533	$612	$485,634
47	$2,529	$615	$485,018
48	$2,526	$619	$484,400
End of year 4
49	$2,523	$622	$483,778
50	$2,520	$625	$483,153
51	$2,516	$628	$482,524
52	$2,513	$632	$481,893
53	$2,510	$635	$481,258
54	$2,507	$638	$480,620
55	$2,503	$642	$479,978
56	$2,500	$645	$479,333
57	$2,497	$648	$478,685
58	$2,493	$652	$478,033
59	$2,490	$655	$477,378
60	$2,486	$658	$476,720
End of year 5
61	$2,483	$662	$476,058
62	$2,479	$665	$475,393
63	$2,476	$669	$474,724
64	$2,473	$672	$474,052
65	$2,469	$676	$473,376
66	$2,466	$679	$472,697
67	$2,462	$683	$472,014
68	$2,458	$686	$471,328
69	$2,455	$690	$470,638
70	$2,451	$694	$469,944
71	$2,448	$697	$469,247
72	$2,444	$701	$468,546
End of year 6
73	$2,440	$704	$467,842
74	$2,437	$708	$467,134
75	$2,433	$712	$466,422
76	$2,429	$715	$465,706
77	$2,426	$719	$464,987
78	$2,422	$723	$464,264
79	$2,418	$727	$463,537
80	$2,414	$731	$462,807
81	$2,410	$734	$462,073
82	$2,407	$738	$461,334
83	$2,403	$742	$460,592
84	$2,399	$746	$459,847
End of year 7
85	$2,395	$750	$459,097
86	$2,391	$754	$458,343
87	$2,387	$758	$457,586
88	$2,383	$762	$456,824
89	$2,379	$765	$456,059
90	$2,375	$769	$455,289
91	$2,371	$773	$454,516
92	$2,367	$778	$453,738
93	$2,363	$782	$452,957
94	$2,359	$786	$452,171
95	$2,355	$790	$451,381
96	$2,351	$794	$450,587
End of year 8
97	$2,347	$798	$449,789
98	$2,343	$802	$448,987
99	$2,338	$806	$448,181
100	$2,334	$810	$447,371
101	$2,330	$815	$446,556
102	$2,326	$819	$445,737
103	$2,322	$823	$444,914
104	$2,317	$828	$444,086
105	$2,313	$832	$443,254
106	$2,309	$836	$442,418
107	$2,304	$841	$441,578
108	$2,300	$845	$440,733
End of year 9
109	$2,295	$849	$439,883
110	$2,291	$854	$439,030
111	$2,287	$858	$438,172
112	$2,282	$863	$437,309
113	$2,278	$867	$436,442
114	$2,273	$872	$435,570
115	$2,269	$876	$434,694
116	$2,264	$881	$433,813
117	$2,259	$885	$432,928
118	$2,255	$890	$432,038
119	$2,250	$895	$431,143
120	$2,246	$899	$430,244
End of year 10
121	$2,241	$904	$429,340
122	$2,236	$909	$428,432
123	$2,231	$913	$427,518
124	$2,227	$918	$426,600
125	$2,222	$923	$425,677
126	$2,217	$928	$424,749
127	$2,212	$933	$423,817
128	$2,207	$937	$422,880
129	$2,202	$942	$421,937
130	$2,198	$947	$420,990
131	$2,193	$952	$420,038
132	$2,188	$957	$419,081
End of year 11
133	$2,183	$962	$418,119
134	$2,178	$967	$417,152
135	$2,173	$972	$416,180
136	$2,168	$977	$415,202
137	$2,163	$982	$414,220
138	$2,157	$987	$413,233
139	$2,152	$993	$412,240
140	$2,147	$998	$411,243
141	$2,142	$1,003	$410,240
142	$2,137	$1,008	$409,232
143	$2,131	$1,013	$408,218
144	$2,126	$1,019	$407,200
End of year 12
145	$2,121	$1,024	$406,176
146	$2,115	$1,029	$405,146
147	$2,110	$1,035	$404,112
148	$2,105	$1,040	$403,072
149	$2,099	$1,045	$402,026
150	$2,094	$1,051	$400,975
151	$2,088	$1,056	$399,919
152	$2,083	$1,062	$398,857
153	$2,077	$1,067	$397,790
154	$2,072	$1,073	$396,717
155	$2,066	$1,079	$395,638
156	$2,061	$1,084	$394,554
End of year 13
157	$2,055	$1,090	$393,464
158	$2,049	$1,095	$392,369
159	$2,044	$1,101	$391,268
160	$2,038	$1,107	$390,161
161	$2,032	$1,113	$389,048
162	$2,026	$1,118	$387,930
163	$2,020	$1,124	$386,805
164	$2,015	$1,130	$385,675
165	$2,009	$1,136	$384,539
166	$2,003	$1,142	$383,397
167	$1,997	$1,148	$382,249
168	$1,991	$1,154	$381,095
End of year 14
169	$1,985	$1,160	$379,935
170	$1,979	$1,166	$378,769
171	$1,973	$1,172	$377,597
172	$1,967	$1,178	$376,419
173	$1,961	$1,184	$375,235
174	$1,954	$1,190	$374,045
175	$1,948	$1,197	$372,848
176	$1,942	$1,203	$371,645
177	$1,936	$1,209	$370,436
178	$1,929	$1,215	$369,221
179	$1,923	$1,222	$367,999
180	$1,917	$1,228	$366,771
End of year 15
181	$1,910	$1,235	$365,536
182	$1,904	$1,241	$364,295
183	$1,897	$1,247	$363,048
184	$1,891	$1,254	$361,794
185	$1,884	$1,260	$360,533
186	$1,878	$1,267	$359,266
187	$1,871	$1,274	$357,993
188	$1,865	$1,280	$356,713
189	$1,858	$1,287	$355,426
190	$1,851	$1,294	$354,132
191	$1,844	$1,300	$352,832
192	$1,838	$1,307	$351,525
End of year 16
193	$1,831	$1,314	$350,211
194	$1,824	$1,321	$348,890
195	$1,817	$1,328	$347,562
196	$1,810	$1,335	$346,228
197	$1,803	$1,342	$344,886
198	$1,796	$1,348	$343,538
199	$1,789	$1,356	$342,182
200	$1,782	$1,363	$340,820
201	$1,775	$1,370	$339,450
202	$1,768	$1,377	$338,073
203	$1,761	$1,384	$336,689
204	$1,754	$1,391	$335,298
