Compare Offers Page by Page
VA Loan Estimate Review and Comparison Tool
Enter up to three Loan Estimates page by page. The tool separates lender-controlled cost from transaction cost, reads the five-year cost from Page 3, checks the funding fee and Section A against VA rules, flags lock and issue-date differences, and shows which offer is lowest on each measure. This is not a credit decision.
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What to enter from each page
- Page 1: Rate, payment, and cash to close from the Loan Terms and Costs at Closing sections. [CFPB]
- Page 2: Sections A through H break costs into lender charges, third-party charges, and prepaids. [CFPB]
- Page 3: The five-year totals, APR, and TIP appear in the Comparisons section. [CFPB]
Lender cost versus transaction cost
- Lender-controlled: Section A plus Section B minus lender credits is the cost the lender controls. [CFPB]
- Transaction: Sections E through H cover taxes, insurance, escrow, and prepaids that depend on the property and location. [12 CFR] · 1026.19(e)(3)(iii)
Points, credits, and break-even
- Points: Lower the rate in exchange for higher upfront cost; one point equals 1 percent of the loan amount. [CFPB]
- Credits: Lower closing costs in exchange for a higher rate; break-even depends on the lender and the market. [CFPB]
VA fee checks
- Funding fee: The tool compares the entered fee against the 2026 rate for the selected VA use and down payment. [VA.gov]
- 1 percent check: Section A minus points is compared to 1 percent of the loan amount. [VA rule] · Ch. 8 Topic 2d
Top questions before you dig in
Does Total Closing Costs already include lender credits?
Yes. On the Loan Estimate, Section J equals D plus I minus lender credits, where D is the sum of Sections A, B, and C and I is the sum of E, F, G, and H. The "Estimated Closing Costs" on Page 1 restates that same J figure. If you enter J and credits separately, the tool accounts for the structure correctly and does not double-subtract.
Which Loan Estimate numbers does the lender actually control?
The lender controls Section A (origination charges, including points) and selects the providers listed in Section B (services you cannot shop for). Together, A plus B minus lender credits represents the lender-controlled upfront cost. Sections E through H cover government fees, prepaids, escrow, and title, which depend on the property, the location, and the providers you choose.
How long do I need to keep the loan for points to pay off?
Divide the extra upfront cost of the points by the monthly payment savings. That gives you the break-even in months. The rate reduction per point depends on the lender and the market, so the break-even differs between offers. If you expect to sell or refinance before the break-even, paying points may cost more than it saves.
The Bottom Line Up Front
Compare the same VA loan on the same day, using Section A, Section B, lender credits, cash to close, and the Page 3 Comparisons section.
Section J on Page 2 combines loan costs, other costs, and lender credits into one closing-cost figure, and Page 3 shows what you will have paid in five years alongside the principal you will have paid off. Rates, points, and credits can change until you lock, so estimates issued days apart may reflect different market conditions. Weigh points and credits against how long you expect to keep the loan.
How the tool reads a Loan Estimate
- Page 1 fields. The tool takes loan amount, interest rate, and estimated cash to close directly from the Loan Terms and Costs at Closing sections. [CFPB]
- Page 2 structure. Section D equals A plus B plus C; Section I equals E plus F plus G plus H; Section J equals D plus I minus lender credits. [CFPB]
- Page 3 Comparisons. "In 5 Years" shows the total you will have paid in principal, interest, mortgage insurance, and loan costs, and the principal you will have paid off. [CFPB]
- Computed fallback. When you do not enter Page 3 figures, the tool computes a five-year cost from 60 monthly payments minus principal paid in 60 months plus lender-controlled upfront cost. That figure is labeled "computed, not from your Loan Estimate." [Practical step]
| Tool field | Page and section | Note |
|---|---|---|
| Loan amount | Page 1, Loan Terms | Use the financed amount if the VA funding fee is rolled in. |
| Interest rate | Page 1, Loan Terms | Confirm whether the rate is locked. |
| Section A total | Page 2, Origination Charges | Includes lender origination and any discount points. |
| Points (dollars) | Page 2, inside Section A | Listed as a percentage of loan amount converted to dollars. |
| Section B | Page 2, Services You Cannot Shop For | Lender-selected third-party services. |
| Lender credits | Page 2, Section J | Entered as a positive number; the tool subtracts it from D plus I. |
| Cash to close | Page 1, Costs at Closing | Includes closing costs, down payment, deposits, and credits. |
| In 5 Years, total paid | Page 3, Comparisons | Total you will have paid in principal, interest, insurance, and costs. |
| In 5 Years, principal paid | Page 3, Comparisons | Principal you will have paid off. |
Source: CFPB blank Loan Estimate form, Pages 1-3.
