Run the numbers yourself
Six calculators. No email gate. Your rate, not ours.
Short answer
Six free mortgage calculators, one per big question: monthly payment, affordability, refinance break-even, DSCR rental cash flow, VA funding fee, and HELOC versus cash-out. Every result is instant and ungated. You enter the rate you were quoted, the math never uses a teaser rate, and nothing here is an offer.
01 · Monthly payment
What would this home actually cost each month?
Principal, interest, taxes, insurance, and dues in one number. The listing price tells you almost nothing. This does.
Illustration input only, not an offered or advertised rate. Enter the rate you were actually quoted.
ZIP is included in your validation email. Tax rates can vary by county, city, parcel, and exemptions.
Use the effective local rate when known. This produces a planning estimate, not a tax quote.
Rates and terms subject to change without notice. Not a commitment to lend. Not available in all states. This is not tax, legal, or financial advice. Consult a qualified professional for your specific situation.
Optional. Send this scenario to the team for review.
02 · Affordability
How much home can I responsibly buy?
Start with the 28/36 planning rule, then test total debt-to-income ratios up to 55%. Some programs may allow 55%, but the calculator keeps the responsible number visible.
Car payments, credit card minimums, student loans. Not rent or utilities.
Some loan programs may allow a total debt-to-income ratio up to 55%. Approval depends on the full file and program.
Illustration input only, not an offered or advertised rate. Enter the rate you were actually quoted.
Selected 43% DTI planning ceiling: $456,582. Higher approval capacity does not automatically mean a responsible budget.
Your income cap is the tighter constraint here. Existing debts are not holding the number back. This is a fit estimate, not a qualification decision.
Rates and terms subject to change without notice. Not a commitment to lend. Not available in all states. This is not tax, legal, or financial advice. Consult a qualified professional for your specific situation.
Optional. Send this scenario to the team for review.
03 · Refinance break-even
Is refinancing worth the closing costs?
A refinance only makes sense if you keep the loan long enough for the savings to pay back the costs. This is the first number I run for anyone who asks about refinancing.
Principal and interest from your statement. Leave taxes and insurance out, they follow you to the new loan.
Illustration input only, not an offered or advertised rate. Enter the rate you were actually quoted.
Keep the loan past month 35 and the closing costs have paid for themselves. Sell or refinance again before that and you paid for a refi you never used.
Rates and terms subject to change without notice. Not a commitment to lend. Not available in all states. This is not tax, legal, or financial advice. Consult a qualified professional for your specific situation.
Optional. Send this scenario to the team for review.
No live rates on this site. On purpose.
Published rates are bait. They assume a credit score, a down payment, and a loan size that probably are not yours. Every calculator here asks for the rate you were actually quoted, so the answer belongs to you and not to an ad.
The one market number worth memorizing: the 2026 baseline conforming loan limit. Above it, you are in jumbo territory and structure matters more than rate.
Rates and terms subject to change without notice. Not a commitment to lend. Not available in all states. This is not tax, legal, or financial advice. Consult a qualified professional for your specific situation.
04 · DSCR cash flow
Does this rental cover its own mortgage?
DSCR lenders ask one question: does the rent cover the payment? This runs the same ratio they will, before you write an offer.
Illustration input only, not an offered or advertised rate. Enter the rate you were actually quoted.
The property covers its own payment. Most DSCR programs work in this band, and pricing improves as the ratio climbs.
DSCR loans qualify on the property, not your tax returns. Business-purpose and investor loans (including DSCR) are available in 40+ states.
Rates and terms subject to change without notice. Not a commitment to lend. Not available in all states. This is not tax, legal, or financial advice. Consult a qualified professional for your specific situation.
Optional. Send this scenario to the team for review.
05 · VA funding fee
What will the VA funding fee cost me?
The funding fee is the one VA cost that surprises people. It depends on whether you have used the benefit before, your down payment, and whether you are exempt. Many veterans are and do not know it.
2.15% of the base loan amount. Most borrowers finance it into the loan rather than paying cash at closing.
| Published fee tiers | First use | After first |
|---|---|---|
| Less than 5% down | 2.15% | 3.30% |
| 5% to 9.99% down | 1.50% | 1.50% |
| 10% or more down | 1.25% | 1.25% |
| Cash-out refinance | 2.15% | 3.30% |
| IRRRL streamline refi | 0.50% for everyone | |
These are the published federal tiers. Your Certificate of Eligibility settles the exact fee and any exemption at application.
Rates and terms subject to change without notice. Not a commitment to lend. Not available in all states. This is not tax, legal, or financial advice. Consult a qualified professional for your specific situation.
Private lender. Not affiliated with or endorsed by the U.S. Department of Veterans Affairs or any government agency.
Optional. Send this scenario to the team for review.
06 · HELOC vs cash-out
Which way should I pull cash from my equity?
If your current mortgage rate is lower than anything quoted today, replacing it to get cash is expensive. This puts both routes side by side.
Illustration input only, not an offered or advertised rate. Enter the rate you were actually quoted.
Illustration input only, not an offered or advertised rate. Enter the rate you were actually quoted.
- Replaces your first mortgage with a new $350,000 loan.
- Your current rate on the whole balance goes away.
- One fully amortizing payment from day one.
- Keeps your first mortgage untouched at $1,800 per month.
- Adds $292 interest-only on the draw. The balance is not shrinking during that period.
- Most HELOCs carry a variable rate. It can move.
In this illustration the HELOC route runs $237 less per month. The usual reason to pick it: your existing first mortgage rate is lower than anything quoted today, and replacing it is expensive. Monthly cost is not the whole story. Total interest, how fast the balance falls, and rate risk all belong in the decision.
Rates and terms subject to change without notice. Not a commitment to lend. Not available in all states. This is not tax, legal, or financial advice. Consult a qualified professional for your specific situation.
Optional. Send this scenario to the team for review.
Calculator questions, answered straight
Do these calculators show real rates?
No. There are no live rates anywhere on this site, on purpose. Every calculator asks you to enter the rate you were quoted, so the math reflects your situation instead of a teaser rate nobody actually closes at. Rates and terms are subject to change without notice.
Why do I have to enter my own rate?
Because a calculator preloaded with an attractive rate is a sales tool, not a tool. Your quoted rate depends on credit, down payment, property type, and program. Entering the number you were actually given keeps every result honest.
Are these results a preapproval or a loan decision?
No. Every number on this page is an estimate for planning. A real qualification review looks at credit, income documentation, assets, and the property. If a result here looks workable, request a Lamm Team call for the next step.
How accurate is the affordability number?
It starts with the classic 28/36 planning rule, then lets you test a total debt-to-income ratio from 36 percent up to 55 percent. Some loan programs may allow a ratio as high as 55 percent, but approval and a responsible personal budget are different questions.
Is the VA funding fee amount exact?
The percentages are the published federal tiers, which have been stable since April 2023. Your exact fee and any disability exemption are confirmed by your Certificate of Eligibility at application, not by a calculator.
Do you store what I type into the calculators?
No. The math runs in your browser and nothing is sent anywhere unless you choose to email yourself the results. That form asks for contact details once, uses them to send your numbers, and that is it.
The calculator gets you close. A conversation gets you right.
25 years of files says the best loan is rarely the obvious one. Bring your numbers and I will tell you what the sliders cannot.