Buyers in Clark County, Ohio can ask a seller to pay part of their closing costs, fund a rate buydown, or give a credit for repairs, and the loan program sets the ceiling on how much. FHA and USDA loans allow up to 6 percent of the sales price, VA loans limit seller concessions to 4 percent of the reasonable value, and Fannie Mae conventional loans on a primary residence allow 3 to 9 percent depending on the down payment. With the average 30-year fixed mortgage rate at 7.24 percent as of October 29, 2026, up from 6.17 percent a year earlier, those credits matter. Amanda Mullins, REALTOR® with eXp Realty in Springfield, Ohio, helps buyers in Springfield and across Clark County decide what to ask for and how to write it.
Source: Freddie Mac, Primary Mortgage Market Survey, U.S. average 30-year fixed rate, week of October 29, 2026 (checked November 2, 2026). Loan limits: Fannie Mae Selling Guide B3-4.1-02, HUD Handbook 4000.1 (update published August 12, 2026), VA Lenders Handbook chapter 8, and 7 CFR 3555.102 (all checked October 19, 2026).
Key Takeaways
- FHA loans allow seller contributions of up to 6 percent of the sales price, including buydowns and the upfront mortgage insurance premium (HUD Handbook 4000.1, update published August 12, 2026).
- VA loans limit seller concessions to 4 percent of the reasonable value; the buyer's normal closing costs and market-rate discount points do not count toward it (VA).
- Fannie Mae conventional loans on a primary residence or second home allow 3, 6, or 9 percent depending on the down payment, and 2 percent on an investment property (Fannie Mae Selling Guide B3-4.1-02).
- USDA guaranteed loans allow up to 6 percent of the sales price (7 CFR 3555.102).
Amanda Mullins, MBA, SRES, C2EX, is a REALTOR® with eXp Realty based in Springfield, the county seat of Clark County, and a Former Appraisal Management Director (13+ years). She works with buyers and sellers across Clark County, including people relocating to the Springfield area.
What is a seller concession?
A seller concession is money or value the seller gives the buyer as part of the deal. It shows up on the Closing Disclosure as a seller credit. Lenders and loan programs call it an interested party contribution, because the seller, the builder, and the real estate agents all have a stake in the sale.
Concessions can pay for costs that are normally the buyer's. They cannot be used as the buyer's down payment under Fannie Mae or FHA rules.
What does the Clark County market look like right now?
These are the most recent independent figures for Clark County and the city of Springfield.
| Measure | Geography | Period | Figure | Source |
|---|---|---|---|---|
| Median sale price | Clark County | Three months ending Sept. 2026 | $222,003, up 8.3 percent from a year earlier | Redfin |
| Median days on market | Clark County | Three months ending Sept. 2026 | 34 days, 4 fewer than a year earlier | Redfin |
| Sale-to-list ratio | Clark County | Three months ending Sept. 2026 | 97.4 percent, up 1.8 points | Redfin |
| Homes sold above list price | Clark County | Three months ending Sept. 2026 | 24.9 percent, up 8.4 points | Redfin |
| Active listings | Clark County | October 2026 | 714, up 9.69 percent from a year earlier | Realtor.com |
| Median days on market | Clark County | October 2026 | 42 days, down 6.67 percent from a year earlier | Realtor.com |
| Median sale price | Springfield | Three months ending Sept. 2026 | $163,822, up 2.4 percent from a year earlier | Redfin |
| Median days on market | Springfield | Three months ending Sept. 2026 | 28 days, 4 fewer than a year earlier | Redfin |
| Sale-to-list ratio | Springfield | Three months ending Sept. 2026 | 96.6 percent, down 1.4 points | Redfin |
| Homes sold above list price | Springfield | Three months ending Sept. 2026 | 23.1 percent, down 3.2 points | Redfin |
| Median days on market | Springfield | October 2026 | 48 days, up 6.67 percent from a year earlier | Realtor.com |
| Homes for sale | Springfield | October 2026 | 546, up 2.15 percent from a year earlier | Realtor.com |
Sources: Redfin, Clark County and Springfield housing market pages, three months ending September 2026; Realtor.com, Clark County market page, October 2026 (all checked October 19, 2026).
