Calculators
Run the numbers with the assumptions in view
Five estimators for the questions borrowers ask most — including DSCR coverage for rental property — plus FHA, VA and government refinance calculators on their program pages. Results update as you type, every figure is labeled, and nothing is stored unless you choose to send it.
Rate assumptions start at Freddie Mac’s Primary Mortgage Market Survey®: 7.24% for 30 years and 6.60% for 15 years, as of October 29, 2026. Conventional, jumbo and home equity rates are also held to the FFIEC’s Average Prime Offer Rate (7.27% for 30 years): plus 1.50% on conventional, 2.50% on jumbo and 3.50% on home equity, so a rate past its own ceiling isn’t offered. These are national averages, not quotes — move the number to test a different assumption, and if you want the rate your own scenario would actually be priced at, ask us for it. Source
Monthly payment
Principal, interest, taxes, insurance, HOA and mortgage insurance — plus the full amortization.
How much house
The price your income supports at the debt-to-income level lenders actually use.
My rent, my options
Turn what you pay in rent into a realistic home price range once owning costs are added.
Refinance break-even
How many months until the savings pay back the closing costs — and when to walk away.
DSCR coverage
What a rental's rent covers each month, and where DSCR lending is available.
Where we lend:primary residences, second homes and investment property in Georgia and Florida. DSCR investment loans in every state except Missouri and Massachusetts.Full footprint
Program calculators
Government-backed loans and equity lending price differently, so those figures live on their own pages next to the rules behind them.
FHA purchase
3.5% minimum down, the 1.75% upfront premium, annual mortgage insurance and county loan limits.
VA purchase
Zero down for eligible veterans, with the VA funding fee worked into the payment.
FHA & VA refinance
Streamline and IRRRL — payment savings, net tangible benefit and the months to recoup costs.
Home equity
A line of credit, a fixed-rate second or a cash-out — priced against each other for the cash you need.
Estimator 01
What will the monthly payment be?
Conventional Fannie Mae and Freddie Mac financing, plus jumbo — principal, interest, taxes, insurance, HOA and mortgage insurance, in the number your account actually sees, with the amortization year by year.
Conventional only. This estimator prices conventional loans — Fannie Mae and Freddie Mac — plus jumbo financing above the conforming limit. FHA and VA carry their own insurance and fee rules, so each is priced on its own page: FHA or VA.
Your numbers
Occupancy
A second home is allowed less leverage than a primary residence at the same loan size, so the down payment floor moves when you switch.
3.0% is the floor for a primary residence here — the 3% program is for first-time home buyers, so at least one borrower on the loan has to be one. FHA (3.5% down) and VA (zero down for eligible veterans) are priced on their own pages.
Credit score
Conventional loans price off the loan-level adjustments: 0.875 points here at 75.01–80% loan-to-value and a 740–759 score, and 3/8 of a point of rate for every point. That puts this scenario at 7.568% — 7.24% plus 0.328%.
See the adjustments
- Credit score / LTV · 740–759 · 75.01–80%0.875 pt
Loan term
Freddie Mac’s 30-year average is 7.24% this week, so that is where this term starts. Change it to test a scenario, or ask us for the rate you’d actually be offered.
Taxes, insurance & fees
Calculated for you at 0.3% of the loan each year, so it moves with the amount you finance. That is a planning figure: a property in a mapped flood zone is usually required to carry separate flood insurance, and much of Florida also needs wind or hurricane coverage, where total premiums commonly run two to four times the national number. Real quotes come with the address and the coverage limit.
Your answer
Estimated monthly payment
$3,036
A $360,000 loan at 7.568% on a 30-year fixed, plus taxes, insurance.
- Principal & interest
- $2,534
- Property taxes
- $413
- Home insurance
- $90
- Total monthly
- $3,036
- Down payment
- $90,000 (20%)
- Loan amount
- $360,000
- Total interest over the loan
- $552,224
About mortgage insurance
On a primary residence, a loan above 80% of the home’s price carries mortgage insurance, paid by the borrower inside the monthly payment. The figure here is estimated from the down payment alone — the real premium also depends on your credit score and debt-to-income ratio, so expect it to move.
