Numbers before signatures.
Free calculators that give you honest math on VA loans — no email gate, no follow-up sales call unless you want one.
VA Affordability Calculator
Model a purchase price at your selected DTI.
Supply income, monthly debts, rate, taxes, insurance, and a DTI assumption to model a purchase price with PITI. A lender separately evaluates residual income, credit, eligibility, and approval.
Monthly Payment Calculator
What's the PITI on a specific home?
Price, down, rate, taxes, insurance, HOA — full monthly payment breakdown.
VA Funding Fee Calculator
The one closing cost unique to VA loans.
First use vs. subsequent, down payment tier, exemptions — see it in dollars.
Refinance Savings Calculator
IRRRL or cash-out — what does it save you?
Compare current vs. new loan, see the break-even month, and the lifetime savings.
Tax-Free Income Gross-Up Calculator
How nontaxable military income may be grossed up.
Illustrate how a lender-selected adjustment to eligible nontaxable income could affect DTI. The percentage and qualifying treatment depend on documentation and lender review.
VA Cash-Out Maximum Calculator
How do LTV assumptions change estimated proceeds?
Model appraisal, mortgage payoffs, closing costs, funding fee, and lender-overlay scenarios without treating a program ceiling as an approval.
VA House-Hack Calculator
What could an owner-occupied 2–4 unit property cost?
Compare full housing expense with an illustrative view of rent from non-owner units, subject to documentation and underwriting.
VA EEM Savings Calculator
Do the upgrades pay for themselves?
Run utility-bill savings, payback period, and monthly cash-flow impact of financing solar, insulation, HVAC, or other energy upgrades into a VA loan.
Owelty Lien Calculator
Divorce equity buyout without a full refinance.
Simplified arithmetic for a stated divorce equity payout: owelty amount, combined liens as a percentage of value, and P&I. Not a legal or approval determination.
A practical order for using the tools
1. Set a planning range
Start with affordability. Carry its modeled price into the payment calculator, then replace estimated taxes, insurance, HOA dues, and rate with figures for an actual property. Check the funding fee separately if your use history, down payment, or exemption status needs review.
2. Choose the refinance question
Use the refinance comparison to compare an existing payment with proposed terms. Use cash-out maximum only when the question is how appraisal, payoff, liens, costs, and the financed fee constrain potential proceeds.
3. Add the property-specific layer
For an owner-occupied 2–4 unit property, test gross rent and expenses with the house-hack tool. Use EEM savings for eligible energy work and owelty for a documented divorce-equity scenario.
Carry inputs forward, not conclusions
A useful result is an input to the next decision. Move a price into payment, a base loan into funding fee, a payoff quote into cash-out, or documented rent and project costs into the property tools. Do not carry forward a result after changing its underlying assumptions.
Confirm assumptions before acting
These tools do not preload a rate or issue an approval. Verify property figures and review official VA guidance for funding fees and closing costs. A lender must separately evaluate credit, residual income, eligibility, entitlement, appraisal, and the complete file.