The figures point in more than one direction. Redfin shows Clark County homes selling a little faster than a year ago, while Realtor.com shows more homes for sale in the county and Springfield listings taking longer to sell. Neither source publishes how many local sales included seller concessions, so this post does not give one.
Can the seller pay my closing costs?
Yes, within your loan's limit. With closing cost help, the seller agrees to pay a set amount toward your lender fees, title charges, and prepaid items such as property taxes and homeowners insurance.
Two rules to know. Under Fannie Mae and FHA rules, the credit cannot be more than your actual closing costs: Fannie Mae treats a credit above the buyer's closing costs as a sales concession that is subtracted from the price, and FHA treats it as an inducement to purchase. And the credit has to be in writing: HUD requires FHA lenders to document seller contributions on the sales contract and the Closing Disclosure, and Fannie Mae will not buy a loan with seller contributions that were not disclosed.
How do rate buydowns work?
A buydown uses money up front to lower your mortgage rate or payment. There are two kinds.
A temporary buydown lowers the payment for the first one to three years. The money goes into an escrow account and covers part of each payment. In a 2-1 buydown, VA's own example shows the rate 2 points lower in year one and 1 point lower in year two, with the full rate from year three on. VA says lenders must qualify the buyer on the full payment after the buydown ends.
A permanent buydown uses discount points. One point equals 1 percent of the loan amount, according to the Consumer Financial Protection Bureau, and paying points lowers the rate for the life of the loan. How much the rate drops per point depends on the lender, the loan type, and the market.
When the seller pays for either kind, it counts toward the seller contribution limit for Fannie Mae, FHA, and VA loans. VA does not count discount points that are normal for the market, but it does count extra points beyond that and seller-funded temporary buydowns. For USDA, the federal rule lists establishing a buydown account among the uses USDA guaranteed loan funds cannot cover, so ask your lender how a seller-paid buydown would be handled.
Repair credit or completed repair?
After the inspection, you can ask the seller to fix something before closing or to give you money instead. Loan programs treat these two very differently.
- FHA lists repair allowances as an inducement to purchase, which lowers the price used to figure the loan dollar for dollar (HUD Handbook 4000.1).
- Fannie Mae counts seller credits as financing concessions up to the buyer's actual closing costs; anything above that is a sales concession subtracted from the price (Fannie Mae Selling Guide B3-4.1-02).
Two ways to keep it simple: have the seller complete the repair before closing, with receipts, or write the money as a credit toward your actual closing costs that fits within your loan's limit. Ask your lender which one your loan allows before you sign the amendment.
What are the loan program limits on seller contributions?
| Loan type | Seller contribution limit | Measured against | What does not count toward the limit |
|---|---|---|---|
| Conventional (Fannie Mae), primary residence or second home | 3 percent above 90 percent loan-to-value; 6 percent from 75.01 to 90 percent; 9 percent at 75 percent or less | Lower of sales price or appraised value | Fees a seller customarily pays under local custom |
| Conventional (Fannie Mae), investment property | 2 percent | Lower of sales price or appraised value | Fees a seller customarily pays under local custom |
| FHA | 6 percent, including buydowns and the upfront mortgage insurance premium | Sales price | Real estate commissions the seller customarily pays; lender premium pricing credits |
| VA | 4 percent for concessions such as the funding fee, prepaid taxes and insurance, temporary buydowns, and extra points | Reasonable value from the VA appraisal | The buyer's normal closing costs and market-rate discount points |
| USDA guaranteed | 6 percent | Sales price | Not covered here; ask your lender |
Sources: Fannie Mae Selling Guide B3-4.1-02; HUD Handbook 4000.1, section II.A.4, update published August 12, 2026; VA Lenders Handbook (VA Pamphlet 26-7) chapter 8, section 5, and VA Temporary Buydowns; 7 CFR 3555.102(h) (all checked October 19, 2026).
For VA buyers moving to the area, see VA loans near Wright-Patterson AFB. Builder incentives on new homes count toward the same limits, because Fannie Mae and FHA both name builders as interested parties; see new construction in the Springfield area.
How do you ask for a concession?
Timing and wording matter as much as the amount.
- Talk to your lender first. Get your estimated closing costs and your loan's limit so you ask for an amount you can use.
- Put it in the offer. Write the request as a dollar amount or a percent of the price toward closing costs, prepaid items, or a buydown. A seller weighing offers will look at what each one nets, so a higher price with a credit and a lower price without one can net the seller the same.
