Mortgage Estimator

The Numbers, at Estimate.

A loan comparison in the DR Horton style — with income qualification built in.

No. 01

Loan Information

Adjust any value — every figure recalculates instantly.

Property & Costs

Sales Price $

Down Payment %

Combined Tax Rate %

Use builder/lender estimate (2.03%)

Hazard Insurance $/mo

HOA Monthly $/mo

Additional Expenses $/mo

Rates & Mortgage Insurance

FHA 30-Yr Rate %

Conv. 30-Yr Rate %

VA 30-Yr Rate %

USDA 30-Yr Rate %

FHA UFMIP (financed) %

FHA Annual MIP %

Conv. PMI Annual (est.) %

USDA Annual Fee %

Cash to Close

Earnest Money Deposit $

Closing Cost Estimate %

Builder Lender Incentive $

Builder Paid Title $

Additional Seller Credit $

Upfront Fee Options

Finance FHA UFMIP into loan

Finance VA Funding Fee into loan

Finance USDA Guarantee Fee into loan

VA Funding Fee %

USDA Upfront Fee %

First-Time VA Use

Texas Tax Presets

Texas Jurisdiction Presets

Select a city, county, and ISD combo to auto-fill the published rates and jurisdiction-specific exemption presets.

Jurisdiction

Combined rate 2.005%

Effective load 2.005%

Simple rate mode

Tax Detail & Exemptions

Rates per $100

City

County

ISD

These are the actual adopted rates. Texas presets no longer lower the rate to fake exemptions.

Taxable Value Drivers

City assessed value % of price

County assessed value % of price

ISD assessed value % of price

City exemption $

County exemption $

ISD exemption $

ISD annual ceiling $optional

Use assessed-value percentages to model capped values relative to the sales price. Leave the school ceiling at $0 unless you know the frozen ISD annual tax amount.

Estimated Taxable Values

City taxable value—

County taxable value—

ISD taxable value—

Estimated annual tax—

Estimated monthly tax—

No. 02

Loan Comparison

FHA · Conventional · VA · USDA — side by side.

For Estimate Purposes Only
Loan Type	FHA^²	Conventional	VA^³	USDA^⁴
Term	30-Year Fixed	30-Year Fixed	30-Year Fixed	30-Year Fixed
Total Loan Amount^⁰	—	—	—	—
Interest Rate^¹	—	—	—	—
Monthly Payment Breakdown
Principal & Interest	—	—	—	—
Estimated Hazard Insurance	—	—	—	—
Estimated Taxes	—	—	—	—
Estimated Mortgage Insurance^⁵	—	—	—	—
Estimated HOA	—	—	—	—
Additional Expenses	—	—	—	—
Estimated Monthly Payment	—	—	—	—
Estimated Cash to Close	—	—	—	—

No. 03

What Can You Qualify For?

Enter your income — see eligibility under each loan program.

Your Finances

Gross Monthly Income $

Other Monthly Debts $

Car payments, credit cards, student loans, child support — anything reported on your credit.

Front-End DTI Limits (Housing)

FHA Limit %

Conventional Limit %

VA Limit %

USDA Limit %

Max housing payment = Income × FE limit. VA uses back-end primarily.

Back-End DTI Limits (Total)

FHA Limit %

Conventional Limit %

VA Limit %

USDA Limit %

Standard guidelines. Compensating factors (high credit, reserves) can push these higher.

Your Eligibility — by Loan Type

Maximum home price you qualify for, plus a check on the current scenario above.

FHA

—

Max Home Price

Max Housing Payment—

Current Scenario Pmt—

Front-End DTI—

Back-End DTI—

—

Front-End DTI

0%50%

Back-End DTI

0%60%

Conventional

—

Max Home Price

Max Housing Payment—

Current Scenario Pmt—

Front-End DTI—

Back-End DTI—

—

Front-End DTI

0%50%

Back-End DTI

0%60%

—

Max Home Price

Max Housing Payment—

Current Scenario Pmt—

Front-End DTI—

Back-End DTI—

—

Front-End DTI

0%50%

Back-End DTI

0%60%

USDA

—

Max Home Price

Max Housing Payment—

Current Scenario Pmt—

Front-End DTI—

Back-End DTI—

—

Front-End DTI

0%50%

Back-End DTI

0%60%

Borrower Presets

Quick-Load Scenarios

Click a preset to populate all fields with a realistic borrower profile. Useful for comparing how different situations affect qualification.

Prompt Output

How the Math Works

Loan Amount Composition

Base Loan = Sales Price − Down Payment.
FHA Loan = Base × (1 + UFMIP). UFMIP is typically 1.75% upfront, financed into the loan.
VA Loan = Base × (1 + Funding Fee). The fee runs 2.15% first use / 3.3% subsequent use with less than 5% down.
USDA Loan = Base × (1 + Guarantee Fee). The upfront fee is 1.0%.
Conventional Loan = Base only — PMI is paid monthly, never financed.

Monthly & Cash to Close

P&I uses the standard amortization formula: P × r(1+r)ⁿ / ((1+r)ⁿ − 1) with n = 360 months.
Property Tax uses Sales Price × Combined Rate ÷ 12 in simple mode. Texas detail mode keeps the adopted rates fixed, calculates city/county/ISD taxable values separately, then sums annual tax and divides by 12.
FHA MIP ≈ 0.55% annually of the base loan amount.
USDA Annual Fee ≈ 0.35% of the base loan amount.
VA has no monthly mortgage insurance — the funding fee is a one-time cost (financed).
Cash to Close = Down Payment + Closing Costs − Earnest − Builder Incentives − Title Credit − Seller Credits.

Income Qualification

Front-End DTI = Housing Payment ÷ Gross Monthly Income. Limits the housing payment specifically.
Back-End DTI = (Total Housing Payment + Other Monthly Debts) ÷ Gross Monthly Income. This is the ratio every lender checks.
Max Home Price uses the effective max housing payment = min(FE limit, BE limit after debts), then runs a fast numeric search to find the largest sales price that fits the current loan and tax assumptions.
Status: Green if current DTI is at least 5 points under the limit, Amber if within 5 points, Red if over. Real underwriting depends on credit score, reserves, employment history, and compensating factors.