Real Team Realty | Financial Calculators

Financial Tools

Make Smarter Home Financing Decisions

Explore simple tools designed to help you understand affordability, compare your options, and see how small changes can impact your mortgage over time.

⌂

How Much Home Can I Afford?

Estimate a comfortable home price based on your income, monthly debts, down payment, and interest rate.

Calculate Affordability

↔

Should I Rent or Buy?

Compare the long-term cost of renting versus owning and see when buying may become the better financial option.

Compare Rent vs. Buy

What If I Pay a Little Extra?

See how additional mortgage payments could shorten your loan term and reduce the total amount of interest you pay.

See My Potential Savings

Home Affordability Calculator

Estimate how much home may fit comfortably within your budget.

Back to Financial Tools

Found a Price Range That Works for You?

Your estimate is a great starting point. Connect with our team to explore your options and understand what your next move could look like.

Explore My Options

Rent vs. Buy Calculator

Compare the long-term financial impact of renting versus buying.

Back to Financial Tools

Still Deciding Between Renting and Buying?

The numbers are only part of the decision. Connect with our team to explore which path may fit your goals and your current situation.

Talk Through My Options

Extra Payment Calculator

Explore how extra principal payments can affect your mortgage payoff.

Back to Financial Tools

Want to Build a Smarter Homeownership Plan?

See how your numbers fit into the bigger picture and connect with our team to talk through your real estate goals.

Plan My Next Step

Disclaimer

Information and interactive calculators are made available to you as self-help tools for your independent use and are not intended to provide investment advice. We cannot and do not guarantee their applicability or accuracy in regards to your individual circumstances. All examples are hypothetical and are for illustrative purposes. We encourage you to seek personalized advice from qualified professionals regarding all personal finance issues.

<!DOCTYPE html>
<html lang="en">
<head>
<meta charset="UTF-8">
<meta name="viewport" content="width=device-width, initial-scale=1.0">
<title>Home Affordability Calculator</title>
<link rel="preconnect" href="https://fonts.googleapis.com">
<link href="https://fonts.googleapis.com/css2?family=Montserrat:wght@400;500;600;700&display=swap" rel="stylesheet">
<style>
  :root{
    --green:#14A842;
    --green-dark:#0C6528;
    --green-light:#E7F7EC;
    --gray-bg:#F4F5F7;
    --gray-border:#E6E6E6;
    --text-dark:#1F2430;
    --text-muted:#6B7280;
    --radius:16px;
  }
  *{box-sizing:border-box;}
  body{
    margin:0;
    font-family:'Montserrat',Helvetica,Arial,sans-serif;
    background:#fff;
    color:var(--text-dark);
  }
  .calc-wrap{
    display:grid;
    grid-template-columns: 380px 1fr;
    gap:24px;
    max-width:1100px;
    margin:24px auto;
    padding:0 16px;
  }
  @media (max-width: 860px){
    .calc-wrap{grid-template-columns:1fr;}
  }
  .panel{
    background:var(--gray-bg);
    border-radius:var(--radius);
    padding:24px;
  }
  .panel h4{
    margin:0 0 16px;
    font-size:14px;
    color:var(--text-muted);
    font-weight:500;
  }
  .field{margin-bottom:16px;}
  .field label{
    display:flex;
    align-items:center;
    gap:6px;
    font-size:13px;
    font-weight:600;
    margin-bottom:6px;
    color:var(--text-dark);
  }
  .field .hint{
    color:var(--text-muted);
    font-weight:400;
    cursor:help;
    border:1px solid var(--text-muted);
    border-radius:50%;
    width:14px;height:14px;
    font-size:10px;
    display:inline-flex;align-items:center;justify-content:center;
  }
  .field input{
    width:100%;
    padding:12px 14px;
    border-radius:10px;
    border:1px solid var(--gray-border);
    background:#fff;
    font-size:15px;
    font-family:inherit;
    color:var(--text-dark);
  }
  .field input:focus{outline:2px solid var(--green); outline-offset:1px;}
  .field.percent{position:relative;}
  .field.percent span{
    position:absolute; right:14px; top:38px; color:var(--text-muted); font-size:14px;
  }
  .btn{
    width:100%;
    padding:14px 16px;
    border-radius:999px;
    border:none;
    background:var(--green);
    color:#fff;
    font-weight:700;
    font-size:15px;
    cursor:pointer;
    font-family:inherit;
    margin-top:8px;
  }
  .btn:hover{filter:brightness(0.95);}