- Keep your inspection contingency. The inspection is the second chance to ask, for a repair or a credit, based on what the inspector finds.
- Read the market for that house. Days on market and price changes on the listing tell you more about room to negotiate than countywide numbers do.
How do concessions affect the appraisal and the sale price?
This is where Amanda Mullins's background as a Former Appraisal Management Director (13+ years) comes in. A concession does not change what the home is worth. It changes what the buyer pays at closing, and the appraisal has to account for it.
- The lender must give the appraisal all financing data and seller contributions, and make sure the value is adequately supported (Fannie Mae Selling Guide B3-4.1-02).
- When comparable sales had concessions, the appraisal must adjust those sales for the effect the concessions had on their price. Fannie Mae allows downward adjustments for concessions, not upward ones, and says the adjustment should reflect the market's reaction, not an automatic dollar-for-dollar deduction (Fannie Mae Selling Guide B4-1.3-09).
- Fannie Mae measures the contribution limit against the lower of the sales price or the appraised value. If the price is raised to cover a credit and the appraisal comes in lower, the limit and the loan-to-value ratio are figured on the lower number.
The practical point: raising the price to cover a seller credit works when recent comparable sales support the higher price. If they do not, the buyer may need to bring more cash, renegotiate, or reduce the credit.
For sellers: offer a concession or cut the price?
A concession lowers the buyer's cash at closing. A price cut lowers the loan amount and the recorded sale price, which future appraisals in the area will use as a comparable sale. A credit toward closing costs or a buydown can help a buyer who has the income but is short on cash, while a price reduction can bring the listing into more buyers' price searches. Which fits depends on the house, the buyers you are drawing, and their loan types.
For more on setting a price right now, read how to price your home in a shifting Ohio market.
What I'm seeing
In my own work right now, homes are staying on the market longer, and the market is shifting toward buyers. Sellers are more flexible on price and terms, and seller concessions are showing up in more conversations. Rates are higher, and buyers are getting more incentives. That is what I'm noticing day to day, not a statistic, so weigh it alongside the numbers above.
Frequently Asked Questions
How much can a seller pay toward a buyer's closing costs in Clark County?
It depends on the loan, not the county. Fannie Mae allows seller contributions of 3, 6, or 9 percent for a primary residence or second home, depending on the loan-to-value ratio, and 2 percent for an investment property. FHA allows up to 6 percent of the sales price. VA limits seller concessions to 4 percent of the reasonable value, and the buyer's normal closing costs and market-rate discount points do not count toward that 4 percent. USDA allows up to 6 percent of the sales price.
What is a 2-1 buydown?
A 2-1 buydown is a temporary buydown that lowers the payment for the first two years. Money is set aside in an escrow account and used each month to cover part of the payment, and VA's own example shows a rate 2 points lower in year one and 1 point lower in year two before the full rate starts in year three. A seller-paid buydown counts toward the seller contribution limit for Fannie Mae, FHA, and VA loans.
Should I ask for a repair credit or a completed repair?
Ask your lender first, because programs treat repair money differently. FHA counts repair allowances as an inducement to purchase that lowers the price used to figure the loan dollar for dollar, and Fannie Mae counts seller credits as financing concessions up to the buyer's actual closing costs and subtracts anything above that from the price. A repair the seller finishes before closing, or a credit written toward your actual closing costs within your loan's limit, avoids those problems.
Do seller concessions affect the appraisal?
Yes. Fannie Mae requires the lender to give the appraisal all financing data and seller contributions, and comparable sales that had concessions must be adjusted for the effect the concessions had on their price. If the price is raised to cover a credit, the appraisal still has to support that higher price.
What does the Clark County housing market look like right now?
Redfin reported a Clark County median sale price of $222,003 for the three months ending September 2026, with a median of 34 days on market and a 97.4 percent sale-to-list ratio. Realtor.com counted 714 active listings in Clark County in October 2026, up 9.69 percent from a year earlier.
Sources: Fannie Mae Selling Guide B3-4.1-02 and B4-1.3-09; HUD Handbook 4000.1; VA Lenders Handbook chapter 8 and VA Temporary Buydowns page; 7 CFR 3555.102; Redfin and Realtor.com Clark County pages (all checked October 19, 2026).
