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VA Loan Closing Costs

A VA Home Loan, you may be aware, offers up to 100% financing for eligible veterans and military service members. This means that the Department of Veteran Affairs VA Loan program allows qualified borrowers the ability to purchase a home with no down payment and no required mortgage insurance.

However, up to 100% financing does not mean that there are no out of pocket costs for veterans using their VA Home Loan benefit. Most home purchase transactions have closing costs: typical expenses in a mortgage and real estate transaction outside of the purchase price of the home. These closing expenses might include things such as VA funding fees, loan origination fees, VA appraisal fees, credit report fees, insurance and real estate taxes, discount points, and title costs.

The good news? It is common practice in negotiations for the seller to pay for some closing costs and there are protections in place to limit the total cost of allowable origination fees charged to the buyer.

Here is an overview of some common costs associated with purchasing a home using your VA loan benefits.


VA Funding Fee

The VA funding fee is established by the Department of Veteran Affairs to help offset the cost of the VA loan guaranty program to taxpayers. The fee is a percentage of the loan that can vary depending on factors including your military category, whether it is your first time using your VA loan benefit, and whether you make a down payment.

The current funding fee for regular military personnel making no down payment on a first-time VA loan is 2.15%. Veterans who receive VA compensation for a service related disability, or a surviving spouse of a veteran who died in service or from a service related disability, do not have to pay a VA funding fee.


Loan Origination Fees

A loan origination fee is charged by mortgage lenders to cover the administrative costs associated with processing your loan. The lender may charge up to 1% of the loan as a flat origination fee, or the fee may be itemized at no greater than 1% of the loan. No matter how the origination fees are presented, the lender cannot charge you more than 1% to cover the cost of loan origination and processing.


VA Appraisal Fees

A VA appraisal is a required part of the VA loan process where an appraiser determines the value of the property. The cost of the appraisal depends on the location of the subject property and the type of residence but typically ranges from $475-$700.


Credit Report Fees

When you apply for a mortgage, the lender will pull your credit report. Typically, the cost is around $50, but this can vary based on the lender.


Insurance and Real Estate Taxes

At closing, lenders will often collect advanced payments on your required homeowners insurance policy and property taxes. This is commonly referred to as an ‘escrow account.’ Holding the funds in a third-party escrow account helps ensure the buyer’s ability to afford to pay the property taxes and home insurance on their new home, which is important for lenders to help mitigate potential loan risks.

Many states offer property tax exemptions for fully or partially disabled veterans. Consult with your tax advisor to see if you may be eligible.


Discount Points 

Discount points are fees paid to the lender at closing to reduce your interest rate. This is also commonly referred to as “buying down the rate.” Lenders will often quote you with the current mortgage rates and discount point options, which fluctuate daily.


Title Costs 

During your home loan process, a title company will complete a title search to verify that there are no outstanding liens or legal claims against the property. Most lenders will also require title insurance, an insurance policy that covers the lender’s interest in the property if any liens are discovered after closing.


Who pays closing costs? 

Closing costs may be paid by the buyer, the seller, or shared. It is common practice for sellers to pay some, or all, of the closing costs, but it is not required. With the help of your real estate agent, you can negotiate any closing costs and seller concessions into your offer.

Under the VA rules, the seller can pay for up to 4% of the total loan amount in ‘concessions’. As defined by the VA these concessions are “anything of value added to the transaction by the builder or seller for which the buyer pays nothing additional and which the seller is not customarily expected or required to pay or provide.” Items subject to the 4% rule include the buyer’s VA funding fee, prepayment of property taxes and insurance, gifts such as a TV, extra discount points, or payment of the buyer’s credit balances. So in addition to customary closing costs associated with the loan, you can negotiate with the seller to pay up to 4% of the loan in seller concessions.

Closing costs must be paid at the time of closing. The VA funding fee is the only closing cost that is allowed to be financed into the loan amount.


