Most buyers shop backwards: they fall in love with a house, then find out what it costs them every month. This calculator flips it. Five steps, every number live — built to walk through together in a consultation, or on your own right now.
Set your absolute latest move-in date. We'll back into the deadlines that keep you on track.
Must be under contract on a new build by this date — or it's time to switch to pre-owned.
If you switched to pre-owned, you have until now (about 2 weeks from the deadline above) to be under contract on a home.
Final 30 days — appraisal, inspection, blue tape walkthrough, repairs, and loan approval. This 30-day window applies whether it's new build or pre-owned.
The 45-to-30-day window (~2 weeks) is your buffer to switch to and decide on a pre-owned home if no new build is under contract by day 45. The final 30 days is a fixed closing timeline for either path.
Lock in what you actually need before touring homes. Works the same whether you're looking at brand-new construction or a pre-existing home — set your must-haves here, then judge every home against your max monthly payment instead of the sticker price.
What is the absolute maximum desired monthly payment you're able to make? Watch the panel on the right — every number updates live as you move this.
Drag the slider or type an exact figure. This includes Principal, Interest, Taxes, Insurance, HOA, and any Mortgage Insurance.
Used when your down payment is under 20%. Typical: 0.3%–1.0% of the loan per year, based on credit and down payment.
FHA annual mortgage insurance premium. Typical: 0.55% with the minimum down payment.
Typically 2%–5% of the home price for buyer closing costs.
Typical: 2.15% (first use, under 5% down), 3.3% (subsequent use). Exempt for some disabled veterans.
Texas homestead exemption. The exemption comes off the home's assessed value, so the monthly saving is the exemption amount × your property tax rate ÷ 12 — not the full amount. A 100% P&T rating exempts the residence homestead entirely.
Put in the sales price of a home you're considering and see the payment you'd actually be stuck with — using every parameter above (HOA, taxes, disability exemption, interest rate, loan type). This step is a standalone check: it does not change the buydown, which is driven only by the Loan Details.
Estimated Monthly Payment
$0
| Principal & Interest | $0 |
| Property Tax | $0 |
| Insurance | $0 |
| HOA | $0 |
| Mortgage Insurance | $0 |
| Total Monthly Payment | $0 |
| Loan Amount | $0 |
| Down Payment | $0 |
| Est. Cash to Close | $0 |
If the payment lands over your max, don't just walk away — go back to the buydown above and see how the numbers can still work.
Enter the credit Esteban may negotiate. It funds the 3-2-1 buydown first, then any remainder can reduce your closing costs.
At the qualifying rate
$0 less per month
Bring what you built here to a conversation. With 20+ years in Austin real estate — 13 of them inside a real estate law firm — Esteban will tell you which options actually fit your situation, and what it takes to get you and your family into the home you choose.
All figures are estimates for planning and discussion only — not a loan estimate, pre-approval, or commitment to lend. Actual rates, mortgage insurance, property taxes, insurance premiums, HOA dues, and closing costs vary by lender, property, county, and credit profile. Texas property tax and homestead exemption amounts vary by taxing jurisdiction; confirm your exemption with the county appraisal district. Verify all numbers with your lender before making an offer. Esteban Almaraz · 3 Cords Realty Group · Brokered by eXp Realty · TX License #489049 · Equal Housing Opportunity.