Lender-controlled cost versus transaction cost
- Lender-controlled upfront cost equals Section A plus Section B minus lender credits. This is the portion of closing costs driven by the lender's pricing. [CFPB]
- Transaction cost covers Sections E through H. Government fees, prepaids, escrow deposits, and title charges depend on the property and location, not on the lender you choose. [CFPB] · [12 CFR] · 1026.19(e)(3)(iii)
- Section J combines both. J equals D plus I minus lender credits, so two offers can show the same J but differ in how much comes from lender pricing versus property-driven charges. [CFPB]
- The tool isolates lender-controlled cost. Comparing that line across offers removes the noise of taxes, insurance, and escrow that may vary by estimate date or prepaid assumptions. [Practical step]
When one estimate looks more expensive on total closing costs, check whether the difference sits in Sections E through H. Those charges can shift between estimates issued days apart without reflecting any real pricing change by the lender. The tool's two-line summary, lender-controlled upfront cost and total closing costs J, makes this visible at a glance.
Page 3 comparisons: In 5 Years, APR, and TIP
- In 5 Years shows two figures. The total you will have paid in principal, interest, mortgage insurance, and loan costs, and the principal you will have paid off. [CFPB]
- APR is your costs over the loan term expressed as a rate. It is not your interest rate. [CFPB]
- TIP is the total amount of interest you will pay over the loan term as a percentage of your loan amount. [CFPB]
- Five-year cost of borrowing. The tool computes total paid minus principal paid. When you enter the Page 3 figures, it uses those directly. Otherwise it derives the numbers from the payment schedule and labels the result as computed. [Practical step]
- The Comparisons section header reads, "Use these measures to compare this loan with other loans." [CFPB]
The tool displays APR and TIP as entered but does not use them in any calculation. They provide context alongside the five-year cost and the holding-period cost you select.
Points and lender credits
- Points lower your interest rate in exchange for paying more at closing. One point equals 1 percent of the loan amount. [CFPB]
- Lender credits lower your closing costs up front in exchange for a higher interest rate. [CFPB]
- The rate change per point depends on the specific lender, the kind of loan, and the overall mortgage market. There is no fixed conversion. [CFPB]
- Break-even formula. Divide the extra upfront cost of the points by the monthly payment savings. If the result exceeds the months you expect to keep the loan, the points cost more than they save. [CFPB]
Example from the tool defaults. Offer A carries a $400,000 loan at 6.5 percent with no points, Section A of $4,000, and Section B of $1,200, for a lender-controlled upfront cost of $5,200 and a monthly payment of $2,528.27. Offer B uses the same loan at 6.25 percent with $4,000 in points inside a Section A of $8,000, raising the lender-controlled upfront cost to $9,200 and dropping the payment to $2,462.87. The monthly savings is $65.40. The extra upfront cost is $4,000, so the break-even is 61 months. At three years, Offer A is cheaper by $991.11. At five years, Offer B is cheaper by $1,019.15. At seven years, Offer B is cheaper by $3,024.50.