.result-card{
    border:2px solid var(--green);
    border-radius:var(--radius);
    padding:20px;
    text-align:center;
    margin-bottom:16px;
  }
  .result-card .label{color:var(--text-muted); font-size:13px;}
  .result-card .price{font-size:32px; font-weight:700; margin:6px 0;}
  .badge{
    display:inline-flex; align-items:center; gap:6px;
    background:var(--green-light); color:var(--green-dark);
    padding:4px 12px; border-radius:999px; font-size:12px; font-weight:700;
  }
  .badge.over{background:#FDECEC; color:#B42318;}

.slider-box{
    background:var(--gray-bg);
    border-radius:var(--radius);
    padding:20px;
    margin-bottom:16px;
  }
  .slider-box h5{margin:0 0 12px; font-size:14px;}
  .slider-row{display:flex; align-items:center; gap:12px;}
  .slider-row input[type=range]{flex:1; accent-color:var(--green);}
  .round-btn{
    width:32px;height:32px;border-radius:50%;
    background:var(--green); color:#fff; border:none;
    font-size:18px; cursor:pointer; line-height:1;
  }

.summary-grid{
    display:grid; grid-template-columns:1fr 1fr; gap:12px; margin-bottom:16px;
  }
  .summary-item{
    background:#fff; border:1px solid var(--gray-border); border-radius:12px; padding:14px;
  }
  .summary-item .ic{
    display:inline-flex; width:28px;height:28px; border-radius:8px;
    align-items:center;justify-content:center; margin-bottom:8px; font-size:14px;
  }
  .summary-item .lbl{font-size:12px; color:var(--text-muted); display:block; margin-bottom:2px;}
  .summary-item .val{font-size:16px; font-weight:700;}

.breakdown{
    background:#1B1F2A; color:#fff; border-radius:var(--radius); overflow:hidden;
  }
  .breakdown .head{
    padding:14px 20px; font-weight:700; font-size:14px; display:flex; align-items:center; gap:8px;
  }
  .breakdown .row{
    display:flex; justify-content:space-between; padding:12px 20px;
    border-top:1px solid rgba(255,255,255,0.08);
    font-size:14px;
  }
  .breakdown .row .l{display:flex; align-items:center; gap:10px; color:#D6D9E0;}
  .breakdown .row.total{font-weight:700; font-size:16px; border-top:2px solid rgba(255,255,255,0.2);}

.assumptions{
    font-size:12px; color:var(--text-muted); margin-top:16px; line-height:1.6;
  }
  .page-head{
    max-width:1100px;
    margin:32px auto 0;
    padding:0 16px;
  }
  .page-head h1{
    font-size:28px;
    font-weight:700;
    margin:0 0 8px;
    color:var(--text-dark);
  }
  .page-head p{
    font-size:15px;
    color:var(--text-muted);
    margin:0;
    max-width:700px;
    line-height:1.5;
  }

.disclaimer{
    max-width:1100px;
    margin:32px auto 40px;
    padding:0 16px;
  }
  .disclaimer h3{
    font-size:18px;
    font-weight:700;
    margin:0 0 12px;
    color:var(--text-dark);
  }
  .disclaimer p{
    font-size:13px;
    line-height:1.7;
    color:var(--text-muted);
    margin:0;
  }
</style>
</head>
<body>

<div class="page-head">
  <h1>Home Affordability Calculator</h1>
  <p>Find out how much home you can comfortably afford based on your income, debts, and down payment. Adjust the numbers below to see how your estimated home price and monthly payment change.</p>
</div>

<div class="panel">
    <h4>Fill in your income and expenses to get started</h4>

<div class="field">
      <label>Annual Income</label>
      <input type="text" inputmode="numeric" id="annualIncome" value="100000">
    </div>
    <div class="field">
      <label>Monthly Debt <span class="hint" title="Recurring monthly debt payments (credit cards, loans, etc.)">?</span></label>
      <input type="text" inputmode="numeric" id="monthlyDebt" value="500">
    </div>
    <div class="field">
      <label>Recurring Expenses (monthly) <span class="hint" title="Other recurring monthly obligations not counted as debt">?</span></label>
      <input type="text" inputmode="numeric" id="monthlyExpenses" value="0">
    </div>
    <div class="field">
      <label>Down Payment <span class="hint" title="Cash amount you plan to put down">?</span></label>
      <input type="text" inputmode="numeric" id="downPayment" value="60000">
    </div>
    <div class="field percent">
      <label>Interest Rate <span class="hint" title="Annual mortgage interest rate">?</span></label>
      <input type="text" inputmode="decimal" id="interestRate" value="7.000">
      <span>%</span>
    </div>