End of year 17
205	$1,746	$1,398	$333,900
206	$1,739	$1,406	$332,494
207	$1,732	$1,413	$331,081
208	$1,724	$1,420	$329,661
209	$1,717	$1,428	$328,233
210	$1,710	$1,435	$326,798
211	$1,702	$1,443	$325,355
212	$1,695	$1,450	$323,905
213	$1,687	$1,458	$322,447
214	$1,679	$1,465	$320,981
215	$1,672	$1,473	$319,508
216	$1,664	$1,481	$318,028
End of year 18
217	$1,656	$1,488	$316,539
218	$1,649	$1,496	$315,043
219	$1,641	$1,504	$313,539
220	$1,633	$1,512	$312,028
221	$1,625	$1,520	$310,508
222	$1,617	$1,528	$308,980
223	$1,609	$1,536	$307,445
224	$1,601	$1,544	$305,901
225	$1,593	$1,552	$304,350
226	$1,585	$1,560	$302,790
227	$1,577	$1,568	$301,222
228	$1,569	$1,576	$299,647
End of year 19
229	$1,561	$1,584	$298,062
230	$1,552	$1,592	$296,470
231	$1,544	$1,601	$294,869
232	$1,536	$1,609	$293,260
233	$1,527	$1,617	$291,643
234	$1,519	$1,626	$290,017
235	$1,511	$1,634	$288,383
236	$1,502	$1,643	$286,740
237	$1,493	$1,651	$285,089
238	$1,485	$1,660	$283,429
239	$1,476	$1,669	$281,760
240	$1,468	$1,677	$280,083
End of year 20
241	$1,459	$1,686	$278,397
242	$1,450	$1,695	$276,702
243	$1,441	$1,704	$274,999
244	$1,432	$1,712	$273,286
245	$1,423	$1,721	$271,565
246	$1,414	$1,730	$269,834
247	$1,405	$1,739	$268,095
248	$1,396	$1,748	$266,347
249	$1,387	$1,758	$264,589
250	$1,378	$1,767	$262,822
251	$1,369	$1,776	$261,046
252	$1,360	$1,785	$259,261
End of year 21
253	$1,350	$1,794	$257,467
254	$1,341	$1,804	$255,663
255	$1,332	$1,813	$253,850
256	$1,322	$1,823	$252,027
257	$1,313	$1,832	$250,195
258	$1,303	$1,842	$248,353
259	$1,294	$1,851	$246,502
260	$1,284	$1,861	$244,641
261	$1,274	$1,871	$242,771
262	$1,264	$1,880	$240,890
263	$1,255	$1,890	$239,000
264	$1,245	$1,900	$237,100
End of year 22
265	$1,235	$1,910	$235,190
266	$1,225	$1,920	$233,270
267	$1,215	$1,930	$231,341
268	$1,205	$1,940	$229,401
269	$1,195	$1,950	$227,451
270	$1,185	$1,960	$225,491
271	$1,174	$1,970	$223,520
272	$1,164	$1,981	$221,540
273	$1,154	$1,991	$219,549
274	$1,143	$2,001	$217,547
275	$1,133	$2,012	$215,536
276	$1,123	$2,022	$213,513
End of year 23
277	$1,112	$2,033	$211,481
278	$1,101	$2,043	$209,437
279	$1,091	$2,054	$207,383
280	$1,080	$2,065	$205,319
281	$1,069	$2,075	$203,243
282	$1,059	$2,086	$201,157
283	$1,048	$2,097	$199,060
284	$1,037	$2,108	$196,952
285	$1,026	$2,119	$194,833
286	$1,015	$2,130	$192,703
287	$1,004	$2,141	$190,562
288	$993	$2,152	$188,410
End of year 24
289	$981	$2,163	$186,246
290	$970	$2,175	$184,071
291	$959	$2,186	$181,885
292	$947	$2,197	$179,688
293	$936	$2,209	$177,479
294	$924	$2,220	$175,259
295	$913	$2,232	$173,027
296	$901	$2,244	$170,783
297	$889	$2,255	$168,528
298	$878	$2,267	$166,261
299	$866	$2,279	$163,982
300	$854	$2,291	$161,691
End of year 25
301	$842	$2,303	$159,389
302	$830	$2,315	$157,074
303	$818	$2,327	$154,747
304	$806	$2,339	$152,409
305	$794	$2,351	$150,058
306	$782	$2,363	$147,694
307	$769	$2,376	$145,319
308	$757	$2,388	$142,931
309	$744	$2,400	$140,531
310	$732	$2,413	$138,118
311	$719	$2,425	$135,692
312	$707	$2,438	$133,254
End of year 26
313	$694	$2,451	$130,803
314	$681	$2,464	$128,340
315	$668	$2,476	$125,864
316	$656	$2,489	$123,374
317	$643	$2,502	$120,872
318	$630	$2,515	$118,357
319	$616	$2,528	$115,829
320	$603	$2,542	$113,287
321	$590	$2,555	$110,732
322	$577	$2,568	$108,164
323	$563	$2,581	$105,583
324	$550	$2,595	$102,988
End of year 27
325	$536	$2,608	$100,380
326	$523	$2,622	$97,758
327	$509	$2,636	$95,122
328	$495	$2,649	$92,473
329	$482	$2,663	$89,810
330	$468	$2,677	$87,133
331	$454	$2,691	$84,442
332	$440	$2,705	$81,737
333	$426	$2,719	$79,018
334	$412	$2,733	$76,284
335	$397	$2,747	$73,537
336	$383	$2,762	$70,775
End of year 28
337	$369	$2,776	$67,999
338	$354	$2,791	$65,208
339	$340	$2,805	$62,403
340	$325	$2,820	$59,583
341	$310	$2,834	$56,749
342	$296	$2,849	$53,900
343	$281	$2,864	$51,036
344	$266	$2,879	$48,157
345	$251	$2,894	$45,263
346	$236	$2,909	$42,354
347	$221	$2,924	$39,430
348	$205	$2,939	$36,490
End of year 29
349	$190	$2,955	$33,535
350	$175	$2,970	$30,565
351	$159	$2,986	$27,580
352	$144	$3,001	$24,579
353	$128	$3,017	$21,562
354	$112	$3,032	$18,529
355	$97	$3,048	$15,481
356	$81	$3,064	$12,417
357	$65	$3,080	$9,337
358	$49	$3,096	$6,241
359	$33	$3,112	$3,128
360	$16	$3,128	$0
End of year 30