The tool computes the holding-period cost at 2, 3, 5, 7, and 10 years and at the full term, using the same total-paid-minus-principal-paid method. It also shows a break-even line when one offer has a lower payment but higher upfront cost.
Rate lock and issue date
- Before closing, your interest rate, points, and lender credits can change unless you lock the interest rate. [CFPB]
- Estimates issued days apart may reflect different market conditions. A rate that looks better may simply be a newer quote, not a better offer. [Practical step]
- The tool flags the gap. When issue dates differ, the tool shows "Offers issued N days apart; pricing may reflect different market conditions." When an offer is not locked, it shows "Offer X is not locked." [Practical step]
Request estimates from competing lenders on the same day whenever possible. Lock status appears on Page 1 of the Loan Estimate. The tool reads both the issue date and the lock status so you can judge whether the comparison is on level ground.
Same-loan check
- Compare the same loan type, amount, and term across lenders. Differences in any of these change the math enough to make the comparison unreliable. [CFPB]
- The tool checks loan type, term, amount, occupancy, and property type. When any of these differ between offers, it displays "Offers differ in loan type, term, or amount; compare with care." [Practical step]
- Occupancy and property type affect the VA funding fee tier and underwriting. Comparing a purchase offer against a cash-out refinance or a 30-year term against a 15-year term produces misleading results. [VA.gov, Common lender practice]
VA funding fee validation
- 2026 purchase rates. First use with less than 5 percent down: 2.15 percent. First use with 5 to 10 percent down: 1.50 percent. First use with 10 percent or more down: 1.25 percent. Subsequent use with less than 5 percent down: 3.30 percent. Subsequent use at 5 percent or more follows the same reduced tiers. [VA.gov]
- IRRRL rate: 0.50 percent. Cash-out refinance: 2.15 percent first use, 3.30 percent subsequent use. [VA.gov]
- Exemption sets the fee to zero. Categories include Veterans receiving compensation for a service-connected disability, those eligible but receiving retirement or active-duty pay instead, surviving spouses receiving Dependency and Indemnity Compensation, Veterans with a proposed or memorandum rating before closing, and active-duty Purple Heart recipients. [VA.gov]
- The seller may pay the funding fee as a concession. Seller concessions include payment of the buyer's VA funding fee, subject to the 4 percent concession limit. [VA rule] · Ch. 8 Topic 5b
- The funding fee may be financed. On a purchase loan, you can finance only the VA funding fee into the loan amount. Financing increases the loan balance and the monthly payment. Paying in cash keeps the balance lower but requires more funds at closing. [VA rule] · Ch. 8 Topic 7a
| Loan type | Down payment | First use | Subsequent use |
|---|---|---|---|
| Purchase | Less than 5% | 2.15% | 3.30% |
| Purchase | 5% to less than 10% | 1.50% | 1.50% |
| Purchase | 10% or more | 1.25% | 1.25% |
| Cash-out refinance | N/A | 2.15% | 3.30% |
| IRRRL | N/A | 0.50% | |
Source: VA.gov funding fee schedule; 38 USC 3729(b)(2).
The tool computes the expected funding fee from the 2026 rate table by loan type, VA use, and down payment. When the entered fee differs from the expected amount by more than $1, it flags the mismatch. When you mark an offer as exempt, the expected fee drops to zero. If a seller is paying the fee as a concession and the fee does not appear on the Loan Estimate, the exemption toggle is the correct way to zero it out in the tool.
When the fee would have been paid in cash, removing it reduces cash to close. When the fee would have been financed, removing it reduces the loan amount, the monthly payment, and total interest over the scheduled term.