Jumbo loans — anything above the conforming limit — carry no mortgage insurance at all, at any down payment. They are priced with a higher rate instead.
Second homes can be financed with as little as 10% down, with or without mortgage insurance depending on the program — contact us and we’ll walk through those options.
In plain English
On a $450,000 home with $90,000 down, the monthly cost lands near $3,036. About $2,534 of that pays off the loan itself, $413 covers property taxes and $90 is insurance.
Over 30 years the interest adds up to about $552,224, or roughly 153% on top of the $360,000 you borrowed. Paying a little extra early is what moves that number most.
Amortization
Where the money goes
Interest is heaviest in the first years. As the balance falls, more of each payment goes to principal.
| Year | Interest | Principal | Balance |
|---|---|---|---|
| 1 | $27,133 | $3,275 | $356,725 |
| 2 | $26,876 | $3,531 | $353,194 |
| 3 | $26,599 | $3,808 | $349,386 |
| 4 | $26,301 | $4,106 | $345,279 |
| 5 | $25,979 | $4,428 | $340,851 |
| 6 | $25,632 | $4,775 | $336,076 |
| 7 | $25,258 | $5,149 | $330,927 |
| 8 | $24,855 | $5,553 | $325,374 |
| 9 | $24,419 | $5,988 | $319,386 |
| 10 | $23,950 | $6,457 | $312,928 |
| 11 | $23,444 | $6,963 | $305,965 |
| 12 | $22,899 | $7,509 | $298,456 |
| 13 | $22,310 | $8,097 | $290,359 |
| 14 | $21,676 | $8,732 | $281,627 |
| 15 | $20,991 | $9,416 | $272,211 |
| 16 | $20,253 | $10,154 | $262,057 |
| 17 | $19,458 | $10,950 | $251,107 |
| 18 | $18,600 | $11,808 | $239,299 |
| 19 | $17,675 | $12,733 | $226,566 |
| 20 | $16,677 | $13,731 | $212,836 |
| 21 | $15,601 | $14,807 | $198,029 |
| 22 | $14,441 | $15,967 | $182,062 |
| 23 | $13,189 | $17,218 | $164,844 |
| 24 | $11,840 | $18,567 | $146,276 |
| 25 | $10,385 | $20,022 | $126,254 |
| 26 | $8,816 | $21,591 | $104,663 |
| 27 | $7,124 | $23,283 | $81,380 |
| 28 | $5,300 | $25,108 | $56,272 |
| 29 | $3,332 | $27,075 | $29,197 |
| 30 | $1,211 | $29,197 | $0 |
Assumptions, not a quote
The interest rate
The rate opens on a national weekly average and is yours to change. It is an assumption, not an offer: rates move daily and depend on credit score, loan program, down payment, property type, occupancy and any discount points.
Want the rate you would actually be quoted? Ask us for your rate and we will price it, then walk through these numbers with your real figure.
Taxes, insurance and HOA
Property taxes, home insurance, HOA dues and mortgage insurance here are estimates. The real amounts follow the specific home — the county’s assessed value, the property’s reconstruction cost, the HOA’s own budget — so expect them to differ.
Insurance is estimated as a share of the property’s value, because premiums follow what it would cost to rebuild rather than the loan or the tax bill. The standard policy is not the whole story: a home in a mapped flood zone is usually required to carry separate flood insurance, and coastal states add wind or hurricane coverage — across much of Florida, total premiums commonly run two to four times the national figure. Move the insurance percentage to match the property.
Mortgage insurance applies whenever a primary residence is financed above 80% of its price, and the cost follows your down payment, credit score and debt-to-income ratio. Second homes can go as low as 10% down, with or without mortgage insurance depending on the program — ask us before you plan around it.
No APR appears here because nothing here is an offer of credit. Once you have a real quote, the APR is shown on your Loan Estimate alongside the rate.
This tool is for informational purposes only.
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Leave your details and I'll look at these exact numbers myself. No sales pitch, no obligation — and if the honest answer is "not yet", that's what you'll hear.
What I'll see
$450,000 home · 20% down · 7.568% · 30-year fixed → about $3,036/mo
Estimator 02
How much house can you afford?
Not necessarily what you can be approved for — what your income carries comfortably at the debt-to-income level lenders apply.
