Residential · Calculator
VA Loan
Funding fee, monthly payment, and residual-income test for VA purchase, IRRRL streamline, and cash-out refinance.
Transaction type
Standard VA purchase — buy a primary residence with VA financing.
Purchase Details
Set equal to sales price unless you have a low appraisal.
Zero down — full VA entitlement.
Loan Terms
Funding Fee Status
Residual Income Test
VA divides the country into 4 regions for residual-income tables.
Monthly P&I
$2,582.63
on a $408,600 VA purchase at 6.5% / 30yr
Loan Build-Up
Residual Income
Residual income is the dollars left after paying every monthly obligation (housing PITI + all debts + state & federal taxes + utilities). VA requires you clear the table value above. Strong residual lets VA loans qualify well past 41% DTI.
Frequently asked
About this calculator.
Who qualifies for a VA loan?
Eligible service: 90 days of active duty during wartime, 181 days during peacetime, 6 years of National Guard or Reserve service, or surviving spouses of service members who died in service or from a service-connected disability. Get your Certificate of Eligibility (COE) at va.gov; we can help pull it.
What is the VA funding fee?
A one-time fee that helps fund the VA loan program — paid at closing, usually rolled into the loan. Rates vary: 1.25%–2.15% on most purchases for first-time use, 3.30% for subsequent-use cash-out refis, 0.50% for IRRRL streamlines. Borrowers with any service-connected disability rating are exempt.
Do I have to put any money down on a VA loan?
No — VA allows 100% financing with full entitlement. Putting some money down lowers the funding fee tier (10%+ down drops it from 2.15% to 1.25% on first-use purchases), but it's not required.
What is residual income and why does VA care?
Residual income is the dollars left over after every monthly obligation is paid. VA requires a minimum residual based on region and family size — it's the test that lets VA loans go to 41% DTI (and beyond, with strong residual). The required-residual line above shows your number; if your actual leftover beats it, you're good.
What is an IRRRL?
Interest Rate Reduction Refinance Loan — VA's streamline refi. No appraisal, no income docs, no DTI check. Lowest funding fee at 0.50%. Available only when refinancing an existing VA loan to a lower rate. Closes fast and cheap when the math works.
VA scenarios are our wheelhouse
Pull your COE — we'll do the rest.
Funding-fee exemption pull, partial entitlement math, joint VA loans with non-veteran co-borrowers — none of it should be a guessing game. Twenty minutes by phone is enough to map your full path.
Prefer to talk first? Call (707) 583-3666