The VA 1 percent flat-charge check
- The lender may charge the Veteran a flat charge not to exceed 1 percent of the loan amount. This flat charge is intended to cover all of the lender's costs and services that are not reimbursable as itemized fees and charges. [VA rule] · Ch. 8 Topic 2d
- When the full 1 percent is charged, separate charges for these items are not allowed. The list includes loan closing or settlement fees, document preparation fees, escrow fees, notary fees, loan application or processing fees, interest rate lock-in fees, and tax service fees, among others. [VA rule] · Ch. 8 Topic 2d
- Discount points are separate from the flat charge. Points are negotiable and may be paid in cash on a purchase loan but cannot be included in the loan amount for a purchase. [VA rule] · Ch. 8 Topic 2b
- The tool isolates Section A minus points and compares it to 1 percent of the loan amount. When the remainder exceeds 1 percent, it displays: "Section A charges on Offer X may not fit the VA 1 percent flat-charge framework; ask the lender how they are treated." [Practical step]
The flag does not mean the charges are illegal. Some itemized fees and charges, such as the appraisal fee, are allowable in addition to the flat charge. Appraisal fees are set by the VA by location. The tool analyzes Section A only; third-party charges in Sections B and C are treated separately.
Why did my Loan Estimate change
- Zero-tolerance charges cannot increase. Lender charges, affiliate charges, and services the borrower cannot shop for must stay at or below the original estimate. [12 CFR] · 1026.19(e)(3)(i)
- Ten-percent-aggregate charges can increase by up to 10 percent in total. Third-party services on the lender's written list and recording fees fall in this category. [12 CFR] · 1026.19(e)(3)(ii)
- No-limit charges may change. Prepaid interest, property insurance premiums, escrow amounts, services the borrower shops for off the lender's list, and property taxes can change as long as they are consistent with the best information reasonably available at the time. [12 CFR] · 1026.19(e)(3)(iii)
- Changed circumstances. An extraordinary event beyond the control of any interested party, information that was inaccurate or changed after the disclosures were provided, or a consumer-requested revision can justify a revised Loan Estimate. [12 CFR] · 1026.19(e)(3)(iv)
- Timing. The lender must provide a revised Loan Estimate within three business days of receiving information sufficient to establish that a changed circumstance applies. [12 CFR] · 1026.19(e)(3)(iv)
If you receive a revised Loan Estimate, enter the updated figures into the tool. Compare the original and revised estimates side by side to see which charges moved and whether the revision falls within the tolerance rules. The Closing Disclosure you receive at least three business days before closing should reflect the same final terms; compare it to your last Loan Estimate.
VA Loan Estimate red flags
- Funding fee despite exemption. If you are exempt and the Loan Estimate shows a funding fee, the estimate is wrong. [VA.gov]
- Wrong use tier. First-use and subsequent-use rates differ significantly. Verify the tier matches your Certificate of Eligibility. [VA.gov]
- Fee computed on purchase price instead of base loan amount. The funding fee applies to the loan amount, not the sale price. A fee calculated on a higher figure overcharges. [VA rule] · Ch. 8 Topic 7a
- Overhead layered on a full 1 percent flat charge. When the lender charges the full 1 percent, items such as processing fees, underwriting fees, and settlement fees should already be covered. [VA rule] · Ch. 8 Topic 2d
- Points the borrower did not agree to. Discount points are optional and negotiable. They should appear only if you chose to pay them. [VA rule] · Ch. 8 Topic 2b
- Credit missing from a revised estimate. If a lender offered credits on the original estimate, those credits should appear on any revision unless the terms changed by agreement. [12 CFR] · 1026.19(e)(3)(i)
- Appraisal fee sharply above or below the VA schedule for the location. The Veteran can pay the fee of a VA appraiser; the fee should be consistent with the schedule for your area. [VA rule] · Ch. 8 Topic 2c
- Mortgage insurance on a VA loan. VA loans do not carry private mortgage insurance. Any mortgage-insurance line on a VA Loan Estimate is an error. [VA rule]
- Buyer-broker charges. Under Circular 26-24-14, Veterans may pay reasonable and customary buyer-broker charges under a temporary local variance, but those charges are not included in the loan amount and must appear in Section H on the Closing Disclosure. If a seller pays the buyer-broker charges, the VA does not treat that payment as a seller concession. [Circular 26-24-14]
What the tool does not do
- No APR math. The tool displays APR as entered but does not calculate it. APR computation requires details beyond what appears on the Loan Estimate. [Practical step]
- No credit decision. The tool does not determine eligibility, approve a loan, or recommend a lender. [Practical step]
- No advice on which offer is best. It shows which offer is lowest on each measure. The choice depends on your budget, timeline, and priorities. [Practical step]
Frequently Asked Questions
Do I need three offers to use this tool?