In Summary

Though this is not a comprehensive list of closing costs, it does give you an idea of the types of expenses you might face when purchasing a home. The good news is that your lender is required to provide a Good Faith Estimate of charges you will likely occur at closing. Closing costs are a normal part of every home buying experience when financing a home.

(Source: https://www.benefits.va.gov/homeloans/purchaseco_loan_fee.asp)


Do you have questions about closing costs or your VA loan benefits? 

Contact us by filling out the form below, and one of our VA Loan Specialists will be in contact. Thank you for your service!

M. Rivenbark

We were looking to make a new start in Tennessee! When we found Becky Rockwell with Benchmark, we found a treasure in the mortgage world! We decided to use my VA loan on the third and final house! What a great experience! With Becky at helm, Rachel and Christie made the whole experience seamless! The purchase went off smoothly! If we could, we will recommend anyone to use Becky Rockwell for your mortgage needs! Thank you ladies for all the hard work!

Field Report from Sevierville, TN

Field Report: Future Retirement Income as Qualification Factor

Can I use my future retirement income to qualify for a VA loan?

If you are planning to retire from the military, you may be able to use your future retirement income to qualify for your VA home loan. The lender will need to document that your future income will be sufficient to qualify for the loan amount you are seeking.

In order to use your future retirement pay, you must document a specific start date and a specific rate of pay. To do this, the lender will often request a letter on official letter head signed and dated by your commanding officer stating your approved retirement date and your monthly retirement amount.

Check out the ‘Field Report’ below to see how we qualified an Active Duty Lieutenant Colonel in the Air Force based on his future retirement income!

The Scenario

Active Duty Lieutenant Colonel in the Air Force applied for a purchase VA Loan. He had been turned down by another lender for unstable income because he was less than 12 months away from Expiration of Term of Service (ETS) and not yet receiving retirement income

The Obstacle

The individual could not qualify based on his active duty pay and his planned retirement was not until 4 months later.

How We Overcame

We requested an official letter stating his retirement date and this amount of his monthly retirement, which was signed and dated by his Commander.

The Result

Benchmark was able to close the loan 95 days prior to his retirement income starting!


Ready to use your VA Home Loan benefit? Take the first step and Check you Eligibility with our free COE tool.

A. Hill

Alex Wall has gone above and beyond to help me with my home loan that I purchased few years back. Even though it has been years since I purchased my home he still checks in and sees how the house is going. Benchmark Mortgage is really great company to get a loan through because they will sit and talk to you about any questions you may have. They give you advice on your loans and purchases. As a veteran, they gave me quite the discounts and helped me achieve the monthly premium that I wanting.

You can not go wrong with using Benchmark Mortgage as a lender.

A. Hill

Field Report: Arizona to Nebraska while on Active Duty in Texas

The Scenario

The veteran borrower previously lived in his owner-occupied property in Arizona, technically a departing residence, which he had been renting out for 18 months. He was currently renting while on active duty in Texas, when he received PCS Orders to Nebraska and decided to purchase a home there.

The Obstacle

Rental income was needed in order to offset the mortgage payment (PITI) on the property in Arizona, so we could qualify for a mortgage on the property in Nebraska. He had a lease agreement on the property in Arizona, but we could no longer use it. We could have used that rental income to offset the payment of the PITI, If the borrower had departed the previous residence fewer than 12 months ago. In this scenario, he had been gone for 18 months, which means that a full tax cycle had passed. In order to use any of the rental income, we would need to claim it on the tax return, however, the borrower had not claimed the rental income on his 2017 tax return.

How We Overcame

We decided that the best solution to the problem was to have the borrower “amend” their 2017 tax return to claim the rental income. Remember that perception is reality. Although it may not have been fun to have this conversation with the veteran client, it was necessary to make the deal work. Veterans are resilient! What may have been a huge inconvenience to some, was viewed as his being spared the hardship of not being able to buy a home. Our veteran client was happy to comply, and promptly had his 2017 taxes amended.