Year	Interest	Principal	Ending Balance
1	$31,752	$5,985	$504,765
2	$31,367	$6,370	$498,395
3	$30,958	$6,780	$491,616
4	$30,522	$7,216	$484,400
5	$30,057	$7,680	$476,720
6	$29,563	$8,174	$468,546
7	$29,038	$8,700	$459,847
8	$28,478	$9,259	$450,587
9	$27,883	$9,855	$440,733
10	$27,249	$10,489	$430,244
11	$26,574	$11,163	$419,081
12	$25,856	$11,881	$407,200
13	$25,092	$12,645	$394,554
14	$24,278	$13,459	$381,095
15	$23,413	$14,325	$366,771
16	$22,491	$15,246	$351,525
17	$21,511	$16,227	$335,298
18	$20,467	$17,270	$318,028
19	$19,356	$18,381	$299,647
20	$18,174	$19,564	$280,083
21	$16,915	$20,822	$259,261
22	$15,576	$22,161	$237,100
23	$14,151	$23,587	$213,513
24	$12,634	$25,104	$188,410
25	$11,019	$26,718	$161,691
26	$9,300	$28,437	$133,254
27	$7,471	$30,266	$102,988
28	$5,524	$32,213	$70,775
29	$3,452	$34,285	$36,490
30	$1,247	$36,490	$0

