what should i expect to pay in closing fees for a VA loan?

If you could get 6% ($12k) seller assist from the seller to cover closing cost you would need less than $3000 for the whole transaction.

Actually, Jamie is correct. With a good Real Estate Agent, you should be able to negotiate a transaction where the seller pays all of the closing costs of the buyer allowing the Veteran to purchase the home with no closing costs, and they even get the appraisal fee back at closing, netting a zero cash purchase. ~ Bert Carpenter, The LoansA2z team of NOVA Home Loans ~ NMLS 40586 ~ Licensed in Arizona (AZLO0911876 / AZBK0902429), Washington (WALO40586 / WACL3087) and California (CADOC40586 / CAFLL6036566). We are licensed by the CA-DBO under the CFLL and CRMLA. Loans made or arranged pursuant to CFLL or CRMLA license. ~ www.LoansA2z.com ~ 888-889-9950

ALL mortgage loans have closing costs, and escrows for taxes and insurance, including no down payment VA loans. They can be paid a few different ways. 1) Cash out of pocket. 2) Rolled into the loan by what is known as seller paid closing costs, or 3) Rolled into the loan by taking a slightly higher interest rate. The most common is seller paid closing costs. You ask the seller to pay the closing costs, and they usually do. The term "seller paid closing costs" is very misleading, as the seller really isn't paying anything. It just means that the costs gets rolled into the loan amount where you pay over the life of the loan, versus an out of pocket expense today. Talk to a local VA loan lender for more information - but I do a LOT of VA loans in MN, WI, and SD - and most of my clients purchase their home for less than $1,000 out-of-pocket. www.VA-IRRRL-Loan-MN.com

I very much agree with the others, save your cash! Work with a good Realtor and lender and plan on negotiating for the seller to pay your closing costs and prepaid expenses. Even if you end up borrowing an extra $5000 to cover them all, that only changes your payment about $25/mo vs. having that much more out of pocket. FYI, a lender can also help with the costs but that means a higher interest rate on your mortgage - in terms of your payment it is better to pay more for the house and had the seller pay those costs than to have a hither rate on the loan. I'd be pleased to work with you to provide your mortgage.