Three options, side by side. Edit any number in any column and everything recalculates instantly — loan amount, itemized closing costs, prepaids, APR, monthly payment, and the monthly difference between options.
✦ The gold-tinted fields are yours to explore — your comfortable payment, other debts, current rent, and market assumptions. Every chart and figure recalculates instantly. Questions? My number is at the bottom.
Lowest Monthly Payment
—
Least Cash at Closing
—
Winner at 7 Years
—
Best 10-Year Position
—
The Advisor's Take — rewrites itself as the numbers change
—
★ Lowest Payment
Option A · At a Glance
Option A
Cash due at closing$0
Rate / APR—
★ Lowest Payment
Option B · At a Glance
Option B
Cash due at closing$0
Rate / APR—
★ Lowest Payment
Option C · At a Glance
Option C
Cash due at closing$0
Rate / APR—
County — auto property tax
Credit score — auto PMI estimate
Pick a county and monthly property tax fills itself from each option's price (NCDOR FY 2025–26 county rates per $100 — city, fire & school district taxes may add more; verify for the specific address). Pick a credit band and conventional PMI is estimated from each option's LTV. Switch back to Manual anytime to type your own numbers.
← swipe the table sideways to compare all three options →
Loan Comparison
Option A
★ Lowest Payment
Option B
★ Lowest Payment
Option C
★ Lowest Payment
The Numbers
Purchase PriceHome sale price
$
$
$
Down PaymentTap $ / % to switch
10%
15%
20%
Loan AmountPrice − down payment
$0
$0
$0
Loan Term & TypeAffects payment
Interest RateNote rate
%
%
%
APRFederally required APR fees only
0%
0%
0%
PMI / MIPMonthly; auto-set for FHA/USDA
$/mo
$/mo
$/mo
Property TaxesMonthly escrow
$/mo
$/mo
$/mo
Homeowner's InsuranceMonthly escrow (HOI)
$/mo
$/mo
$/mo
HOA FeeMonthly if applicable
$/mo
$/mo
$/mo
Monthly Payment
Monthly PaymentP&I + taxes + HOI + PMI
$0
$0
$0
Taxes, Ins, MIP/PMI & HOACombined monthly, on top of P&I
$0
$0
$0
Total Monthly CostPITI + HOA
$0
$0
$0
Difference in Paymentvs. Option A
—
baseline
$0
$0
Closing Costs — Itemized
Origination FeeLender origination
$
$
$
Credit ReportTri-merge
$
$
$
AppraisalProperty valuation
$
$
$
Flood CertificationFlood zone determination
$
$
$
Tax Service FeeEscrow tax monitoring
$
$
$
Insurance Tracking FeeEscrow insurance monitoring
$
$
$
Lender's Title Insurance0.002 × loan amount
$0
$0
$0
Recording FeeCounty recording
$
$
$
Attorney Closing FeeSettlement attorney
$
$
$
Owner's Title PolicyOwner's coverage
$
$
$
Est. Closing CostsSum of items above
$0
$0
$0
Points & Credits
Discount PointsPaid to lower the rate · $ or % of loan
0%
0%
0%
Lender CreditReduces cash to close · $ or % of loan
0%
0%
0%
Rate CreditLender credit for rate lock · $ or % of loan
0%
0%
0%
Points Break-EvenMonths to recoup vs. Option A
—
—
—
Prepaid Items — Itemized
Property Tax Reserve# months × monthly tax
$0
$0
$0
Homeowner's Insurance# months × monthly HOI
$0
$0
$0
Prepaid Interest# days × daily interest
$0
$0
$0
Est. Prepaid ItemsSum of items above
$0
$0
$0
Seller CreditsReduces cash to close
$
$
$
Due Diligence & Earnest Money (paid up front, credited at closing)
Due Diligence FeePaid up front
$
$
$
Earnest Money (EMD)Paid up front
$
$
$
Bottom Line
Total Funds NeededAll-in, incl. up-front DD + EMD
$0
$0
$0
Cash Due at ClosingAfter DD + EMD credited
$0
$0
$0
How Long Will You Keep This Loan? — The Winner Changes With Time
Every option trades up-front cash against monthly cost — so the cheapest choice depends on how long you keep the loan. Slide to your best guess (selling or refinancing both count as an exit). Net cost = all cash in (closing + every payment) minus the equity you'd walk away with, using the appreciation rate set below.