Your numbers
Debt-to-income target
Lenders commonly allow 36%; some stretch to 43% for strong files.
Loan assumptions
Credit score
Conventional loans price off the loan-level adjustments: 0.750 points here at 85.01–90% loan-to-value and a 740–759 score, and 3/8 of a point of rate for every point. That puts this scenario at 7.521% — 7.24% plus 0.281%.
See the adjustments
- Credit score / LTV · 740–759 · 85.01–90%0.750 pt
Loan term
Home insurance is added automatically at 0.3% of the loan the price needs each year, so it is already in the estimate above.
Your answer
Home price that fits your income
$405,402
$345,402 loan at 7.521% over 30 years, with $60,000 (15%) down.
Total debt lands at 36% of income against a 36% target.
- Monthly housing budget
- $2,950
- Principal & interest
- $2,420
- Property taxes
- $372
- Home insurance
- $86
- Mortgage insurance (est.)
- $72/mo
- Cash needed at closing
- $68,635
About mortgage insurance
On a primary residence, a loan above 80% of the home’s price carries mortgage insurance, paid by the borrower inside the monthly payment. The figure here is estimated from the down payment alone — the real premium also depends on your credit score and debt-to-income ratio, so expect it to move.
Jumbo loans — anything above the conforming limit — carry no mortgage insurance at all, at any down payment. They are priced with a higher rate instead.
Second homes can be financed with as little as 10% down, with or without mortgage insurance depending on the program — contact us and we’ll walk through those options.
In plain English
Lenders look at all your debt, not just housing. On $120,000 a year, 36% works out to about $3,600 a month for everything. After your other $650 in payments, that leaves $2,950 for housing.
That supports a home around $405,402 with $60,000 down (15%), leaving a $345,402 loan. Monthly housing would run about $2,950, and your total debt would sit at 36% of income.
Budget roughly $68,635 for closing — the down payment plus typical fees. You entered $60,000 saved, so there's a gap of about $8,635 worth planning for.
This tool is for informational purposes only.
Talk to an advisor
Want a second opinion on that price range?
Leave your details and I'll look at these exact numbers myself. No sales pitch, no obligation — and if the honest answer is "not yet", that's what you'll hear.
What I'll see
$120,000 income · $650/mo in other debts · $60,000 saved · 36% DTI → about $405,402
Estimator 03
What could my rent buy?
Your rent is already a housing payment. Here's what that same monthly number could support once taxes, insurance and upkeep are included.
Your numbers
Loan term
What owning adds
Credit score
Conventional loans price off the loan-level adjustments: 0.875 points here at 75.01–80% loan-to-value and a 740–759 score, and 3/8 of a point of rate for every point. That puts this scenario at 7.568% — 7.24% plus 0.328%.
See the adjustments
- Credit score / LTV · 740–759 · 75.01–80%0.875 pt
Home insurance is added automatically at 0.3% of the loan each year — nothing to type.
Your answer
Home price at your current rent
$277,008
Keeping $2,100 a month would buy roughly this much house once taxes, insurance and upkeep are counted.
Same as your rent
$277,008
$2,100/mo all in · $60,942 at closing
A little more room
$304,709
$2,310/mo all in · $67,036 at closing
Stretch further
$332,409
$2,520/mo all in · $73,130 at closing
- Down payment
- $55,402 (20%)
- Loan amount
- $221,606
- Cash needed at closing
- $60,942
- Your savings
- $45,000
In plain English
Rent and owning aren't the same number. Once taxes, insurance and upkeep are in the picture, $2,100 a month sits closest to a $277,008 home — which would actually run about $2,100 all in.
If you can stretch to $2,310, the range opens up to roughly $304,709. Pushing to $2,520 gets you nearer $332,409.
All three assume 20% down, no mortgage insurance, and 1.0% a year set aside for maintenance. You entered $45,000 saved: the middle band would need about $67,036 at closing, so you'd need to save a bit more or aim lower.
This tool is for informational purposes only.
Talk to an advisor
Rent now, buy later? Get a straight answer.
Leave your details and I'll look at these exact numbers myself. No sales pitch, no obligation — and if the honest answer is "not yet", that's what you'll hear.