<button class="btn" id="calcBtn">Calculate My Home Price</button>

<p class="assumptions">
      Assumes: 30-year fixed term, good-to-excellent credit (36% max debt-to-income),
      0.58% annual home insurance, 1.00% annual property tax, no HOA.
    </p>
  </div>

<div>
    <div class="result-card">
      <div class="label">Home Price</div>
      <div class="price" id="outHousePrice">$0.00</div>
      <span class="badge" id="affordBadge">✓ Affordable</span>
    </div>

<div class="slider-box">
      <h5>Adjust the Home Price</h5>
      <div class="slider-row">
        <button class="round-btn" id="priceMinus">−</button>
        <input type="range" id="priceSlider" min="50000" max="1200000" step="1000" value="359841">
        <button class="round-btn" id="pricePlus">+</button>
      </div>
    </div>

<h4 style="margin:0 0 12px;">Financial Summary</h4>
    <div class="summary-grid">
      <div class="summary-item">
        <span class="ic" style="background:#EAF0FF;color:#3B5BDB;">&#128179;</span>
        <span class="lbl">Max Monthly Payment</span>
        <span class="val" id="outMaxPayment">$0.00</span>
      </div>
      <div class="summary-item">
        <span class="ic" style="background:#F3EAFF;color:#8B3BDB;">&#9878;</span>
        <span class="lbl">Debt-to-Income Ratio</span>
        <span class="val" id="outDTI">0.0%</span>
      </div>
      <div class="summary-item">
        <span class="ic" style="background:#EAFBEF;color:#14A842;">&#8599;</span>
        <span class="lbl">Down Payment</span>
        <span class="val" id="outDownPayment">$0.00</span>
      </div>
      <div class="summary-item">
        <span class="ic" style="background:#FFF4E5;color:#E08B00;">&#128176;</span>
        <span class="lbl">Loan Amount</span>
        <span class="val" id="outLoanAmount">$0.00</span>
      </div>
    </div>

<div class="breakdown">
      <div class="head">&#128203; Monthly Payment Breakdown</div>
      <div class="row"><span class="l">&#127968; Principal &amp; Interest</span><span id="outPI">$0.00</span></div>
      <div class="row"><span class="l">&#127963; Property Tax</span><span id="outTax">$0.00</span></div>
      <div class="row"><span class="l">&#128737; Insurance</span><span id="outIns">$0.00</span></div>
      <div class="row total"><span class="l">Total Monthly Payment</span><span id="outTotal">$0.00</span></div>
    </div>
  </div>
</div>

<div class="disclaimer">
  <h3>Disclaimer</h3>
  <p>Information and interactive calculators are made available to you as self-help tools for your independent use and are not intended to provide investment advice. We cannot and do not guarantee their applicability or accuracy in regards to your individual circumstances. All examples are hypothetical and are for illustrative purposes. We encourage you to seek personalized advice from qualified professionals regarding all personal finance issues.</p>
</div>

const FIXED_DTI = 0.36;
const FIXED_TERM_YEARS = 30;
const FIXED_INSURANCE_PCT = 0.58;
const FIXED_TAX_PCT = 1.00;
const FIXED_HOA = 0;

let state = {
  annualIncome: 100000,
  monthlyDebt: 500,
  monthlyExpenses: 0,
  downPayment: 60000,
  interestRate: 7.000,
  housePrice: 359841.61
};

function roundCents(n){ return Math.round((n + Number.EPSILON) * 100) / 100; }

function paymentFactor(monthlyRate, termYears){
  const n = termYears * 12;
  if(monthlyRate === 0) return 1/n;
  const pow = Math.pow(1+monthlyRate, n);
  return (monthlyRate*pow) / (pow - 1);
}

function computeMaxHousingPayment(){
  const grossMonthlyIncome = roundCents(state.annualIncome / 12);
  const maxTotalDebtPayment = roundCents(grossMonthlyIncome * FIXED_DTI);
  const maxHousingPayment = roundCents(maxTotalDebtPayment - state.monthlyDebt - state.monthlyExpenses);
  return maxHousingPayment;
}

function computeBreakdownForPrice(price){
  const loanAmount = roundCents(Math.max(price - state.downPayment, 0));
  const monthlyRate = (state.interestRate/100)/12;
  const pf = paymentFactor(monthlyRate, FIXED_TERM_YEARS);

