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Buyer guide
FHA, VA and conventional limits on buyer rebates and credits
Every loan program limits how much credit a buyer can receive at closing. Here's a plain-English overview, and why you should tell your lender about your rebate on day one.
Reviewed by Bryan Berns, Florida real estate broker (License BK3659524), licensed since 2011 · Updated October 2026Typical limits on interested-party credits
| Loan type | Typical cap | Notes |
|---|---|---|
| Conventional (primary home) | 3% to 9% of price | 3% under 10% down, 6% with 10%–25% down, 9% over 25% down |
| FHA | 6% of price | Applies to seller and other interested-party contributions |
| VA | 4% concessions | Normal closing costs may be paid on top of concessions |
| Cash purchase | No loan limit | Rebate reduces your funds due at closing |
Simplified overview. How a buyer-agent rebate is classified depends on the program and lender, and rules change. Always confirm with your loan officer.
Why credits can't exceed your costs
Lenders generally don't allow credits to exceed your actual closing costs and prepaids, or to go toward your minimum down payment. If your total credits would exceed the limit, the extra may be lost unless it's restructured, for example as a price adjustment on a new build.
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Loan rebate limits FAQ
Does my rebate count toward the seller-concession limit?
It depends on the lender and program. Some treat an agent's credit as an interested-party contribution. Ask your lender early.
Can I get my rebate as cash after closing?
With a loan, usually only within lender rules. Cash buyers can generally receive it as a reduction of funds due.
What should I tell my lender?
That your agent is crediting part of the commission to you. We'll send your lender a rebate letter.
Can a rebate count toward my minimum down payment?
Generally no. Loan programs require your down payment from acceptable sources, and lenders usually apply rebate credits only to allowable closing costs and prepaids. Ask your lender how they'll treat yours.
We coordinate your rebate with your lender
Sign up and we'll send your lender a rebate letter at the start, so nothing is lost at closing.
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