These tools are built to show you exactly how the math works — the same way I'd walk through it with you in person. No email required, no strings attached.
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Your Estimated Payment
Fill in your loan details and hit Calculate.
VA Loan? VA loans have no monthly PMI — one of the biggest financial advantages of the benefit. The funding fee is a one-time cost at closing (or rolled in), not a monthly charge. Learn more in the FAQ →
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Enter the three rates your lender is quoting you.
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The base fixed rate with no buydown and no points
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The slightly higher permanent rate that comes with the free buydown
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Total dollar amount — e.g. 2 points on $720k = $14,400
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Used to calculate total cost over your timeline
Side-by-Side Comparison
Enter your rates and hit Compare to see the full breakdown.
How to read this: The 1-0 buydown Year 1 payment is subsidized by the investor — that money isn't coming out of your pocket. After Year 1 it steps up to the permanent rate. If you think you'll refinance within 1–3 years, the buydown almost always wins. Read the full breakdown →
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If you refinance or sell before this, factor that in
Break-Even Analysis
Enter your numbers and hit Calculate to see if paying points makes sense.
The rule of thumb: If your break-even is longer than you plan to keep the loan, don't pay the points. Keep the cash, and if rates drop, we can stair-step your rate down with a cost-free refinance instead. Read the full post on this →