const monthlyPI = roundCents(loanAmount * pf);
  const monthlyTax = roundCents((price * (FIXED_TAX_PCT/100)) / 12);
  const monthlyInsurance = roundCents((price * (FIXED_INSURANCE_PCT/100)) / 12);
  const hoa = FIXED_HOA;
  const totalMonthly = roundCents(monthlyPI + monthlyTax + monthlyInsurance + hoa);

return { loanAmount, monthlyPI, monthlyTax, monthlyInsurance, hoa, totalMonthly };
}

function solveMaxHousePrice(maxHousingPayment){
  const monthlyRate = (state.interestRate/100)/12;
  const pf = paymentFactor(monthlyRate, FIXED_TERM_YEARS);
  const taxFactor = (FIXED_TAX_PCT/100)/12;
  const insFactor = (FIXED_INSURANCE_PCT/100)/12;

const price = (maxHousingPayment - FIXED_HOA + state.downPayment*pf) / (pf + taxFactor + insFactor);
  return roundCents(price);
}

function render(){
  const maxHousingPayment = computeMaxHousingPayment();
  const bd = computeBreakdownForPrice(state.housePrice);

document.getElementById('outHousePrice').textContent = fmtCurrency(state.housePrice);
  document.getElementById('outMaxPayment').textContent = fmtCurrency(maxHousingPayment);
  document.getElementById('outDTI').textContent = (FIXED_DTI*100).toFixed(1) + '%';
  document.getElementById('outDownPayment').textContent = fmtCurrency(state.downPayment);
  document.getElementById('outLoanAmount').textContent = fmtCurrency(bd.loanAmount);

document.getElementById('outPI').textContent = fmtCurrency(bd.monthlyPI);
  document.getElementById('outTax').textContent = fmtCurrency(bd.monthlyTax);
  document.getElementById('outIns').textContent = fmtCurrency(bd.monthlyInsurance);
  document.getElementById('outTotal').textContent = fmtCurrency(bd.totalMonthly);

const badge = document.getElementById('affordBadge');
  if(bd.totalMonthly <= maxHousingPayment + 0.01){
    badge.textContent = '✓ Affordable';
    badge.className = 'badge';
  } else {
    badge.textContent = '⚠ Over Budget';
    badge.className = 'badge over';
  }

const slider = document.getElementById('priceSlider');
  slider.max = Math.max(1200000, Math.round(state.housePrice*1.5));
  slider.value = Math.round(state.housePrice);
}

function recalcFromInputsAndSolve(){
  const maxHousingPayment = computeMaxHousingPayment();
  state.housePrice = solveMaxHousePrice(maxHousingPayment);
  render();
}

['annualIncome','monthlyDebt','monthlyExpenses','downPayment'].forEach(id=>{
  document.getElementById(id).addEventListener('input', e=>{
    state[id] = parseNum(e.target.value);
  });
});
document.getElementById('interestRate').addEventListener('input', e=>{
  state.interestRate = parseNum(e.target.value);
});

document.getElementById('calcBtn').addEventListener('click', recalcFromInputsAndSolve);

render();
</script>

</body>
</html>

<!DOCTYPE html>
<html lang="en">
<head>
<meta charset="UTF-8">
<meta name="viewport" content="width=device-width, initial-scale=1.0">
<title>Rent vs. Buy Calculator</title>
<link rel="preconnect" href="https://fonts.googleapis.com">
<link href="https://fonts.googleapis.com/css2?family=Montserrat:wght@400;500;600;700&display=swap" rel="stylesheet">
<style>
  :root{
    --green:#14A842;
    --green-dark:#0C6528;
    --green-light:#E7F7EC;
    --blue:#3B5BDB;
    --gray-bg:#F4F5F7;
    --gray-border:#E6E6E6;
    --text-dark:#1F2430;
    --text-muted:#6B7280;
    --radius:16px;
  }
  *{box-sizing:border-box;}
  body{
    margin:0;
    font-family:'Montserrat',Helvetica,Arial,sans-serif;
    background:#fff;
    color:var(--text-dark);
  }
  .page-head{ max-width:1100px; margin:32px auto 0; padding:0 16px; }
  .page-head h1{ font-size:28px; font-weight:700; margin:0 0 8px; }
  .page-head p{ font-size:15px; color:var(--text-muted); margin:0; max-width:700px; line-height:1.5; }

.calc-wrap{
    display:grid;
    grid-template-columns: 340px 1fr;
    gap:24px;
    max-width:1100px;
    margin:24px auto;
    padding:0 16px;
  }
  @media (max-width: 860px){ .calc-wrap{grid-template-columns:1fr;} }

