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Pick the tool for where you are
Calculators across the homeownership, real estate investing, and tax lifecycle. Your inputs persist across tools so you don’t re-enter the same details twice.
Exploring
Before you start shopping for a home
Affordability
How much house can you actually afford? With stress-tested DTI ranges.
DTI Scenario Planner
Test what paying off a debt does to your max home price. Handles student-loan deferment, IBR, co-signed loans.
Credit Score Impact (LLPA)
Exact dollar cost of your FICO score on a mortgage. Encoded Fannie Mae LLPA matrix.
Gift Funds Wizard
Can your donor help with the down payment? Required documentation by loan type.
Down Payment Savings Goal
How much do you need to save monthly to hit your down-payment target by a target date? Compound returns included.
RSU Income Qualification
How much of your vesting RSU income will lenders count? Range estimate by Fannie DU, Freddie LP, optimistic, and conservative approaches.
Rent vs Buy
Honest comparison with appreciation, opportunity cost, tax savings, maintenance, selling costs.
Shopping
Picking the right loan for the right property
Mortgage Calculator
Monthly P&I, taxes, insurance, PMI, HOA. Fixed and ARM. Extra-payment impact.
Property Type Impact
How condo, co-op, multi-unit, or manufactured home change your rate, down, and program eligibility.
Assumable Mortgage
Is taking over the seller's low-rate VA, FHA, or USDA loan worth it? Compare assumption vs new mortgage.
Construction Loan
Land + build cost, interest-only during construction, conversion to permanent. What does building actually cost in financing?
HOA Cost Analysis
Long-term cost of HOA dues + special assessment risk. Opportunity cost vs investing the difference.
Closing
Getting to the finish line
Closing Cost Estimator
Itemized line-by-line breakdown for purchase or refi. Editable defaults, transparent ranges.
Appraisal Gap Planner
The appraisal came in low. Now what? Compare 5 strategies including the new ROV right.
Inspection Negotiation
What's a fair concession ask? Build a list of findings, weight by severity and market conditions, get a recommended credit.
Owning
Managing the loan you already have
PMI Removal
Find the earliest you can drop PMI: scheduled milestones plus the reappraisal path.
Mortgage Recast
Got a lump sum? Recast vs. extra payment vs. refinance — full side-by-side.
Bi-Weekly Payments
How much faster do you pay off the loan by switching from monthly to bi-weekly? About one extra payment per year.
Mortgage Payoff Goal
Want to pay off in 15 years instead of 30? Calculate the extra monthly payment required to hit your goal.
Pay Off vs Invest
Should extra cash go to the mortgage or the market? Marginal-value after-tax spread, NIIT, state cap-gains.
Home Equity
Total equity, borrowable equity (HELOC and cash-out caps), appreciation since purchase.
Wealth Trajectory
10-30 year projection: home equity + investments + mortgage paydown. Compare keep / sell & rent / move up.
Cost Basis Tracker
Log capital improvements year by year. Saved to your browser. Save tens of thousands at sale.
Reverse Mortgage (HECM)
How much can you tap from your home in retirement? Compare lump sum, line of credit, and tenure payouts.
Refinancing
Re-pricing your existing loan
Refinance Breakeven
Break-even, after-tax savings, NPV. Sensible defaults under an Advanced disclosure.
Cash-Out vs HELOC vs Personal Loan
3-way comparison: monthly cost, lifetime cost, tax-deductibility, the rate-trap warning.
Points Break-Even
Should you pay discount points to lower your rate? Break-even months + net at your hold period.
15 vs 30 Year Comparison
Side-by-side payment, lifetime interest, and what happens if you invest the difference.
Selling
Cashing out of your home
Seller Net Sheet
Estimate your net check at closing: sale price minus mortgage payoff, agent commissions, transfer tax, title costs.
Capital Gains on Home Sale
How much tax will you owe? Section 121 exclusion ($250k single / $500k MFJ), LTCG rate, NIIT — all modeled.
Sell vs Rent-Out
Should you sell or hold as a rental? Section 121 exclusion + depreciation recapture modeled.
Investing
Real estate as an investment
Investment Property Analyzer
Cap rate, cash-on-cash, DSCR, IRR, year-by-year wealth projection with §469 + exit tax.
House Hacking
Buy a 2-4 unit, live in one, rent the rest. Calculate your effective housing cost when tenants pay your mortgage.
Short-Term Rental (Airbnb)
Will an Airbnb cash flow? Model nightly rate × occupancy, platform fees, cleaning, operating costs, and ROI.
Hard Money / Bridge Loan
Fix-and-flip financing math: max loan based on LTC and ARV, holding costs, profit and cash-on-cash on a flip.
DSCR Loan
No-income-doc investor financing. Compute DSCR, max purchase at given rent, cash-on-cash. Pass/fail vs lender minimum.
1031 Exchange
How much capital gains tax can you defer by reinvesting in like-kind property? Compare buying power.
VA
For veterans and active duty
Tax
Tax savings, deductions, and credits
Mortgage Interest Deduction
Models the TCJA $750k/$1M cap, SALT cap, and itemize-vs-standard decision. Your true after-tax mortgage rate.
Rental Property Tax Shelter
Depreciation, §469 passive loss limits, $25k allowance phaseout, REPS, and the STR loophole — modeled.
Real Estate Professional Status
Do you qualify? The 750-hour test, material participation, and the tax savings on rental losses.
QBI Deduction (§199A)
Do your rentals qualify for the 20% QBI deduction? Models the Rev Proc 2019-38 safe harbor and high-income phaseout.
Cost Segregation
Front-load depreciation by reclassifying 5/15-yr assets. Models OBBBA-era 100% bonus depreciation and recapture exposure.
Energy & IRA Tax Credits
Solar 30%, heat pump $2k, insulation $1.2k, EV charger $1k. §25D, §25C, §30C all in one calc.