Six calculators covering the questions we get asked most. Everything updates as you type, nothing is stored, and none of it requires an application. If a number surprises you, that is worth a conversation — not a reason to stop.
Can be rolled into the loan or paid at closing. Tiers are set by statute and change from time to time.
Estimated monthly payment
$0
Principal, interest, tax, insurance and dues
An estimate for illustration only. Not an offer of credit or a commitment to lend.
Before tax, including both borrowers if applying together.
Car loans, student loans, credit card minimums, child support. Not utilities or groceries.
43% is a common conventional ceiling. VA often stretches past it when residual income is strong.
Texas runs high — often 1.8% to 2.5% depending on county and district.
You could afford up to
$0
Estimated maximum home price
A real pre-approval weighs credit, assets and residual income. This is a starting point.
A VA interest rate reduction refinance (IRRRL) usually costs far less than a conventional refinance.
You break even in
—
Time to recover your closing costs
Principal and interest only. Taxes and insurance are unchanged by a refinance.
A tax refund or bonus applied straight to principal.
You would pay off
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Earlier than scheduled
Extra payments go straight to principal — but tell your servicer to apply them that way. Some will otherwise hold the money as a prepaid instalment.
Assumes the extra amount is paid every month from today onward.
Set this to 0% to model a VA loan with no down payment.
Percentage of home value covering property tax, insurance and maintenance.
Over this period
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Difference in total cost
Net cost subtracts the equity you keep when you sell. Selling costs are not included.
Putting 5% or 10% down lowers the fee. There is no mortgage insurance either way.
Your VA funding fee
$0
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Tiers follow current VA guidance for purchase loans and are set by statute. Cash-out and IRRRL refinances differ.
These are estimates, not quotes. Every figure here is for illustration and general education only. None of it is an offer of credit, a commitment to lend, or financial advice. Real numbers depend on credit, income, assets, property, programme eligibility and underwriting — and rates move. If a result here matters to a decision you are about to make, have a person check it.
A calculator tells you what a payment would be. It does not tell you whether the programme is right, what underwriting will ask for, or what to do when the answer is not yet.
Every term that turns up in a loan file, explained the way we would explain it across a desk.
Decode the jargonFour decades of VA lending. Entitlement, the funding fee, eligibility and what most lenders get wrong.
Understand the benefitNot sure which number even matters yet? Start here and we will point you at the right thing.
Go to LearnA calculator cannot see your whole picture. A person can. Twenty minutes, no application, no credit pull just to talk.