.panel{ background:var(--gray-bg); border-radius:var(--radius); padding:24px; }
  .panel h4{ margin:0 0 16px; font-size:15px; font-weight:700; }
  .field{margin-bottom:16px;}
  .field label{ display:block; font-size:13px; font-weight:600; margin-bottom:6px; }
  .field input{
    width:100%; padding:12px 14px; border-radius:10px; border:1px solid var(--gray-border);
    background:#fff; font-size:15px; font-family:inherit; color:var(--text-dark);
  }
  .field input:focus{ outline:2px solid var(--green); outline-offset:1px; }
  .field.percent{position:relative;}
  .field.percent span{ position:absolute; right:14px; top:38px; color:var(--text-muted); font-size:14px; }
  .field.suffix{position:relative;}
  .field.suffix span{ position:absolute; right:14px; top:38px; color:var(--text-muted); font-size:13px; }

.btn{
    width:100%; padding:14px 16px; border-radius:999px; border:none;
    background:var(--green); color:#fff; font-weight:700; font-size:15px; cursor:pointer;
    font-family:inherit; margin-top:8px;
  }
  .btn:hover{ filter:brightness(0.95); }

.assumptions{ font-size:12px; color:var(--text-muted); margin-top:16px; line-height:1.6; }

.save-msg{
    background:#fff; border:1px solid var(--gray-border); border-radius:var(--radius);
    padding:16px 20px; margin-bottom:16px; font-size:14px;
  }
  .save-msg b{ color:var(--green-dark); }

.chart-card{
    background:#fff; border:1px solid var(--gray-border); border-radius:var(--radius);
    padding:20px; margin-bottom:16px;
  }
  .legend{ display:flex; gap:20px; margin-top:8px; font-size:12px; color:var(--text-muted); }
  .legend span{ display:inline-flex; align-items:center; gap:6px; }
  .swatch{ width:16px; height:3px; display:inline-block; border-radius:2px; }

.totals-card{
    background:#fff; border:1px solid var(--gray-border); border-radius:var(--radius); padding:20px;
  }
  .totals-head{ display:flex; justify-content:space-between; align-items:center; margin-bottom:4px; }
  .totals-head h3{ margin:0; font-size:16px; }
  .year-stepper{ display:flex; align-items:center; gap:8px; }
  .year-stepper button{
    width:26px;height:26px;border-radius:50%; background:var(--gray-bg); border:1px solid var(--gray-border);
    cursor:pointer; font-size:14px; line-height:1;
  }
  .year-stepper .years-val{ font-size:14px; font-weight:600; min-width:64px; text-align:center; }
  .headline{ font-size:14px; font-weight:600; margin:8px 0 16px; }
  .headline.buy{ color:var(--green-dark); }
  .headline.rent{ color:var(--blue); }

table{ width:100%; border-collapse:collapse; font-size:13px; }
  thead th{ text-align:right; color:var(--text-muted); font-weight:600; padding:8px 0; }
  thead th:first-child{ text-align:left; }
  tbody td{ padding:10px 0; text-align:right; border-top:1px solid var(--gray-border); }
  tbody td:first-child{ text-align:left; color:var(--text-dark); }
  tr.total td{ font-weight:700; border-top:2px solid var(--text-dark); padding-top:14px; }

<div class="page-head">
  <h1>Rent vs. Buy Calculator</h1>
  <p>Compare the true cost of renting versus buying a home over time, including upfront costs, monthly payments, and the opportunity cost of your cash.</p>
</div>

<div class="panel">
    <h4>Renting</h4>
    <div class="field">
      <label>Monthly Rent</label>
      <input type="text" inputmode="numeric" id="monthlyRent" value="2000">
    </div>
    <div class="field suffix">
      <label>Security Deposit</label>
      <input type="text" inputmode="numeric" id="depositMonths" value="1">
      <span>month's rent</span>
    </div>

<h4 style="margin-top:24px;">Buying</h4>
    <div class="field">
      <label>Home Price</label>
      <input type="text" inputmode="numeric" id="homePrice" value="350000">
    </div>
    <div class="field">
      <label>Down Payment</label>
      <input type="text" inputmode="numeric" id="downPayment" value="70000">
    </div>
    <div class="field">
      <label>Loan Term (Years)</label>
      <input type="text" inputmode="numeric" id="loanTerm" value="30">
    </div>
    <div class="field percent">
      <label>Interest Rate</label>
      <input type="text" inputmode="decimal" id="interestRate" value="7.000">
      <span>%</span>
    </div>

