If you are doing an FHA/VA loan, you can roll in up to 3% of the sales price.
Remember that the house MUST appraise for the price AFTER the closing costs are rolled in.
If you are not being assisted by a Realtor, I would be happy to help you.
In the past the sellers were able to contribute toward closing costs and a buyer could potentially bring only 2-1/4% to the table, which includes the earnest money and other cash. Now, on a $100k house, you have to have the $3500 in your own money.
That being said, there are some great programs out there for First Time Homebuyers. Did you know that here in Dallas you can actually borrow against the Federal tax credit of 10% (up to $8,000) from agencies that don't charge any interest? And, you can use that money as your down payment or to cover closing costs! Usually the tax credit amount is much larger than the 3% to 6% allowed by lenders in seller concessions.
Just ask your lender.
National Featured Realtor and Consultant, Mortgage Loan Officer, Credit Repair Lecturer
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Let me know if you need a local lender in Dallas I would be able to get you in touch with a great mortgage broker in your area if you're in need of getting pre-approved to buy a home.