The Solution

Due to the borrower amending their 2017 tax returns, it now showed a $400 per month loss to the borrower’s income. Our underwriter had already verified that he would still be qualified for the loan (even with a loss of up to $750), so he was within tolerance. We approved the loan, and the veteran client was able to purchase his home. Finally, we closed on schedule, with all parties coming away happy and satisfied.

Benchmark brings you home.

Boot’n & Shoot’n Afterthought

This past weekend, I had the honor of attending the 7th annual Boot’n Shoot’n dinner and skeet shoot. I must say, at a time in our country where most agendas are driven by a politically correct narrative that takes insanity to an entirely new level, it was inherently refreshing to be around people that unconditionally love the United States of America, the freedoms it provides and the selfless service personnel that provide it. As a 3rd generation Marine, I can say without question, my soul is full after participating in this patriotic filled event. I am willing to bet that every veteran, first responder, law enforcement officer, as well as their families that were in attendance, feel precisely the same way.

I cannot begin to thank the people involved in putting together this tremendous event on a yearly basis that benefits organizations that are hyper focused on fighting for the greater good enough. From the businesses that sponsor Boot’n Shoot’n, to the volunteers, to the participants, to the individual donors, I would like to say, very humbly, thank you. Thank you for selflessly being present and intentional in regard to being a part of something greater than yourselves. You all are proof positive that you do not have to wear a uniform to serve this great nation. In other words, because of all of you, this world is a significantly better place.


The Veterans Home Front by Benchmark is a proud sponsor of Boot’n & Shoot’n. If you are would like to learn about your VA loan benefits, check our simple loan process and check your eligibility.

J. Morris, Benchmark Veteran client

J. Morris

Over the years, my wife and I have used Bret Frerichs as our Mortgage Professional to purchase multiple properties. Bret and his staff have the professionalism and knowledge that you will not find just anywhere. Bret has always had a dedication and drive to give back to the active military and veterans that have sacrificed so much for this great country. I always refer potential clients to Bret F. just as I will only deal with him myself. Thanks again for everything!

S. Barber, Benchmark Veteran client

S. Barber

I reached out to Selena Ward with Benchmark Mortgage Jan of 2018. That was the third time I have used my VA home loan. I have to say that Selena and her team made this time around the smoothest and easiest. Everyone knows that the VA loan is not the most streamlined Mortgage program even though it is a great program for us that have served our country through the military. Selena has made it her personal mission to learn the VA loan process so that it runs as smooth as possible. I could not be more impressed with her expertise on the system and willingness to walk me and my wife through it. No matter how many times we asked the same question over and over. Being a State Farm Agent, I have gotten to know a good number of realtors, and many of them have expressed their frustration with the VA loan process. Even to the point that they are reluctant to work with people who are going to use the loan for purchasing a house. They just have not worked with lenders who know it well enough and in the middle of getting the home closed it falls through. Selena Ward is the answer to this problem! I was never worried about the process. If I had questions, they were answered almost immediately, and I was always in the loop. Even the Title company made comments on how surprisingly smooth the process was. I want to thank Selena and her team for their dedication to veterans and the VA loan program that most veterans use. I am very proud to know there are people like her who support veterans every day.

S. Statser

Our experience buying a home with Benchmark Mortgage was wonderful. From the first conversation to the day of closing, we were taken care of by the team better than we could have imagined. They made time to answer all of our questions, as well as provide some suggestions for questions that we didn’t know to ask. They made sure that we understood every step of the home buying process. We hope to be in our new home for many, many years, but when the time comes, we will be using Benchmark Mortgage for all of our financial needs.

P. Ford

I am pleased to submit a good write up of our (Me and my Wife) experience with you. It was a very positive one and I even had someone call me at the end of 2016 to inquire about refinancing because the rates were very low. While I didn’t take advantage of the offer (I should have), I was very impressed that I had someone call me from Benchmark trying to save me money from my mortgage with you all. The message delivered there is Benchmark is dedicated to its clients and not just about money. For that, I am grateful. I do not have a mortgage anymore, but if I ever do have another, I will most definitely go with Benchmark. Thank you so much!!!