VA loans are mortgages granted to veterans, service members on active duty, members of national guards, reservists, or surviving spouses, guaranteed by the U.S. Department of Veterans Affairs (VA). As long as the person was given a DD 214 document, which proves honorable discharge on good terms, they may qualify. VA loans are intended to help growing populations of homeless veterans in the U.S. find affordable houses. VA loans make up a small portion of all mortgages in the U.S. due to the specific demographic who qualify, but studies have shown that they have the lowest foreclosure rates of all loans.

VA Funding Fee

A VA funding fee is a one-time payment that borrowers typically pay as part of acquiring a VA loan. The fee is a percentage of the loan amount that varies from 0% to 3.3% depending on factors such as the down payment amount, veteran's military experience, type of home, and loan purpose. It is the fee that goes towards the upkeep of the program and is used in the case that a borrower defaults.

For applicants with 10% or more service-related disability (or their surviving spouse), the fee is waived.

The VA funding fee can be financed into the loan amount. All other fees must be paid in cash at closing after negotiations to determine whether the buyers or sellers are responsible for them.

Below is a chart that shows the standard VA funding fee structure:

Down Payment	First Time Use	Second and Subsequent Use
<5%	2.15%	3.3%
5-10%	1.5%	1.5%
≥10%	1.25%	1.25%

There are also other VA Funding Fee rates for different scenarios:

Interest Rate Reduction Refinancing Loans: 0.50%
Also called IRRRL, they can be used to lower interest rates by refinancing existing VA loans. It is also possible to refinance adjustable-rate mortgages (ARM) into fixed-rate mortgages.
Assumptions: 0.50%
A loan assumption allows a third party to step in and take over the remainder of the loan without a new mortgage. Note that the assumer does not have to be a veteran, just as long as they are approved by the lender.
Manufactured Home Loans (Not Permanently Affixed): 1.00%
Manufactured homes, or mobile homes that are not permanently affixed, have a fixed rate of 1.00%.

