Mortgage Decision Simulator
Enter your situation once. Then change the rate, the down payment, the term or how long you plan to stay, and every number below moves with it. Nothing is saved or sent anywhere unless you ask for a review.
Monthly payment
$4,807
Everything included.
Cash to close
$78,000
10% down plus costs.
Loan amount
$540,000
90% loan-to-value
Buying vs renting at 10 yrs
−$193,163
Renting ahead
Enter your situation once
These values follow you to every calculator on the site, and they never leave your browser unless you ask Anil to review them.
What if…
Change one thing and watch every number above and below move.
Your financing paths
| Option | Cash | Monthly | Net at 10 yrs |
|---|---|---|---|
| FHA — 3.5% down | $39,000 | $5,244 | +$214,496 |
| Conventional — 5% down | $48,000 | $5,095 | +$221,715 |
| Conventional — 10% down | $78,000 | $4,807 | +$217,148 |
| Conventional — 20% down | $138,000 | $4,284 | +$208,014 |
| Keep renting | — | $2,820 | +$63,913 |
Plain English
At $600,000 with 10% down at 6.50% over 30 years, your payment is $4,807 and you need about $78,000 at closing. Over 10 years, buying comes out −$193,163 behind renting under your assumptions.
Paying $250 extra a month would pay the loan off 5 yr 3 mo early and save $142,469 of interest.
Assumptions behind these numbers
- Property taxes, homeowners insurance, HOA dues and maintenance are estimates you can change; actual amounts vary by property and municipality.
- Home appreciation, rent growth and investment returns are assumptions, not predictions. Real markets move up and down.
- Mortgage insurance figures are estimates. Actual pricing depends on the lender, the mortgage insurer and your credit profile.
- Results ignore income tax effects, such as any deduction for mortgage interest or property taxes.
- Interest rates shown are averages or your own entries, not a rate quote or lock.
Keep going
Educational only: The calculators and information on this website are for educational and illustrative purposes only. Results are estimates based on the information and assumptions entered and are not a loan offer, commitment to lend, financial advice or guarantee of eligibility, rates, costs or savings. Actual loan terms, rates, fees, mortgage insurance and qualification requirements vary by borrower, property, lender and loan program. Speak with a licensed mortgage professional for personalized information.