Tools
Numbers you can check.
Every assumption in these is visible and editable. They account for the things that make Southern California different — Prop 13 reassessment at your purchase price, Mello-Roos, the $750,000 mortgage-interest cap, an insurance market that has gotten hard, and jumbo thresholds that arrive earlier here than almost anywhere.
Affordability
Income, debts, and cash in — maximum purchase price out. Names the binding constraint (income or cash), shows both DTI ratios against their limits, flags jumbo territory, and ranks the levers that would move your number most.
Open →True monthly cost
Full PITI plus HOA, Mello-Roos, and PMI — with the exact month PMI falls off and what the payment becomes after. Full amortization schedule and the balance-vs-equity curve that shows how little of an early payment touches principal.
Open →Rent vs. buy
A true net-worth comparison — equity and the opportunity cost of your down payment. Set home appreciation and investment return yourself, with historical California presets including a 2006-2012 downside stress test. Includes a sensitivity grid so you can see how much those two assumptions actually decide.
Open →Seller net proceeds
Sale price down to your check. Listing fee and buyer-agent compensation modeled separately the way they work post-settlement, county and city transfer tax including LA's Measure ULA, escrow, title, credits, and a price-scenario table for deciding where to list.
Open →How these are built
They don't flatter buying.
Most real estate calculators are lead magnets. Default assumptions get chosen so the answer comes out "buy now," and a form appears.
These use conservative defaults and show their work. The rent-vs-buy tool will tell you, when it's true, that buying takes a long time to pull ahead of renting and investing the difference — and it shows you exactly which assumptions drive that.
No signup, no email gate, no results held back behind a form.