Welcome to Luxury Property Solutions, LLC
At Luxury Property Solutions, LLC, we don’t just help you buy a home — we help you buy it on the absolute best possible terms in today’s market.
Most buyers and agents leave tens of thousands of dollars on the table because they don’t know 2025’s advanced seller-contribution rules.
Here’s what almost nobody else will tell you:
- You can legally get the seller to pay 6–9% of the purchase price toward your closing costs and rate buydown.
- On top of that, you can get the seller to fund a brand-new kitchen, pool, full remodel — $50k, $100k, even $300k+ through separate programs that do NOT count against the normal caps.
- When we combine regular concessions, renovation escrows, down-payment assistance, and expert contract structuring, many of our buyers close with $0 to a few thousand dollars out of pocket and move into a fully upgraded luxury property.
That’s the LPS Advantage.
We master every guideline (FHA repair escrows, HomeStyle, Choice Renovation, gift-of-equity stacking, DPA layering, etc.) and structure every offer to pull the absolute maximum from the seller — 100% legally and lender-approved.
Scroll down for our interactive calculator and FAQ to see exactly how much the seller can contribute on your next home — and how little you’ll actually bring to closing when Luxury Property Solutions is in your corner.
Are seller contributions capped on a mortgage in 2025?
Yes — almost every loan type caps “regular” seller concessions. The money is calculated on the lesser of sale price or appraised value.
| Loan Type | Maximum Regular Seller Concession |
|---|---|
| Conventional ≤75% LTV (≥25% down) | 9% |
| Conventional 75.01–90% LTV | 6% |
| Conventional >90% LTV (3–9.99% down) | 3% |
| Investment property (conventional) | 2% |
| FHA | 6% (almost always) |
| VA | 4% + can pay off buyer’s debts |
| USDA | 6% |
Can the seller still pay for a new kitchen, pool, or major upgrades?
Yes — three 100% legal ways (2025 rules):
- Best & cleanest: Seller installs everything before closing → no dollar limit, doesn’t count as a concession at all.
- Very common: Use a separate repair/renovation escrow at closing (does NOT eat into the 3–9% cap).
• FHA repair escrow → usually $35k–$50k+
• Fannie Mae HomeStyle / Freddie Choice Renovation → $100k–$500k+ - Raise the price + escrow holdback (only works with the programs above).
Can we have regular concessions AND a repair escrow at the same time?
YES — they are completely separate pots of money.
Example on a $500,000 purchase with FHA or HomeStyle:
• $30,000 (6%) regular concession → pays closing costs & rate buydown
• +$45,000 separate repair escrow → new kitchen installed after closing
Total seller contribution = $75,000 while staying 100% inside guidelines.
Example on a $500,000 purchase with FHA or HomeStyle:
• $30,000 (6%) regular concession → pays closing costs & rate buydown
• +$45,000 separate repair escrow → new kitchen installed after closing
Total seller contribution = $75,000 while staying 100% inside guidelines.
What tricks actually work vs. the ones that get denied?
| Works perfectly | Usually denied / fraud risk |
|---|---|
| Seller installs upgrades before closing | Side agreement to reimburse seller after closing |
| FHA/HomeStyle escrow paid directly to contractor | Personal-property bill of sale for $50k “furniture” |
| Price bump + formal escrow holdback | Inflated rent-back credits |
| Gift of equity (family only) | Undisclosed cash-back deals |
What is the absolute maximum a seller can give me in 2025?
Use Fannie Mae HomeStyle or Freddie Mac Choice Renovation + stack everything:
• 6% regular concession (closing costs, points)
• Hundreds of thousands in separate renovation escrow
• Unlimited pre-closing improvements
• Unlimited gift of equity (if family)
• 0%–3% down with DPA/grant programs
→ Many buyers close with $0–$2,000 out of pocket and get a brand-new kitchen or pool paid by the seller.
• 6% regular concession (closing costs, points)
• Hundreds of thousands in separate renovation escrow
• Unlimited pre-closing improvements
• Unlimited gift of equity (if family)
• 0%–3% down with DPA/grant programs
→ Many buyers close with $0–$2,000 out of pocket and get a brand-new kitchen or pool paid by the seller.
2025 Maximum Seller Contribution + Repair Escrow Calculator
Yes — you can stack regular seller concessions AND a separate repair/renovation escrow. They are counted completely separately.
1. Regular Seller Concession Caps (2025)
| Loan Type | Max Concession | Typical Use |
|---|---|---|
| Conventional ≤75% LTV (≥25% down) | 9% | Rarely used |
| Conventional 75.01–90% LTV | 6% | Most common |
| Conventional >90% LTV | 3% | First-time buyer programs |
| FHA / USDA | 6% | Almost always 6% |
| VA | 4% + payoff buyer debts |
2. Separate Repair/Renovation Escrow (does NOT count against the caps above)
| Program | Typical Max for Kitchen/Pool etc. |
|---|---|
| FHA repair escrow | $35k–$50k+ |
| Fannie Mae HomeStyle / Freddie Choice Renovation | $100k–$500k+ |
| Standard conventional | Usually $0 (not allowed) |
Click the blue button → your personalized numbers will appear here.