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Calculators

Six calculators that show you the whole number

Most mortgage calculators quietly leave out taxes, insurance and mortgage insurance, which is how a $2,100 payment turns into $2,700 at closing. These include all of it — and each one explains what it cannot know about your file.

Monthly payment

What will my monthly payment actually be?

Most payment calculators show you principal and interest and stop, which understates a real Carolinas payment by hundreds of dollars a month. This one shows all five parts, because escrow is not optional and neither is knowing about it.

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Affordability

What price should I actually be shopping at?

This runs the payment math backwards: from your income, your existing debts and your cash to a purchase price. It solves against a back-end debt-to-income ratio the way an underwriter does, and it tells you which of the two constraints — income or cash — is the one holding you back.

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Refinance

Does refinancing actually save me money?

There are only two questions worth asking about a refinance. How many months does it take for the monthly saving to repay the cost of getting it, and will you still own the house then?

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FHA payment

What does an FHA payment really cost?

Preset to 3.5 percent down with FHA mortgage insurance included, because the mortgage insurance is the part that gets left out of most FHA estimates and it is the part that lasts.

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Down payment

How much should I put down?

Not "how much do I need" — that answer is 3 percent, or zero if you are a veteran. The real question is what each tier costs you monthly against what it costs you in cash, and where your particular trade-off sits.

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Closing costs

What do I actually need on closing day?

Down payment is the number people plan around. Cash to close is the number they need. This breaks the difference into every line item so that when your Loan Estimate arrives, you can read it instead of squinting at it.

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A warning worth reading

A calculator is not an approval

Everything here is arithmetic on numbers you typed. It is genuinely useful for planning and completely useless in an offer. A listing agent wants a documented pre-approval — credit pulled, income and assets reviewed, run through automated underwriting — and that takes about 24 hours and costs nothing.

Use these to decide what to shop for. Then call me before you shop.

Get pre-approvedCall 704-728-4548

Next step

Estimates are useful. A real number is better.

Tell me your income, your debts and what you have saved, and I will replace every figure on this site with one you can actually put in an offer.

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