From payment estimation to refinance break-even math. Pick the tool that matches what you're trying to figure out. Everything runs in your browser — nothing's sent or stored.
A 20% down payment on conventional financing avoids mortgage insurance entirely. If you can get there, the monthly savings add up — but waiting 2-3 years to save another 5% can also mean missing 2-3 years of building equity. We can talk through which timing makes more sense for your situation.
"Comfortable" isn't the same as "maximum approved." Many lenders will approve you for more than this calculator suggests — sometimes much more. The 36% DTI target keeps mortgage costs from crowding out savings, travel, kids' activities, and the unexpected stuff. If you want to see what you'd be approved for at the maximum, switch to "Maximum (43%)" — but understand that's a ceiling, not a recommendation.
Break-even math only looks at monthly savings vs upfront costs. It misses the bigger trade-off: extending the term from 26 remaining years to 30 means you pay more total interest over the life of the loan, even at a lower rate. If you can swing the higher payment, a 15- or 20-year refi term often saves more in the long run — even if the monthly savings look smaller.
This is an estimate, not a quote. Real closing costs depend on the specific lender, title company, county, and loan product. In Arizona, total closing costs typically run 2-3% of home price for conventional loans (with the buyer paying most fees). FHA adds an upfront MIP of 1.75% of the loan, which can be financed. The seller can contribute toward closing costs in many cases — we'll structure the offer to ask for that when it makes sense.
The calculator above gives you a solid ballpark. The exact rate you qualify for, the exact mortgage insurance math, the exact closing costs from real lender quotes — those come from running your file. The first conversation is always free.
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