No. You can enter one or two offers and add another later. Offer A loads with defaults on first paint so you can explore the tool before entering your own numbers.
Why does the tool show a different payment than my Loan Estimate?
The tool computes principal and interest from the loan amount, rate, and term. If the entered monthly payment from Page 1 differs by more than $1, the tool flags the mismatch. Common causes include rounding, a financed funding fee not reflected in the entered loan amount, or a rate that changed after the estimate was printed.
What if my Loan Estimate was issued on a different day than another offer?
Interest rates, points, and credits can change daily. The tool displays the gap in days and reminds you that pricing may reflect different market conditions. Request new estimates from all lenders on the same day for a fair comparison.
Can I compare a VA purchase loan to an IRRRL in the tool?
You can enter them, but the tool will flag the mismatch. Different loan types carry different funding fee rates and underwriting rules, so comparing them side by side is not an apples-to-apples comparison.
How do I know if I am exempt from the VA funding fee?
Exemption categories include Veterans receiving compensation for a service-connected disability, those eligible but receiving retirement or active-duty pay instead, surviving spouses receiving DIC, Veterans with a proposed or memorandum rating before closing, and active-duty Purple Heart recipients. Your Certificate of Eligibility indicates your status.
What is TIP and how should I use it?
TIP stands for Total Interest Percentage. It represents the total amount of interest you will pay over the loan term as a percentage of your loan amount. It provides long-term context but is not a shopping metric by itself. Use it alongside APR, the five-year cost, and lender-controlled upfront cost for a complete picture.
Can the lender change my Loan Estimate after I receive it?
Some charges cannot increase, some can increase by up to 10 percent in aggregate, and some can change without limit. The lender must provide a revised estimate within three business days of receiving information sufficient to establish a changed circumstance. If you receive a revision, enter both versions into the tool to see what moved.
Should I compare the Closing Disclosure to my last Loan Estimate?
Yes. The Closing Disclosure arrives at least three business days before closing. The three-day window allows you to compare your final terms and costs to those estimated in the Loan Estimate. Any unexpected changes should be questioned before you proceed to closing.
What does the 1 percent flat-charge flag mean?
The VA allows the lender to charge a flat fee of up to 1 percent of the loan amount to cover origination, processing, and similar costs. When the tool detects that Section A minus points exceeds 1 percent, it asks you to check with the lender. Some itemized fees, such as the appraisal, are allowable in addition to the flat charge.
How We Researched This Page
This page was built against primary regulatory and consumer-education sources. Sources reviewed: CFPB Loan Estimate Explainer and blank Loan Estimate form, CFPB Discount Points and Lender Credits guidance, 12 CFR 1026.19(e)(3) tolerance rules, VA Lender's Handbook Chapter 8, VA.gov funding fee schedule, 38 USC 3729, and VA Circular 26-24-14 on buyer-broker charges. VA rule review: September 24, 2026.
Resources Used
- CFPB Loan Estimate Explainer
- CFPB blank Loan Estimate form (PDF)
- CFPB: Discount Points and Lender Credits
- 12 CFR 1026.19(e)(3): Good Faith Determination
- VA Lender's Handbook, Chapter 8: Borrower Fees and Charges
- VA.gov: Funding Fee and Closing Costs
- 38 USC 3729: Loan Fee
- VA Circular 26-24-14: Buyer-Broker Charges (effective August 10, 2024, valid until rescinded)