Combat Properties | Built for PCS decisions

Military PCS: VA Assumption Calculator

Run the numbers to see the difference between the purchase price and the seller’s remaining VA loan balance. Then explore what covering that gap could look like with cash, financing, or a combination of both so you can better understand the true cost before moving forward.

The home

1. What is the purchase price?

2. Where is the home?

The loan you’re assuming

3. When was the loan originated, and for how much?

This is public record — available from the county recorder or your title company. If you can’t track it down, a Realtor can pull it for you. We use it to estimate the current balance below, assuming only minimum payments were made; if the seller paid extra toward principal, edit that estimate with the real number.

4. The loan’s current interest rate

5. Remaining balance on the loan

VA funding fee status

Choose Exempt if you receive or are entitled to VA disability compensation, are an active-duty Purple Heart recipient, or are a qualifying surviving spouse receiving DIC. These borrowers do not pay the VA funding fee

Covering the gap

6. Will you cover the entire gap in cash?

Costs to expect

7. Monthly HOA dues

8. Is the seller covering your buyer’s agent commission?

9. Which inspections do you want?

Most of these are paid out of pocket as you order them, before closing. The survey is typically paid at closing instead, so it's added to your closing costs rather than what you need up front.

Deal details

Reasonable defaults are already filled in. Adjust anything you know for sure.

Closing date

Earnest money deposit

Seller-paid closing costs

Other settlement charges

Escrow balance owed to seller

Reimburses the seller for the tax/insurance escrow balance that transfers with the loan.

Mortgage payment owed to seller

Reimburses the seller for a payment they already made that carries the loan into your ownership period.

Adjust assumptions

Fill in the purchase price, the assumed loan balance, and its interest rate on the left. Your results will show up here as you type.

This calculator is for educational and illustrative purposes only. Results are estimates based on the information and assumptions entered and are not guarantees of actual loan terms or closing costs. Real lender fees, taxes, insurance premiums, and program rules can change. This calculator does not provide financial, investment, legal, or tax advice.

VA loan assumptions require lender and VA approval. Not every servicer processes them quickly, and the buyer (veteran or not) still has to qualify. Talk to a licensed loan officer experienced in assumptions for exact numbers, they will reflect your specific servicer, credit profile, and negotiated terms, and may differ from these estimates.

Property tax rates reflect each locality's most recently adopted rate and are applied to an estimated assessed value, not your actual assessment. Verify your real tax bill with your local assessor.

PJ Burns | Combat Properties LLC | Licensed in Virginia with Samson Properties
Veteran owned. Focused on military families moving through Quantico and the I-95 corridor.