Relocation by Numbers

Mortgage Calculator for US & International Buyers

Monthly payments, cash to close, rent vs buy break-even, and affordability — for US and international home buyers.

Planning estimates for monthly payment, cash to close, affordability, and rent vs buy.

Cash to closeRent vs buyRefinanceBuying abroad
US home purchase planning
Home & Loan Details
Home price
Down payment (%)Percentage of home price paid upfront. Below 20% triggers automatic PMI.
Down payment ($)
$100,000
Interest rate (%)
Loan term
Est. closing costs (%)US closing costs typically run 2–5% of the loan. Used in the cash-to-close estimate on the right.
Closing costs ($)
$10,000
Monthly Costs
Property tax (%/yr)US average is ~1.1%. Check your county assessor's website for the exact rate.
Homeowners insurance ($/mo)
HOA fees ($/mo)
Maintenance reserve (%/yr)Recommended: budget 1–2% of home value annually for repairs & upkeep. Affects break-even calculation.
Extra monthly paymentAdditional principal per month. Reduces total interest and shortens loan.
Affordability & Rent vs Buy
Gross annual income
Other monthly debtsCar loans, student loans, credit cards — used to calculate back-end DTI.
Current monthly rent
Home appreciation (%/yr)
Rent growth (%/yr)
Investment return (%/yr)What the down payment could earn if invested instead. Used in opportunity-cost calculation.
Marginal tax rate (%)Used to estimate mortgage interest deduction value. Set to 0 if you take the standard deduction.
Est. monthly payment$3,202.73/mo
Your Bottom Line
Estimated monthly payment
$3,203/mo
Cash to close
$119,608
down + closing + 3-mo buffer
Income for 28% DTI
$137,260/yr
not a lender requirement
CAUTION — This loan stretches lender guidelines — workable but watch your cash flow.
Cash Needed to Close
Down payment (20%)$100,000
Est. closing costs (2.5%)$10,000
3-month planning buffer$9,608
Total cash needed$119,608

The 3-month buffer is a common planning target, not a universal lender requirement — actual reserve requirements vary by loan type. Closing costs are an estimate; your official Loan Estimate will show the exact figure.

Monthly Payment Breakdown
Principal & Interest$2,594.39
Property Tax$458.33
Insurance$150.00
HOA$0.00
Total monthly$3,202.73
Affordability Check
Front-end DTIHousing costs as % of gross monthly income. Most lenders want ≤28%.32.0% — Elevated
≤28% guideline
Back-end DTIAll monthly debts as % of gross income. Conventional lenders want ≤36–43%.37.0% — Above guideline
≤36–43% guideline
Max home price at 28% front-end DTI: $422,385
Rate Sensitivity

How monthly P&I shifts if rates move from your current 6.8%.

RateMonthly P&Ivs. current
5.8%$2,334/mo-$260
6.3%$2,463/mo-$132
6.5%$2,528/mo-$66
6.8%current$2,594/mo—
7.0%$2,661/mo+$67
7.3%$2,729/mo+$134
7.8%$2,866/mo+$271
Long-Term Cost
Loan amount
$400,000
Total interest
$533,981
Total cost of loan
$933,981
Interest/price ratio
106.8%
Rent vs Buy Break-Even
1.4 years

Buying becomes cheaper than renting after ~1.4 years at current assumptions.

Monthly rent: $2,500
Monthly own: $3,203
Rent growth: 3.0%/yr
Appreciation: 3.5%/yr
Maintenance: 1.0%/yr
Tax deduction: 22.0% bracket
Principal vs Interest Over Time
Amortization Schedule
YearPrincipalInterestBalance
Year 1$4,263$26,870$395,737
Year 2$4,560$26,573$391,177
Year 3$4,877$26,255$386,300
Year 4$5,217$25,916$381,083
Year 5$5,580$25,553$375,503

What this mortgage calculator includes

This is a full home buying decision tool — not just a payment estimator. It covers every number that matters before you sign: the monthly cost, the upfront cash required, how long until buying beats renting, whether your income supports the loan, and what happens if rates move.

The US tab is built for domestic purchases with auto-estimated PMI, closing costs, property tax, and mortgage interest deduction. The International tab covers 26 countries with foreign buyer notes, indicative rates, and higher down payment defaults. The Refinance tab shows your break-even, monthly savings, and lifetime savings on any refi scenario.

Monthly payment breakdown

P&I, property tax, insurance, HOA, and auto-estimated PMI with cancellation date.