What I'll see
Pays $2,100/mo rent with $45,000 saved · 20% down at 7.568% → around $277,008 steady, $332,409 stretching
Estimator 04
Will refinancing pay for itself?
The question that matters most: how long until the savings cover the closing costs. Break-even first, everything else after.
Your numbers
Your current loan
Your new loan
Occupancy
Credit score
Conventional loans price off the loan-level adjustments: 0.250 points here at 60.01–70% loan-to-value and a 740–759 score, and 3/8 of a point of rate for every point. That puts this scenario at 7.334% — 7.24% plus 0.094%.
See the adjustments
- Credit score / LTV · 740–759 · 60.01–70%0.250 pt
New term
Closing costs
Your answer
Your payment after refinancing
$2,614
Down from $2,898 a month — $285 less every month at 7.334%.
The bottom line
Worth pursuing: you pull ahead in month 19 and stay ahead from there.
- Current payment
- $2,898
- New payment
- $2,614
- Monthly savings
- $285
- Closing costs
- $5,200
- Break-even
- 18 months
- If you stay 7 years
- +$18,701
- New loan amount
- $380,000
In plain English
Your payment would go from $2,898 to $2,614 — about $285 less every month.
Recouping $5,200 in closing costs takes about 18 months. So the real question isn't whether the payment is lower — it's whether you'll still be in the house after that.
Staying 7 years puts you about $18,701 ahead. Over the full life of the new loan, interest from here drops by roughly -$1,913, though the new loan runs longer — the payment is what changes day to day.
This tool is for informational purposes only.
Talk to an advisor
Before you sign, let someone check the math.
Leave your details and I'll look at these exact numbers myself. No sales pitch, no obligation — and if the honest answer is "not yet", that's what you'll hear.
What I'll see
$380,000 at 8.125% → 7.334% · 30-year fixed · $5,200 to close · saves $285/mo · break-even 19 months
Cash-out
Taking cash out, not just lowering the rate
The estimator above compares rate and term. A cash-out refinance replaces the loan and hands you the difference, so what limits it is a loan-to-value cap — and that cap tightens the moment the property stops being your primary residence.
Pricing: taking cash out can push the interest rate up versus the same loan as a rate-and-term refinance, on conventional, jumbo and second-home loans alike. Each program prices cell by cell: credit score against loan-to-value, 3/8 of a point of rate for every point of adjustment, and no offer where the adjustments add up to more than three points.
Conventional cash-out
80%
80% of the value on a primary residence. A second home prices on its own program at up to 80%, for loans from $200,000 to $2,500,000.
Jumbo cash-out — maximum loan-to-value
| Product | Primary | 2nd home |
|---|---|---|
Jumbo Fixed Rate up to $2,000,000 | 80% | 80% |
Jumbo Fixed Rate $2,000,001 – $3,500,000 | 80% | 80% to $2.5M |
Super Jumbo $3,500,001 – $5,000,000 | 70% | — |
Jumbo cash-out starts at a 700 credit score and stops at 80% loan-to-value, and the rate sheet doesn’t write cash-out on a 7/6 ARM — fixed terms only. Super Jumbo caps the cash handed back at $500,000, and every jumbo file also carries its own credit, reserve and appraisal requirements. Amounts above these tiers are not necessarily out of reach either: jumbo cash-out can go higher by exception, based on the borrower’s scenario and the strength of the assets and credit behind the file.
Estimator 05
Does the rent cover the loan?
DSCR — debt service coverage ratio — is how rental property is underwritten: the property's rent divided by its monthly loan payment, taxes, insurance and HOA. This estimator gives you that ratio, the rent a lender would need to see, and what the property leaves after its costs — including when the ratio comes in under 1.00, where no-ratio and low-DSCR programs still apply.
What this calculator does
It puts a rental's numbers in the order a lender reads them: the rent it brings in, what the property costs each month, and the ratio between the two — then what the property actually leaves you.
- Debt service coverage ratio
- The rent a property collects divided by what that property costs each month — loan payment, taxes, insurance and HOA. Those four together are the PITIA.
