Short answer
Yes, but lenders treat many extras as a seller concession. Fannie Mae counts furniture, cars and other giveaways from the seller as sales concessions that are subtracted from the price before the loan amount is figured. FHA does the same for personal property, except customary items like a range, refrigerator, dishwasher, washer, dryer, carpeting and window treatments. Everything must be disclosed.
How does Fannie Mae treat it?
Fannie Mae's Selling Guide (B3-4.1-02) lists furniture, automobiles, decorator allowances, moving costs and other giveaways from an interested party, such as the seller, as sales concessions. Sales concessions are deducted from the sales price, and the lender uses the lower of that reduced price or the appraised value to figure your loan-to-value. The appraiser also reports gifts of personal property as financial assistance in the contract section of the appraisal (B4-1.3-02).
How does FHA treat it?
HUD's Handbook 4000.1 calls personal property from the seller an inducement to purchase, which reduces the price dollar for dollar when the maximum loan is figured. Including a range, refrigerator, dishwasher, washer, dryer, carpeting or window treatments isn't treated that way when it's customary in the area. Personal property you agree to pay for separately is added to the cash you need at closing.
Buying a furnished lake or vacation home?
NH lake and second-home sales sometimes include furniture, a boat or a removable dock. Talk with Tom before you write the offer about how to list these items, since a big furniture package or a boat in the contract can change the numbers. See lake and second homes in NH.
Can we just handle the extras outside of closing?
Not secretly. Fannie Mae says loans with undisclosed contributions, such as payments or extras given to the buyer outside of closing and not shown on the settlement statement, aren't eligible. If you're buying items separately, tell your lender and real estate agent so everything is documented the right way. See seller credits and buydowns.
Sources
- Fannie Mae Selling Guide, B3-4.1-02, Interested Party Contributions (IPCs) (05/07/2025)
- Fannie Mae Selling Guide, B4-1.3-02, Subject and Contract Sections of the Appraisal Report (06/04/2025)
- HUD Single Family Housing Policy Handbook 4000.1, Update 18 (August 2026), Inducements to Purchase; Non-realty or Personal Property
Checked November 2, 2026. Rules and dates change, so confirm current details before you rely on them.
General information only, not tax or legal advice. Program availability, eligibility and terms vary by lender and are subject to change and to underwriting approval. Not a commitment to lend.