7 yrs
—
Option A
$0
Net cost of ownership at this horizon
Cash in — closing + all payments$0
Equity you'd walk away with$0
vs. the winner—
Option B
$0
Net cost of ownership at this horizon
Cash in — closing + all payments$0
Equity you'd walk away with$0
vs. the winner—
Option C
$0
Net cost of ownership at this horizon
Cash in — closing + all payments$0
Equity you'd walk away with$0
vs. the winner—
The Net-Cost Race — watch the lines cross
Total cash in minus equity out, year by year. Lower is better. The gold dashed line marks your slider year.
Payment Breakdown by Component
Principal & Interest
Property Taxes
Homeowner's Insurance
PMI / MIP
HOA
If Rates Move Before You Lock
Rates change daily until you lock. Here's what an eighth-, quarter-, or half-point move does to each option's full monthly payment (PITI) — the payment you lock is the payment you keep.
Rate Scenario
Option A
Option B
Option C
−0.25% rates improve
$0
$0
$0
−0.125% rates improve slightly
$0
$0
$0
Today's quote lock it in
$0
$0
$0
+0.125% rates rise slightly
$0
$0
$0
+0.25% rates rise
$0
$0
$0
+0.50% rates rise more
$0
$0
$0
Temporary Buydown — Ease Into the Payment (1-0 · 2-1 · 3-2-1)
A seller or builder credit can pre-pay part of your interest so the payment starts lower while you settle in. Your note rate never changes — the difference comes from an escrowed credit funded at closing, and any unused balance is applied to your principal if you sell or refinance early. Choose a buydown for any option below.
Option A
Select a buydown to see the year-by-year payment.
Option B
Select a buydown to see the year-by-year payment.
Option C
Select a buydown to see the year-by-year payment.
Total Interest, 5-Year Cost & Equity Milestones
Option A
$0
Total interest — full loan term
5-yr total out-of-pocket$0
5-yr total interest paid$0
Month 1 interest charge$0
Amortization crossover—
PMI / MIP removed—
Equity — Year 1$0
Equity — Year 5$0
Equity — Year 10$0
Option B
$0
Total interest — full loan term
5-yr total out-of-pocket$0
5-yr total interest paid$0
Month 1 interest charge$0
Amortization crossover—
PMI / MIP removed—
Equity — Year 1$0
Equity — Year 5$0
Equity — Year 10$0
Option C
$0
Total interest — full loan term
5-yr total out-of-pocket$0
5-yr total interest paid$0
Month 1 interest charge$0
Amortization crossover—
PMI / MIP removed—
Equity — Year 1$0
Equity — Year 5$0
Equity — Year 10$0
Pay It Off Faster — One Extra Payment Per Year
Apply one extra principal & interest payment toward the balance every year and watch the loan disappear sooner. Figures use each option's note rate, loan amount, and amortization term.
Option A
Option A
—
Payoff with extra payment
Extra payment / yr$0
Time saved—
Interest saved$0
Option B
Option B
—
Payoff with extra payment
Extra payment / yr$0
Time saved—
Interest saved$0
Option C
Option C
—
Payoff with extra payment
Extra payment / yr$0
Time saved—
Interest saved$0
Qualify at a Glance — Monthly Income Needed
Other monthly debts (car, student loan, credit cards, etc.)