- 1.00 pays for itself, 1.25 is the benchmark
- At 1.00 the rent exactly covers the property's housing costs. At 1.25 it covers them with 25% to spare, which is where most DSCR lenders price best.
- Coverage is not profit
- Vacancy, repairs and management come out of the rent after closing, so what the property leaves you is always less than the ratio suggests.
Where DSCR lending works
- Investment property (DSCR)
- Every state except Missouri and Massachusetts
- Primary & second homes
- Georgia and Florida only
A DSCR loan cannot be used on a home you or your family will live in. If this is a primary residence or a second home in Georgia and Florida, the payment, affordability and rent estimators are the right ones — same numbers, owner-occupied rules.
How DSCR loans are priced
- How the opening rate is built
- Freddie Mac's weekly 30-year fixed average, plus 0.375%. The 40-year interest-only costs another 0.125% on top. Both move on their own as the survey republishes each Thursday, and both are estimates built on a 3-year prepayment penalty — ask us for the rate your own scenario would actually price at.
- A prepayment penalty buys a lower rate
- Penalty periods run up to 5 years, and a longer one generally lowers the rate. Most investors choose 3 years. No-penalty structures cost more, and a few states don't allow penalties at all.
- Credit score sets the rate and the down payment
- Pricing steps at 740, 720, 700, 660 and 640 FICO, and lower scores cap the loan-to-value — 75% at 660–640 instead of 80%.
- First-time investors are allowed
- No prior landlord experience required on most programs. The property, the rent and your credit do the qualifying.
- A ratio under 1.00 still has programs
- No-ratio and low-DSCR programs fund strong files, and more down payment or larger reserves can carry a thinner deal.
Ratios here are an estimate of how a lender would read the deal, not a decision — guidelines differ by investor. Taxes and insurance depend on the property, its location and the coverage chosen, so replace the defaults with the real figures when you have them.
The rental
The loan
Loan term
Principal and interest from day one.
What the property costs
Calculated for you at 0.3% of the loan each year, so it moves with the amount you finance. That is a planning figure: a rental policy usually prices above an owner-occupied one, and flood or wind coverage is quoted separately on the address.
Coverage for this rental
Debt service coverage ratio
1.27
$2,600 of monthly rent against $2,050 of monthly property costs, on a $240,000 loan at 7.615%.
Where that sits
Break-even 1.00 · lender benchmark 1.25
- Rent the property brings in
- $2,600 / mo
- Total property costs (PITIA)
- $2,050 / mo
- Rent needed for 1.25 coverage
- $2,563 / mo
- Rent left after the costs
- $550 / mo
- Down payment
- $80,000
- Return on that down payment
- 8.2%
In plain English
$2,600 of rent against $2,050 of monthly property costs gives a coverage ratio of 1.27. Those costs are the loan payment ($1,697), taxes ($293) and insurance ($60).
That clears 1.25, the level most DSCR lenders price best at, so the rent covers the property's costs with room to spare.
Coverage is not profit. Rent minus the property's costs leaves about $550 a month, or $6,595 a year, which is a 8.2% return on the $80,000 down payment — before vacancy, repairs and management.
This tool is for informational purposes only.
Talk to an advisor
Want this rental run against real lender guidelines?
Leave your details and I'll look at these exact numbers myself. No sales pitch, no obligation — and if the honest answer is "not yet", that's what you'll hear.
What I'll see
$320,000 rental · $2,600/mo rent · 25% down at 7.615% → DSCR 1.27, $550 left after the property's costs
Every number here is an estimate. Nothing on this page is a quote, an approval, or an offer to lend.
- Where the rates start
- Freddie Mac's weekly 30- and 15-year fixed averages, picked up automatically. Your own rate also depends on credit, program, down payment, property type, occupancy and points.
- DSCR loans
- Not in that survey: the weekly average plus 0.375%, and another 0.125% on the 40-year interest-only. Priced with a 3-year prepayment penalty.
- Taxes, insurance, HOA
- Estimated from the property and the coverage you choose, so your real bill will differ. HOA dues and mortgage insurance are estimates too.
- Where we lend
- Primary, second homes and investment property in Georgia and Florida. DSCR investment loans in every state except Missouri and Massachusetts.
Ask us for your actual rate on your scenario and we’ll price it properly.