<button class="btn" id="calcBtn">Calculate</button>

<p class="assumptions">
      Assumes: 3% annual rent increase, 3% annual home appreciation, 1.00% property tax,
      0.50% home insurance, 1.00% maintenance, 3% closing costs, 6% selling costs,
      5% investment return on cash not spent upfront, 2.5% inflation, $15/mo renters insurance, no HOA.
    </p>
  </div>

<div>
    <div class="save-msg" id="saveMsg">Fill in the fields and press Calculate to compare renting vs. buying.</div>

<div class="chart-card">
      <svg id="chart" viewBox="0 0 700 300" width="100%" height="300" style="overflow:visible;"></svg>
      <div class="legend">
        <span><span class="swatch" style="background:var(--blue);"></span>Rent</span>
        <span><span class="swatch" style="background:var(--green);"></span>Buy</span>
        <span><span class="swatch" style="background:#999; border-top:1px dashed #999; background:none;"></span>Break-even</span>
      </div>
    </div>

<div class="totals-card">
      <div class="totals-head">
        <h3>Total Costs After <span id="yearsLabel">5</span> Years</h3>
        <div class="year-stepper">
          <button id="yearsMinus">−</button>
          <span class="years-val" id="yearsVal">5 yrs</span>
          <button id="yearsPlus">+</button>
        </div>
      </div>
      <div class="headline" id="headline"></div>

<table>
        <thead>
          <tr><th>Cost Category</th><th>Rent</th><th>Buy</th></tr>
        </thead>
        <tbody>
          <tr><td>Initial costs</td><td id="rentInitial"></td><td id="buyInitial"></td></tr>
          <tr><td>Recurring costs</td><td id="rentRecurring"></td><td id="buyRecurring"></td></tr>
          <tr><td>Opportunity costs</td><td id="rentOpportunity"></td><td id="buyOpportunity"></td></tr>
          <tr><td>Net proceeds</td><td id="rentNet"></td><td id="buyNet"></td></tr>
          <tr class="total"><td>Total (inflation adjusted)</td><td id="rentTotal"></td><td id="buyTotal"></td></tr>
        </tbody>
      </table>
    </div>
  </div>
</div>

const RENT_ANNUAL_INCREASE = 0.03;
const RENTERS_INSURANCE_MONTHLY = 15;
const HOME_APPRECIATION = 0.03;
const PROPERTY_TAX_PCT = 0.01;
const HOME_INSURANCE_PCT = 0.005;
const MAINTENANCE_PCT = 0.01;
const HOA_MONTHLY = 0;
const CLOSING_COST_PCT = 0.03;
const SELLING_COST_PCT = 0.06;
const INVESTMENT_RETURN = 0.05;
const INFLATION_RATE = 0.025;
const MAX_YEARS = 30;

let inputs = {
  monthlyRent: 2000,
  depositMonths: 1,
  homePrice: 350000,
  downPayment: 70000,
  loanTerm: 30,
  interestRate: 7.000
};
let selectedYears = 5;

function monthlyPI(loanAmount, annualRatePct, termYears){
  const r = (annualRatePct/100)/12;
  const n = termYears*12;
  if(r === 0) return loanAmount/n;
  const pow = Math.pow(1+r, n);
  return loanAmount * (r*pow) / (pow - 1);
}

function loanBalanceAfter(loanAmount, annualRatePct, termYears, monthsElapsed){
  const r = (annualRatePct/100)/12;
  const n = termYears*12;
  const pmt = monthlyPI(loanAmount, annualRatePct, termYears);
  if(r === 0) return Math.max(loanAmount - pmt*monthsElapsed, 0);
  const pow = Math.pow(1+r, monthsElapsed);
  const balance = loanAmount*pow - pmt*((pow-1)/r);
  return Math.max(balance, 0);
}

// Cumulative nominal totals (Rent, Buy) through end of given year (1..30)
function totalsThroughYear(year){
  const loanAmount = Math.max(inputs.homePrice - inputs.downPayment, 0);
  const pmt = monthlyPI(loanAmount, inputs.interestRate, inputs.loanTerm);
  const monthsElapsed = Math.min(year*12, inputs.loanTerm*12);

