Calculators and tools
Welcome. This page walks you through our tools in the order most buyers need them. Each one answers one question, starts with example numbers and runs on the same math as your Mortgage Plan.
How every tool works
- One question at a timeExample numbers are filled in. Keep them or change them. “Show all fields” puts every number on one screen.
- Move the handleEach tool has a picture with a handle. As you move it, the sentence under the picture changes with it.
- Select a dotted wordA word with a dotted underline opens a short definition.
- Keep your numbersYour numbers stay in the page address, so a copied link brings them back.
Next steps
Then three more questions, in order
Once you know the payment, most buyers ask what they can afford, what each loan type needs down and how much cash closing takes. Take them one at a time.
- Step 2 · Find your price range.How much house can my income support?Enter your income and monthly debts. It shows the payment each loan type’s guideline allows, and the price that payment supports.Try this first. Turn on a new car loan to see what one new debt does to your range.Open the affordability calculator
- Step 3 · See what each loan type needs down.How much down does each loan type need?For the same home, it compares the down payment, mortgage insurance and cash to close on each loan type.Try this first. Move the down payment handle and watch the mortgage insurance change.Compare down payments
- Step 4 · Add up the cash to close.How much cash do I need at closing?It lists each part of the cash you bring to closing, and what credits take off.Try this first. Move the credits handle to see what a seller credit takes off.Open the cash to close calculator
Already own a home
Is this refinance worth it?
If you own your home, start with the refinance calculator. It shows the new payment, the month a refinance pays for itself and the net savings.
Try this first. Move the handle to the year you might sell or refinance again, and read the savings at that point.
Deeper dives
Every tool, by the question it answers
When a specific question comes up, find it here. Every tool works the same way: one question at a time, a picture with a handle, and a plain answer.
What will I pay each month?
Look inside the payment: where it goes over the years, the same home on four loan types, and the VA funding fee.
- What will my monthly payment be?Step 1The full payment for each loan type, and where each dollar goes.
- How fast does the balance come down?Your balance year by year, and the year principal passes interest.
- Same home, four loan types: which payment is lowest?Each loan type's payment for the same home, VA first.
- What is the VA funding fee?The fee by down payment and use, and who pays none.
Can I afford it?
Your price range, the loans that fit your score, the down payment, and finding the money to get there.
- How much house can my income support?Step 2A price range from your income and debts, checked against each loan type.
- Which loans fit my credit score?A score dial that lights up the loan types that usually fit.
- How much down does each loan type need?Step 3Down payment, cash to close and mortgage insurance for each loan type.
- How fast could small changes build my down payment?What everyday extras cost in a year, and how fast cutting some adds up.
What will I need at closing?
The cash you bring to closing, and the choices that change it.
- How much cash do I need at closing?Step 4Each part of your cash to close, and what credits take off.
- How does the closing date change the interest due at closing?The interest due at closing for any day of the month.
- Price cut or seller credit?Cash at closing against a lower payment, and the year the two even out.
- What does down payment help really cost?Help at closing against what it adds each month, year by year.
- What if the appraisal comes in low?The gap, your new loan-to-value and the ways forward.
Which option costs less?
For when you have quotes in hand: points, the APR, and which option costs less for as long as you keep it.
- Do points pay for themselves?The month the interest you save covers the cost of the points.
- Why does the APR sit above the rate?How points and fees lift the APR above the rate.
- Which Loan Estimate costs less over time?Fees and interest over the years, and the year the lead changes.
- What does each part of a Loan Estimate mean?Each section of a Loan Estimate, explained in plain words.
- Which option costs least for how long you keep it?Points, par or a lender credit, and which costs least by year.
- Is there a middle ground between payment and cash?The lowest payment, the least cash and an option in between.
Rates and locking
What a rate move before you lock would do to the payment.
Refinance and equity
Whether a refinance pays for itself, and how to reach your equity.
Owning
After you move in: paying extra, ending mortgage insurance, and renting against buying.
- What does paying extra do?How much sooner the loan is paid off, and the interest you keep.
- When does mortgage insurance come off?The month you reach 80% and 78% of the value, and how FHA differs.
- Rent or buy: which builds more over the years you stay?Net worth from buying and from renting, year by year.
Investing
Whether a rental’s rent covers its payment.
Your next step
Every option at once
Each tool answers one question. Your Mortgage Plan answers them together: every loan that fits, side by side, with your real numbers.
Get your Mortgage PlanExample numbers for education, not a loan offer. Rates change daily.