Other Common Fees Paid at Closing

Aside from the VA funding fee, borrowers will most likely need to pay some closing fees:

Loan Origination Fee—Used to cover administrative costs for processing of VA loans.
Loan Discount Points—Charged in order to receive interest rates lower than current market rates. Two discount points (2%), or less, is considered to be reasonable. Discount points may be paid by either the buyer or seller.
Credit Report—This fee is paid to credit agencies to evaluate the credit history of a potential borrower. It may not be refunded, even if the loan never closes.
Appraisal Fee—Appraisals are formal statements of property value to determine maximum loan amounts obtained without a down payment. Non-refundable even if loan never closes.
Hazard Insurance and Real Estate Taxes—Necessary to insure payment of taxes and insurance during the first year.
Title Insurance—Used to verify there are no outstanding liens against the property.
Recording Fee—Used to record deed on county records.

Certain fees are normally not paid by buyers. These include brokerage fees, real estate commissions, and title insurance.

Pros and Cons of VA Loans

Like any financial product, VA loans have pros and cons.

Pros

The defining feature of any VA loan is that there is no down payment required. There are only a handful of mortgages today that don't require a down payment; the other two are Navy Federal and USDA. In comparison, conventional loans normally require at least 5%, while FHA loans require a bare minimum of 3.5%.
There is no mortgage insurance involved, relieving VA loan borrowers of a big expense.
Sellers and buyers are allowed to negotiate the payment of fees. Sellers can pay portions of or even all of the closing fees, up to 4% of the loan amount. However, they are under no obligation to do so.
VA loans can be used for purchases or refinance on existing loans, and qualified applicants need not be first-time buyers and can reuse their benefits.
Typically, both the interest rates and closing costs are slightly lower than other mortgages.
Because property appraisals are done by the VA, homebuyers are given some peace of mind that they probably will not overpay for a certain home.

Cons

Only applicants given DD 214 documents can qualify for VA loans.
The VA funding fee can be expensive for those not exempted.
VA loans cannot cover projected home improvements, so no fixer-upper homes.
Not all sellers or lenders do business with VA purchasers, and the ones who try to are usually not well-versed in dealing with them because they are not as prevalent as other home loans. There have been reports of erroneous information being passed on and lending representatives lacking in knowledge. It is best to find expert real estate agents or lenders who specialize in VA loans, but options for loans are limited to what they can offer.
VA loans can only be used on primary residences (owner-occupied homes only), not investment properties or empty land.
Relative to other loans, a lot of paperwork must be done at closing for VA loans.

Considering the pros and cons, for anyone who can qualify, VA loans are often the best option. This is especially true for those exempted from VA funding fee and those who plan to put little or no down payment. When comparing the VA loans with another loan, the VA funding fee is the key. Make sure the VA funding fee to be paid is outweighed by the benefits from the VA loan.

Prepayment

Making prepayments can potentially shorten the loan term and reduce the interest payments. In the More Options input section of the calculator is an Extra Payments section to input monthly, yearly, or single payments. Use the results to see how much can be saved by making extra payments in terms of interest paid as well as the reduction in loan term. Note that, making prepayments is not for everybody. Be sure to evaluate your financial situation before making any prepayments.

There are no prepayment penalties or early payoff penalties associated with VA guaranteed loans. According to Title 38 of the Electronic Code of Federal Regulations, "The debtor shall have the right to prepay at any time, without premium or fee, the entire indebtedness or any part thereof not less than the amount of one installment, or $100, whichever is less."

House Affordability

To determine the house affordability of a VA loan, please use our House Affordability Calculator. In the Debt-to-Income (DTI) Ratio drop-down selection, there is an option called VA Loan.

Although DTI ratio requirements are used by VA lenders as a tool to gauge the risk concerning potential borrowers, if they cannot be met, other possible considerations are reviewed before an application is finally rejected. VA lenders may look at things such as a borrower's history of income or dutiful payments of credit as compensating factors.

Calculate VA Loan Payments, Funding Fees, and Total Cost of Ownership

Direct Functionality and Core Calculation Logic

The VA Mortgage Calculator computes monthly principal and interest (P&I), capitalizes the Department of Veterans Affairs funding fee, and projects lifetime interest expenditure. The engine applies the standard amortization schedule modified for VA-specific regulatory parameters: zero-down eligibility, absence of private mortgage insurance (PMI), and tiered funding fee structures based on service history and down payment percentage.

