What's a Seller Assist?
What's the maximum seller assist for FHA, VA, USDA and conventional mortgages?
Can the seller pay my closing costs?
Can the seller pay my down payment?FHA, VA, USDA and conventional mortgages (loans underwritten to Fannie Mae and Freddie Mac guidelines) permit the seller to pay a percentage of your closing and escrow costs (however, the seller is not required to pay anything toward your costs).
The seller assist limit is based on the type of mortgage and the down payment percentage.
There are four primary
Each of these loan types permit the seller to pay a percentage of the buyer’s closing costs. The seller is not required to pay the buyer’s closing costs; however, the rules allow the seller to pay a percentage of the buyer’s closing costs if agreed to by the sales contract. Each mortgage “type” have their own seller assist guidelines and the limitation of the seller paid closing costs, commonly called “seller assist”.
The seller is never allowed to pay the buyer’s down payment ! ! !
FHA Mortgage Loan
LOAN: The Federal Housing Administration limits the seller
assist to the lesser of 6% of the
sales price or allowable closing costs, prepaid and escrow
Interested Third Party Contributions
The seller and/or third party may contribute up to six percent of the lesser of the property’s sales price or the appraised value toward the buyer’s closing costs, prepaid expenses, discount points and other financing concessions. The six percent limit also includes
Note: Contributions exceeding six percent are considered inducements to purchase. Reference: For information on inducements to purchase, see HUD 4155.12.A.4.
Fannie Mae & Freddie Mac
Think of Fannie Fannie Mae and Freddie Mac as your father’s
5%, 10%, 15%, 20% down payment). If the loan is not an alphabet
mortgage (i.e. FHA, VA, USDA), it’s probably a Fannie Mae or
Freddie Mac loan, also known as a “conventional mortgage”.
The “agencies” permit the seller is to pay 3% of the sales price when your down payment is less than 10%. For down payments of 10% - 24%, the seller can pay up to 6% of the sales price. For down payments of 25% or more, the seller can pay up to 9% of the sales price. SOURCE: 2012 Fannie Mae Selling Guide
|Conventional Loan Seller Assist Limits|
|Occupancy Type||Down Payment||Maximum Seller Assist|
|Principal residence or second home||Less than 10% Down Payment||3% X Sales Price|
|10% to 24.99% Down Payment||6% X Sales Price|
|25% or greater||9% X Sales Price|
Veteran Home Loan (VA)
VA MORTGAGE: The Veterans Administration permits the seller to pay all customary closing costs. In addition the allowable closing costs, the seller is permitted to pay the escrow and prepaid costs up to 4% of the sales price.
a. Policy: The seller, lender, or
any other party may pay fees and charges, including
discount points, on behalf of the borrower.
VA regulations limit charges “made against or paid
by” the borrower. They do not limit the payment of
fees and charges by other parties.
VA Seller Concessions
Change Date - November 08, 2010, Change 15 - This section has been updated to make minor grammatical edits.
For the purposes of this topic, a seller concession is 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.
b. Seller Concessions - Seller concessions include, but are not limited to, the following:
Seller concessions do not include payment of the buyer’s closing costs, or payment of points as appropriate to the market. Example: If the market dictates an interest rate of 7½ percent with two discount points, the seller’s payment of the two points would not be a seller concession. If the seller paid five points, three of these points would be considered a seller concession.
c. The Problem - In some localities, builders or sellers offer concessions as a competitive tool. In extreme cases, the concessions may entice unwary and unqualified veterans into home mortgages they cannot afford. The concessions may disguise the veteran’s inability to qualify for the loan.
d. The Four Percent Limit - Any seller concession or combination of concessions which exceeds four percent of the established reasonable value of the property is considered excessive, and unacceptable for VA-guaranteed loans.
Do not include normal discount points and payment of the buyer’s closing costs in total concessions for determining whether concessions exceed the four percent limit. SOURCE: Department of Veteran Affairs
USDA Home Loan
The USDA does not impose a limit on the seller paid closing
costs, however, many lenders will unilaterally limit the seller
assist to 6%.
Consult with a mortgage professional concerning limits and allowable costs paid under these mortgage programs. The seller assist cannot be used to pay the down payment . . . only closing, escrow and prepaid costs.
I wanted the seller to pay 6%, but at closing the seller only paid 5%?
can happen. The seller is only permitted to
pay your closing and prepaid expenses UP TO
THE LIMIT PERMITTED BY THE LOAN PROGRAM OR
THE TOTAL OF THE CLOSING AND PREPAID COST -
WHICHEVER IS LESS. For example, let's say
you asked the seller to pay $6,000 or 6% of
the sales price, but when the final numbers
came in, the closing and prepaid expenses
added up to $5,000, in this case, the seller
is only permitted to pay $5,000. Remember,
the extra $1,000 cannot be used for down
payment. That's your investment in the
purchase. That extra $1,000 goes to the
seller. Be careful not to ask too much
seller assist. Always consult with a
mortgage professional prior to making your
SOURCE: USDA Frequently Asked Questions.pdf
Which is better, asking the seller to pay a seller assist or making a lower offer?
Let's run a scenario and you decide.
The following example assumes that the house is listed at $100,000 and the seller desires to net, or sell the house for $94,000. This example also assumes that the real estate taxes are $3,600 per year, and the homeowners insurance is $480 per year.
Column 1 - Sales price of $100,000 with a 6% seller assist ($6,000) - FHA mortgage
Column 2 - Sales price of $94,000 no seller assist - FHA mortgage
As you can see, your total cash to purchase this home is less in Column 1, because the seller is paying $6,000 (6% X sales price) toward your closing costs. However, the payment is higher than in column 2 because the mortgage amount is higher.
|Seller assist comparison||COLUMN 1||COLUMN 2|
|Seller Assist Percentage||6%||$ - 0 -|
|TOTAL CLOSING COST||$2,614.75||$2,518.75|
|Per diem Interest||$484.22||$455.17|
|Home Insurance Policy||$480.00||$480.00|
|Home Insurance Escrow||$80.00||$80.00|
|MIP | PMI ESCROW||$88.46||$83.15|
|Real Estate Tax Proration||$3,600.00||$3,600.00|
|Financed FHA or VA Funding Fee||$1,688.75||$1,587.43|
|TOTAL PREPAID and ESCROW COSTS||$6,421.43||$6,285.74|
|MONTHLY MORTGAGE PAYMENT|
|Principal and Interest||$588.69||$553.37|
|Real Estate Taxes||$40.00||$40.00|
Here's the bottom line . . if you make a full
price offer with the seller paying 6% toward your
closing and prepaid costs, your cash requirement
will be lower; but since the offer is for full
price, your monthly payment will be higher than an
offer at a lower sales price and no seller assist.
Final comment, the mathematics are the same with veteran’s mortgages, USDA and conventional mortgages; regardless of which state you are purchasing in. A higher sales price with a seller assist will give you lower cash at closing, but a higher monthly payment. A lower sales price with no seller assist will increase your cash requirement at closing but lower your monthly payment.