Loan
Calculators

*PMI is an illustrative ~0.5%/yr when the loan is above 80% of the price; actual mortgage insurance depends on credit, program and down payment, and usually cancels at 20% equity. Estimates for planning only — excludes Mello-Roos where applicable. Not a loan offer or approval.

Uses a common guideline: housing costs up to 28% of gross income, and housing plus other debts up to 36%. Includes principal, interest, the property tax you entered, ~0.35%/yr insurance, and illustrative mortgage insurance under 20% down, on a 30-year fixed loan. Program limits vary — this is an estimate, not a pre-qualification.

*Illustrative payment at the rate you entered. Home value is determined by the lender's appraisal or valuation. HELOC rates are typically variable, and fees and APR are not included. Actual line size depends on credit, income, and lender guidelines. Estimates only.

Models a single renovation loan (e.g., HomeStyle® or FHA 203(k)-style) sized against after-renovation value. Program caps vary — we can compare which may fit your project.

Projections, not predictions — home values can fall and rents can flatten. Assumes 1.1% property tax, 1.6%/yr insurance + maintenance, 3% purchase closing costs, illustrative mortgage insurance under 20% down, a 4%/yr return you give up on the down payment and closing costs, an 8% resale cost (agent commission + closing costs) if you sold at the end of the horizon, and a 30-year loan. Every market is different — worth a real conversation.

LTV = loan-to-value: your loan balance as a percentage of the home's value. Conventional PMI can come off as the balance falls to 80% of the value.

Conventional and FHA rates are both derived from your par-rate entry using typical credit-tier spreads — conventional rates move a lot by credit tier, FHA moves much less, which is why FHA's advantage widens at lower scores. FHA requires a minimum 3.5% down payment; entries below that use 3.5% instead. FHA MIP follows the HUD schedule: 1.75% upfront plus annual MIP of 0.50%/0.55% (0.70%/0.75% on base loans above $726,200). Conventional PMI is an approximation of typical mortgage-insurer rate tables, and conventional generally requires a 620+ score. Loan limits apply. Illustrative only — actual rates depend on your lender and full financial profile.

Points generally pay off only if you keep the loan past break-even. If you may move or refinance before then, points may not pay off. We can review your numbers together.

This calculator provides estimates for educational purposes only, using your gross income as a proxy for taxable income and MAGI. Savings are figured as the actual difference in tax with and without itemizing; California uses its own standard deduction, allows interest on up to $1M of mortgage debt, and does not allow deducting state income tax. Actual tax savings depend on your individual circumstances and whether you itemize deductions. The mortgage interest deduction applies to the first $750,000 of loan principal for loans originated after December 15, 2017 ($375,000 if married filing separately). The SALT deduction cap is $40,400 for most filers in 2026 (under the 2025 federal tax law (Pub. L. 119-21), signed July 4, 2025, indexed up 1% annually), $20,200 if married filing separately — the cap phases down by 30% of MAGI over $505,000 ($252,500 MFS), with a $10,000 floor. The higher cap is in effect through 2029 and reverts to $10,000 in 2030. Federal brackets use the IRS's 2026 tax year figures; California marginal rates use the FTB's most recently published 2025 Schedule X/Y/Z tax rate schedules (2026 CA brackets had not yet been released as of this writing). Consult a tax professional for advice specific to your situation.

Even modest extra principal payments can add up over time. Many loans have no prepayment penalty, but some (for example, certain Non-QM or investment loans) do — check your loan documents. You may also want to compare against other uses of the money.

Estimates for planning only. Seller-financing terms are negotiated between buyer and seller; commercial loan terms vary by lender, property type, and borrower. Excludes property taxes, insurance, fees, and prepayment penalties. Not a loan offer or approval.