$
Enter all non-housing monthly obligations
DTI Threshold
Option A
Option B
Option C
36% DTI conservative
$0
$0
$0
43% DTI standard
$0
$0
$0
50% DTI max stretch
$0
$0
$0
What Can I Afford? — Work Backward From Your Comfort Zone
Start with the monthly payment you're comfortable with — not the maximum you qualify for. Using each option's rate, term, and down payment percentage, here's the purchase price that gets you there. This is your house-hunting range.
Comfortable Monthly Payment
$
Includes principal & interest, property taxes, insurance, PMI, and HOA — scaled to the target price. Keeps each option's down payment percentage, rate, and loan program.
Option A
$0
Target purchase price
Down payment (same %)$0
Loan amount$0
vs. price in this scenario—
Option B
$0
Target purchase price
Down payment (same %)$0
Loan amount$0
vs. price in this scenario—
Option C
$0
Target purchase price
Down payment (same %)$0
Loan amount$0
vs. price in this scenario—
Estimated Tax Benefit — Your First Year
Mortgage interest and property taxes may be deductible if you itemize. Here's the year-one picture at your marginal bracket — and what your payment effectively costs after the benefit. The benefit only applies to the extent your itemized deductions exceed the standard deduction, so treat this as a ceiling, not a promise — and confirm with your tax advisor.
Marginal Tax Bracket
%
Common federal brackets: 12%, 22%, 24%, 32%. Interest is highest in the early years — so the benefit is biggest right when the payment feels newest.
Option A
$0
Effective monthly cost after tax benefit
Year-1 mortgage interest$0
Year-1 property taxes$0
Potential deduction$0
Est. tax savings — year 1$0
Monthly benefit$0
Option B
$0
Effective monthly cost after tax benefit
Year-1 mortgage interest$0
Year-1 property taxes$0
Potential deduction$0
Est. tax savings — year 1$0
Monthly benefit$0
Option C
$0
Effective monthly cost after tax benefit
Year-1 mortgage interest$0
Year-1 property taxes$0
Potential deduction$0
Est. tax savings — year 1$0
Monthly benefit$0
Appreciation & Wealth Building
Annual Appreciation Rate
%
WNC market average ~3–5% annually. Equity calculations below include both principal paydown and projected home value growth.
Watch Your Wealth Grow
Projected total equity (principal paydown + appreciation) over the first 10 years — hover to compare
Option A
Home value — Year 5$0
Home value — Year 10$0
Total equity — Year 5 (w/ appr.)$0
Total equity — Year 10 (w/ appr.)$0
ROI on down payment — Year 5—
ROI on down payment — Year 10—
Net worth gain (equity − int. paid, 10yr)$0
Option B
Home value — Year 5$0
Home value — Year 10$0
Total equity — Year 5 (w/ appr.)$0
Total equity — Year 10 (w/ appr.)$0
ROI on down payment — Year 5—
ROI on down payment — Year 10—
Net worth gain (equity − int. paid, 10yr)$0
Option C
Home value — Year 5$0
Home value — Year 10$0
Total equity — Year 5 (w/ appr.)$0
Total equity — Year 10 (w/ appr.)$0
ROI on down payment — Year 5—
ROI on down payment — Year 10—
Net worth gain (equity − int. paid, 10yr)$0
Refinance Scenario — "Marry the House, Date the Rate"
When rates drop, refinancing can reset your payment. Enter a target refinance rate and estimated costs to see when each option breaks even and how much you save over 5 years.
Target Refi Rate
%
Refi Closing Costs
$
Break-even = refi costs ÷ monthly savings. Cumulative savings shown at 5 years post-refi, net of costs.
Option A
$0
New P&I at target rate
Monthly savings$0
Break-even—
5-yr net savings (after refi costs)$0
Projected balance at refi (yr 3)$0
Option B
$0
New P&I at target rate
Monthly savings$0
Break-even—
5-yr net savings (after refi costs)$0
Projected balance at refi (yr 3)$0
Option C
$0
New P&I at target rate
Monthly savings$0
Break-even—
5-yr net savings (after refi costs)$0
Projected balance at refi (yr 3)$0
Recast Scenario — Lower Your Payment After Closing, Keep Your Rate
Come into a lump sum after closing — sale of your previous home, a bonus, an inheritance? A recast applies it to principal and your lender re-amortizes the same rate over the remaining term. Your monthly payment drops permanently — no appraisal, no credit check, no new closing costs. Just a small processing fee.