Monthly P&I derives from the standard fixed-rate amortization equation: M = P × [r(1+r)ⁿ] / [(1+r)ⁿ – 1], where M equals the monthly payment, P represents the financed principal (purchase price minus down payment plus capitalized funding fee), r equals the monthly interest rate (annual percentage rate ÷ 12), and n equals total payment periods (loan term in years × 12). The VA funding fee (F) is calculated as F = B × f, where B is the base loan amount before fee inclusion and f is the statutory percentage. Capitalized principal becomes P = B + F. Total repayment equals M × n + upfront closing costs. The calculator excludes escrow components (property taxes, hazard insurance, flood coverage) unless explicitly toggled, as these vary by jurisdiction and insurer.

Reference Data and VA-Specific Parameters

The following constants reflect current VA guidelines and FHFA conforming loan baselines. All percentages and limits remain subject to congressional adjustment and annual FHFA recalibration.

Parameter	Standard Value / Range	Application Context
Basic Entitlement	$36,000 (25% of $144,000 baseline)	Guarantees 25% of loan amount up to county conforming limits
Funding Fee: First Use, <5% Down	2.30%	Standard purchase loan multiplier; waived for ≥10% disability-rated veterans
Funding Fee: First Use, 5–9.9% Down	1.65%	Reduces fee proportionally with increased borrower equity contribution
Funding Fee: First Use, ≥10% Down	1.40%	Minimum fee for first-time usage with substantial down payment
Funding Fee: Subsequent Use, <5% Down	3.60%	Applies after initial entitlement exhaustion or second VA loan activation
Funding Fee: IRRRL Refinance	0.50%	Interest Rate Reduction Refinance Loan; cannot be used to extract cash
Conforming Loan Limit (2024 Baseline)	$766,550	Standard county cap; high-cost areas adjust to 150% of baseline
Discount Point Cap	2.00%	Maximum seller/borrower-paid points allowed under VA underwriting guidelines

Practical Usage, Edge Cases, and Nuances

Step-by-Step Calculation Protocol

Input purchase price and down payment amount. The system subtracts down payment from purchase price to establish base principal. Select service category (first use, subsequent use, or disability-exempt) to trigger the correct funding fee multiplier. Enter fixed interest rate and loan term (15 or 30 years). The calculator compounds the funding fee into the principal unless the user elects upfront payment. Execute amortization to generate P&I, total interest, and payoff schedule. Add escrow inputs to derive PITI (Principal, Interest, Taxes, Insurance).

Entitlement and Jumbo Threshold Mechanics

VA does not impose absolute loan limits. Instead, the guarantee caps at 25% of the county conforming limit. Residual entitlement calculates as: RE = (CL × 0.25) – U, where CL is the county loan limit and U is previously used entitlement. Loans exceeding CL require a down payment equal to 25% of the difference between the loan amount and the conforming limit. This down payment prevents lender exposure on the unguaranteed portion. The calculator automatically flags residual entitlement shortfalls and computes the mandatory equity injection.

Refinance and Assumability Parameters

Interest Rate Reduction Refinance Loans (IRRRL) streamline rate drops without re-underwriting. The 0.5% funding fee applies, but no appraisal or income verification is required. Cash-out refinances revert to purchase loan fee schedules (2.3% or 3.6%). VA loans remain assumable regardless of loan origination date, provided the assuming borrower meets VA credit and occupancy standards. The calculator does not model assumption transfer fees, which are capped at 0.5% of the loan balance under VA regulations.

Accuracy Note and Data Sourcing

Funding fee percentages, entitlement baselines, and conforming limits derive from VA Circular 26-24-1 and FHFA annual limit publications. Interest rate inputs reflect market averages and should be verified against lender-specific pricing sheets at the time of lock. The calculator assumes fixed-rate amortization with level payments and does not model adjustable-rate index margins, payment shock scenarios, or localized tax/insurance fluctuations. Results represent mathematical estimates for financial planning and do not constitute binding loan terms. Verify all outputs with a VA-approved lender, underwriter, or VA Regional Loan Center prior to commitment.

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