Cash to close

Down payment + closing costs + 3-month planning buffer — all in one number.

Rent vs buy break-even

Accounts for equity paydown, appreciation, maintenance, tax deduction, and opportunity cost.

Affordability check

Front-end and back-end DTI vs standard lender guidelines, with a PASS / CAUTION / STRETCH verdict.

Rate sensitivity

See how your monthly P&I changes if rates move ±1% from your current quote.

Amortization schedule

Year-by-year principal, interest, and balance — with a visual chart.

Good to know before you use it

All results are estimates. Actual rates, tax treatment, insurance costs, and lender requirements vary by location, credit profile, loan type, and individual circumstance.

The international tab is for post-relocation planning. Country rates are indicative benchmarks — your actual rate as a foreign buyer will depend on residency status, income documentation, and the specific lender. Always get quotes from local banks before committing.

The rent vs buy model makes assumptions about rent growth, appreciation, and investment returns. Small changes to these inputs can shift the break-even by years. Use the "How this is calculated" section under the result to understand each assumption.

This calculator is not financial, tax, or legal advice. Consult qualified professionals before making any home purchase decision.

✓No account or sign-up required
✓All calculations run in your browser — no data sent to a server
✓Share any scenario with a link — all inputs encoded in the URL

How to use this mortgage calculator

  1. 1
    Enter your home price and down payment

    Start with the purchase price and how much you plan to put down. The calculator auto-estimates PMI if your down payment is below 20%, and shows the closing cost estimate next to the down payment.

  2. 2
    Set your rate and term

    Enter the interest rate you've been quoted (or use a placeholder to explore scenarios). Choose your loan term — 30 years minimises monthly cost; 15 years saves significantly on total interest.

  3. 3
    Add monthly costs

    Fill in property tax rate, insurance, HOA, and a maintenance reserve. These don't affect the loan math, but they complete the real monthly picture — and feed the rent vs buy calculation.

  4. 4
    Check your affordability

    Enter your gross income and other debts. The calculator shows front-end and back-end DTI, a PASS/CAUTION/STRETCH verdict, and the income needed to stay within the 28% front-end guideline.

  5. 5
    Review rent vs buy

    Enter your current rent, expected appreciation, and rent growth. The break-even section shows how long until buying beats renting — with a full methodology note you can expand.

  6. 6
    Share or save your scenario

    Use the Share link button to copy a URL with all your inputs encoded. Send it to a partner, advisor, or save it to revisit later.

Frequently asked questions

How is the monthly payment calculated?+
Your principal and interest uses the standard amortization formula. The calculator adds property tax, homeowners insurance, HOA, and PMI (auto-estimated when down payment is under 20%) to arrive at the full monthly payment.
What's included in cash to close?+
Down payment + estimated closing costs (adjustable, default 2.5% of loan) + a 3-month planning buffer. The buffer reflects common post-closing reserve targets — it's a planning guideline, not a universal lender requirement. Your official Loan Estimate will show the exact closing figure.
How does rent vs buy break-even work?+
Each month, cumulative ownership costs are compared to cumulative rent. Equity gains (principal repayment + appreciation) are credited to the buyer, and the opportunity cost of your down payment is modelled as an investment. The break-even is when net ownership cost falls below total rent paid.
When does PMI go away?+
Once your loan balance reaches 80% of the original purchase price, you can request cancellation — it's not removed automatically. The calculator shows the estimated month this occurs at your current payment level.
Can foreigners get a mortgage abroad?+
It depends heavily on the country, residency status, and lender. Down payments of 25–40% are typical for non-residents. Some countries don't permit foreign ownership at all. The international tab provides per-country guidance, but all figures are planning estimates — consult a local mortgage broker before committing.
How do bi-weekly payments save money?+
26 half-payments per year equals 13 full monthly payments — one extra payment per year goes straight to principal. On a $400k loan at 6.75% over 30 years, this typically saves over $60,000 in interest and cuts several years off the loan.
What DTI do lenders want?+
Most conventional lenders target a front-end DTI (housing costs only) ≤28% and a back-end DTI (all debts) ≤36–43%. These are guidelines — lenders may approve higher ratios for strong credit profiles or specific loan programs.
How does the refinance calculator work?+
Enter your remaining balance, current rate, and months left; then set your new rate and term. The calculator shows monthly savings, break-even months (closing costs ÷ monthly savings), and net lifetime savings — accounting for any term extension.

Planning to buy abroad after relocating?

Check your monthly budget in your target country first — then come back and run the mortgage numbers.

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