// --- Recurring costs ---
  let rentRecurring = 0;
  let buyRecurring = 0;
  for(let m=1; m<=year*12; m++){
    const yearIdx = Math.floor((m-1)/12); // 0-based year for escalation
    const rentThisMonth = inputs.monthlyRent * Math.pow(1+RENT_ANNUAL_INCREASE, yearIdx);
    rentRecurring += rentThisMonth + RENTERS_INSURANCE_MONTHLY;

const homeValueThisYear = inputs.homePrice * Math.pow(1+HOME_APPRECIATION, yearIdx);
    const taxM = (homeValueThisYear * PROPERTY_TAX_PCT)/12;
    const insM = (homeValueThisYear * HOME_INSURANCE_PCT)/12;
    const maintM = (homeValueThisYear * MAINTENANCE_PCT)/12;
    const piM = (m <= inputs.loanTerm*12) ? pmt : 0;
    buyRecurring += piM + taxM + insM + maintM + HOA_MONTHLY;
  }

// --- Initial costs ---
  const securityDeposit = inputs.monthlyRent * inputs.depositMonths;
  const closingCosts = inputs.homePrice * CLOSING_COST_PCT;
  const rentInitial = securityDeposit;
  const buyInitial = inputs.downPayment + closingCosts;

// --- Opportunity costs (foregone investment growth on cash tied up upfront) ---
  const rentOpportunity = rentInitial * (Math.pow(1+INVESTMENT_RETURN, year) - 1);
  const buyOpportunity = buyInitial * (Math.pow(1+INVESTMENT_RETURN, year) - 1);

// --- Net proceeds at end of period (negative = money recovered) ---
  const homeValueAtYear = inputs.homePrice * Math.pow(1+HOME_APPRECIATION, year);
  const loanBalanceAtYear = loanBalanceAfter(loanAmount, inputs.interestRate, inputs.loanTerm, monthsElapsed);
  const saleProceeds = homeValueAtYear * (1 - SELLING_COST_PCT) - loanBalanceAtYear;
  const rentNet = -securityDeposit;
  const buyNet = -saleProceeds;

const rentTotalNominal = rentInitial + rentRecurring + rentOpportunity + rentNet;
  const buyTotalNominal = buyInitial + buyRecurring + buyOpportunity + buyNet;

const discount = Math.pow(1+INFLATION_RATE, year);
  const rentTotal = rentTotalNominal / discount;
  const buyTotal = buyTotalNominal / discount;

return {
    rentInitial, buyInitial,
    rentRecurring, buyRecurring,
    rentOpportunity, buyOpportunity,
    rentNet, buyNet,
    rentTotal, buyTotal
  };
}

function findBreakeven(){
  for(let y=1; y<=MAX_YEARS; y++){
    const t = totalsThroughYear(y);
    const rentAvg = t.rentTotal*Math.pow(1+INFLATION_RATE,y) / (y*12); // nominal avg monthly
    const buyAvg = t.buyTotal*Math.pow(1+INFLATION_RATE,y) / (y*12);
    if(buyAvg <= rentAvg) return y;
  }
  return null;
}

function drawChart(breakevenYear){
  const svg = document.getElementById('chart');
  const W = 700, H = 300;
  const padL = 60, padR = 20, padT = 20, padB = 40;
  const plotW = W - padL - padR;
  const plotH = H - padT - padB;

const years = [];
  const rentAvgArr = [];
  const buyAvgArr = [];
  for(let y=1; y<=MAX_YEARS; y++){
    const t = totalsThroughYear(y);
    const rentNominal = t.rentTotal*Math.pow(1+INFLATION_RATE,y);
    const buyNominal = t.buyTotal*Math.pow(1+INFLATION_RATE,y);
    years.push(y);
    rentAvgArr.push(rentNominal/(y*12));
    buyAvgArr.push(buyNominal/(y*12));
  }
  const maxVal = Math.max(...rentAvgArr, ...buyAvgArr);
  const minVal = 0;

function xPos(y){ return padL + (y/MAX_YEARS)*plotW; }
  function yPos(v){ return padT + plotH - ((v-minVal)/(maxVal-minVal))*plotH; }

let svgContent = '';