Lump-Sum Amount
$
Applied at Year
Recast Fee
$
Recast vs. refinance: a recast keeps your existing rate and term — ideal when rates have risen since you closed. Most lenders require ~$5,000+ and allow it on conventional loans.
Option A
$0
Payment drops by (per month)
New P&I after recast$0
New total payment (PITI)$0
Balance at recast$0
Balance after lump sum$0
Interest saved (after fee)$0
PMI removal—
Option B
$0
Payment drops by (per month)
New P&I after recast$0
New total payment (PITI)$0
Balance at recast$0
Balance after lump sum$0
Interest saved (after fee)$0
PMI removal—
Option C
$0
Payment drops by (per month)
New P&I after recast$0
New total payment (PITI)$0
Balance at recast$0
Balance after lump sum$0
Interest saved (after fee)$0
PMI removal—
Rent vs. Buy — 5-Year Snapshot
Current Monthly Rent
$
Annual Rent Increase
%
Compares cumulative 5-yr rent cost vs. net cost of homeownership (payments − equity built). Uses the appreciation rate set above.
Option A
Total rent paid — 5 years$0
Total payments — 5 years$0
Equity built — 5 years (w/ appr.)$0
Net cost to own — 5 years$0
Buy advantage over renting$0
—
Option B
Total rent paid — 5 years$0
Total payments — 5 years$0
Equity built — 5 years (w/ appr.)$0
Net cost to own — 5 years$0
Buy advantage over renting$0
—
Option C
Total rent paid — 5 years$0
Total payments — 5 years$0
Equity built — 5 years (w/ appr.)$0
Net cost to own — 5 years$0
Buy advantage over renting$0
—
This comparison provides estimates for educational purposes only and is not a loan commitment, pre-approval, or offer to lend. Monthly payment shown includes principal, interest, property taxes, homeowner's insurance, and mortgage insurance (PITI) based on the figures you enter. Closing costs and prepaid items are estimated from the itemized figures entered; lender's title insurance is estimated at 0.002 × loan amount. APR is estimated using only fees classified as finance charges under Regulation Z (origination, discount points, tax service, insurance tracking, prepaid interest, upfront and monthly mortgage insurance); appraisal, credit report, title, attorney, flood determination, and recording fees are excluded as permitted by 12 CFR 1026.4. Recast figures assume the loan servicer offers re-amortization; availability, minimum lump sum, and fees vary by lender and loan program, and recasting is generally not available on FHA, VA, or USDA loans. Tax benefit figures show the maximum potential deduction at the marginal bracket entered; the actual benefit depends on whether you itemize, your other deductions versus the standard deduction, deduction caps, and current tax law — this tool is not tax advice, so please consult a tax professional. Affordability figures scale taxes, insurance, and PMI proportionally with price and are estimates only, not a pre-qualification. County property-tax auto-estimates use published NCDOR FY 2025–26 county rates per $100 of value and exclude municipal, fire, and school district levies unless noted — verify the total rate for the specific address. PMI auto-estimates are industry-typical premiums by credit band and LTV; actual mortgage insurance quotes vary by insurer and profile. Temporary buydown figures assume a lender-permitted escrowed buydown agreement funded at closing (typically by a seller or builder credit); availability varies by loan program, and the permanent-points comparison uses a rule-of-thumb 0.25% rate reduction per point. Holding-period "net cost" figures combine estimated cash to close, scheduled payments, and projected equity at the appreciation rate entered, and are illustrations — not a guarantee of future value. Actual figures vary by location, credit profile, loan program, and lender. Contact a licensed mortgage professional for a personalized, accurate assessment. Equal Housing Lender.