Sources
All checked Monday, October 19, 2026 (America/New_York).
- Fannie Mae Selling Guide, B3-4.1-02, Interested Party Contributions (IPCs): https://selling-guide.fanniemae.com/sel/b3-4.1-02/interested-party-contributions-ipcs (checked 9:52 AM EDT). Maximum financing concessions: 3 percent above 90 percent LTV/CLTV, 6 percent from 75.01 to 90 percent, 9 percent at 75 percent or less (principal residence or second home); 2 percent for investment property; calculated on the lower of sales price or appraised value.
- Fannie Mae Selling Guide, B4-1.3-09, Adjustments to Comparable Sales: https://selling-guide.fanniemae.com/sel/b4-1.3-09/adjustments-comparable-sales (checked 9:55 AM EDT).
- U.S. Department of Housing and Urban Development, FHA Single Family Housing Policy Handbook 4000.1, update published August 12, 2026, section II.A.4, Interested Party Contributions and Inducements to Purchase: https://www.hud.gov/sites/default/files/Housing/documents/40001-hsgh-Update-18.pdf, listed at https://www.hud.gov/hudclips/handbooks/housing (checked 9:54 AM EDT).
- U.S. Department of Veterans Affairs, VA Lenders Handbook (VA Pamphlet 26-7), chapter 8, section 5, Seller Concessions (four percent of the established reasonable value; normal discount points and the buyer's closing costs excluded). Official index: https://www.benefits.va.gov/warms/pam26_7.asp (checked 9:54 AM EDT).
- U.S. Department of Veterans Affairs, Temporary Buydowns: https://www.benefits.va.gov/homeloans/temporary-buydown.asp (checked 9:54 AM EDT).
- U.S. Department of Veterans Affairs, Loan Fees: https://www.benefits.va.gov/HOMELOANS/purchaseco_loan_fee.asp (checked 9:55 AM EDT).
- Electronic Code of Federal Regulations, 7 CFR 3555.102(h), Seller concessions: https://www.ecfr.gov/current/title-7/subtitle-B/chapter-XXXV/part-3555/subpart-C/section-3555.102 (text read through the eCFR API, checked 9:56 AM EDT).
- Consumer Financial Protection Bureau, "How should I use lender credits and points (also called discount points)?", last reviewed October 19, 2023: https://www.consumerfinance.gov/ask-cfpb/what-are-discount-points-and-lender-credits-and-how-do-they-work-en-136/ (checked 9:56 AM EDT).
- Freddie Mac, Primary Mortgage Market Survey, U.S. weekly averages as of October 29, 2026: https://www.freddiemac.com/pmms (checked 9:55 AM EDT).
- Redfin, Clark County, OH housing market, three months ending September 2026: https://www.redfin.com/county/2171/OH/Clark-County/housing-market (checked 9:55 AM EDT).
- Redfin, Springfield, OH housing market, three months ending September 2026: https://www.redfin.com/city/18833/OH/Springfield/housing-market (checked 9:01 AM EDT).
- Realtor.com, Clark County, OH housing market, key indicators as of October 2026, including city-level figures for Springfield: https://www.realtor.com/local/market/ohio/clark-county (checked 9:55 AM EDT).
- Amanda Mullins, About page: https://www.movesmartwithamanda.com/about (checked 9:03 AM EDT).
Helpful Related Reading
- Clark County guide
- Living in Springfield, Ohio
- New construction in the Springfield area
- Builder incentives you can negotiate on new construction
- How to price your home in a shifting Ohio market
- VA loans near Wright-Patterson AFB
- Relocation help
Talk with Amanda
Buying in Springfield or anywhere in Clark County and not sure what to ask the seller for? I work with buyers and sellers across Clark County, including people relocating to the Springfield area. If you are moving here, my relocation help page covers the steps, and the Clark County guide covers the towns.
With 13+ years as an Appraisal Management Director, I can help you weigh a credit against a price change and how it may read in the appraisal. You can read what my clients say.
Call or text (317) 750-6316, email amullinsmba@gmail.com, or use the contact page.
No pressure. No hard sell. Just clear information so you can make a smart decision.
Amanda Mullins, REALTOR® | eXp Realty
Equal Housing Opportunity
General education only, not financial, legal, or tax advice. Loan program rules change; confirm current limits and how they apply to your loan with your lender before you write an offer.
