Free Home Buying Calculators
Every calculator you need to make a confident home buying, refinancing, or investment decision — all free, no signup required.
All-in-One: Home Cost Calculator
The complete home affordability toolkit in one place. Start with your ZIP code and income to get a full monthly cost breakdown — then explore buy vs rent comparisons, mortgage tax benefits, extra payment strategies, refinancing analysis, and mortgage points optimization across six integrated tabs.
Specialized Calculators
Retirement Calculator
Run 1,000 Monte Carlo simulations to find your probability of retirement success. Models tax buckets, Social Security timing, Roth conversions, IRMAA, and state-specific retirement taxes.
- Monte Carlo probability engine
- Roth conversion ladder
- State retirement tax comparison
Investment Property Calculator
Institutional-grade underwriting for rental properties. Model cash flow, cap rate, gross yield, and long-run IRR across multiple hold scenarios.
- Cap rate & cash-on-cash
- IRR & hold-period modeling
- Vacancy & expense stress tests
Move or Stay Calculator
Five-path comparison — stay put, sell & buy, sell & rent, keep & buy, keep & rent — so you can see exactly what moving really costs versus staying put.
- 5-scenario net worth chart
- Transaction cost modeling
- Opportunity cost analysis
Refinancing Calculator
Find the break-even month for a rate-and-term or cash-out refi. Models closing costs, monthly savings, and the after-tax payback period.
- Break-even month
- Cash-out vs rate-term
- After-tax savings
Fixed vs ARM Calculator
Compare a fixed-rate mortgage against an adjustable-rate loan. See how rate caps, adjustment periods, and your expected hold time affect total cost.
- Rate cap scenarios
- Total interest comparison
- Hold-time sensitivity
Historical Buy vs Rent Analysis
See when buying actually beat renting in your ZIP code using real Zillow home prices, FRED mortgage rates, and S&P 500 returns from 2000–2024. Compare up to 3 ZIP codes side by side.
- 26,000+ ZIP codes
- 2000–2024 actual data
- Multi-ZIP comparison
Buy vs Rent Calculator
Project net worth over any time horizon for both buying and renting. Includes home appreciation, rent growth, and investment return assumptions.
- Net worth projection
- Break-even year
- Rent-increase modeling
Tax Benefit Calculator
Quantify your mortgage interest deduction, SALT deduction, and effective after-tax interest rate by state, income, and filing status.
- MID + SALT deductions
- Effective after-tax rate
- All 50 states + 2026 brackets
Mortgage Qualification & DTI Calculator
See which mortgage programs you qualify for — conventional, FHA, VA, USDA, or jumbo — and calculate your maximum purchase price based on your income, debts, and credit score.
- DTI gauge with program limits
- 6-program qualification matrix
- Max purchase price by program
Home Sale Proceeds Calculator
Estimate your net proceeds from selling a home. Accounts for agent commissions, closing costs, remaining mortgage balance, capital gains taxes, and the primary residence exclusion.
- Net proceeds after all costs
- Capital gains tax estimate
- Primary residence exclusion
More Resources
Affordability Scenarios
Pre-calculated scenarios by state and income. See PITI, DTI, and break-even for real U.S. markets.
About True Cost
How we build our calculators, where our data comes from, and who we are.
Data Glossary
Definitions for every term, metric, and data field used across all True Cost tools.