// gridlines + y labels
  const ySteps = 5;
  for(let i=0;i<=ySteps;i++){
    const v = (maxVal/ySteps)*i;
    const yy = yPos(v);
    svgContent += `<line x1="${padL}" y1="${yy}" x2="${W-padR}" y2="${yy}" stroke="#EEE" stroke-width="1"/>`;
    svgContent += `<text x="${padL-8}" y="${yy+4}" font-size="10" fill="#6B7280" text-anchor="end">${fmtCurrencyShort(v)}</text>`;
  }
  // x labels
  const xSteps = [0,5,10,15,20,25,30];
  xSteps.forEach(xv=>{
    const xx = xPos(xv);
    svgContent += `<text x="${xx}" y="${H-padB+16}" font-size="10" fill="#6B7280" text-anchor="middle">${xv}</text>`;
  });
  svgContent += `<text x="${padL+plotW/2}" y="${H-4}" font-size="11" fill="#6B7280" text-anchor="middle">Años</text>`;
  svgContent += `<text x="14" y="${padT+plotH/2}" font-size="11" fill="#6B7280" text-anchor="middle" transform="rotate(-90 14 ${padT+plotH/2})">Costo por mes</text>`;

// breakeven dashed line
  if(breakevenYear){
    const bx = xPos(breakevenYear);
    svgContent += `<line x1="${bx}" y1="${padT}" x2="${bx}" y2="${H-padB}" stroke="#999" stroke-width="1" stroke-dasharray="4,4"/>`;
  }

// rent line
  let rentPts = years.map(y=>`${xPos(y)},${yPos(rentAvgArr[y-1])}`).join(' ');
  svgContent += `<polyline points="${rentPts}" fill="none" stroke="#3B5BDB" stroke-width="2.5"/>`;
  // buy line
  let buyPts = years.map(y=>`${xPos(y)},${yPos(buyAvgArr[y-1])}`).join(' ');
  svgContent += `<polyline points="${buyPts}" fill="none" stroke="#14A842" stroke-width="2.5"/>`;

// markers at year 1 and breakeven
  svgContent += `<circle cx="${xPos(1)}" cy="${yPos(rentAvgArr[0])}" r="4" fill="#3B5BDB"/>`;
  svgContent += `<circle cx="${xPos(1)}" cy="${yPos(buyAvgArr[0])}" r="4" fill="#14A842"/>`;
  if(breakevenYear){
    svgContent += `<circle cx="${xPos(breakevenYear)}" cy="${yPos(buyAvgArr[breakevenYear-1])}" r="4" fill="#14A842"/>`;
  }

svg.innerHTML = svgContent;
}

function render(){
  const breakevenYear = findBreakeven();

// Savings message: compare avg monthly cost at selected horizon
  const t = totalsThroughYear(selectedYears);
  const rentAvgMonthly = (t.rentTotal*Math.pow(1+INFLATION_RATE,selectedYears))/(selectedYears*12);
  const buyAvgMonthly = (t.buyTotal*Math.pow(1+INFLATION_RATE,selectedYears))/(selectedYears*12);
  const monthlyDiff = Math.abs(rentAvgMonthly - buyAvgMonthly);
  const cheaper = buyAvgMonthly < rentAvgMonthly ? 'comprar' : 'rentar';
  document.getElementById('saveMsg').innerHTML =
    `Podrías ahorrar aproximadamente <b>${fmtCurrency(monthlyDiff)}/mes</b> al ${cheaper}, según el horizonte de ${selectedYears} año(s) seleccionado.`;

drawChart(breakevenYear);

// Totals table
  document.getElementById('yearsLabel').textContent = selectedYears;
  document.getElementById('yearsVal').textContent = selectedYears + (selectedYears===1 ? ' yr' : ' yrs');

document.getElementById('rentInitial').textContent = fmtCurrency(t.rentInitial);
  document.getElementById('buyInitial').textContent = fmtCurrency(t.buyInitial);
  document.getElementById('rentRecurring').textContent = fmtCurrency(t.rentRecurring);
  document.getElementById('buyRecurring').textContent = fmtCurrency(t.buyRecurring);
  document.getElementById('rentOpportunity').textContent = fmtCurrency(t.rentOpportunity);
  document.getElementById('buyOpportunity').textContent = fmtCurrency(t.buyOpportunity);
  document.getElementById('rentNet').textContent = fmtCurrency(t.rentNet);
  document.getElementById('buyNet').textContent = fmtCurrency(t.buyNet);
  document.getElementById('rentTotal').textContent = fmtCurrency(t.rentTotal);
  document.getElementById('buyTotal').textContent = fmtCurrency(t.buyTotal);

// ---------- Wire up ----------
['monthlyRent','depositMonths','homePrice','downPayment','loanTerm'].forEach(id=>{
  document.getElementById(id).addEventListener('input', e=>{
    inputs[id] = parseNum(e.target.value);
  });
});
document.getElementById('interestRate').addEventListener('input', e=>{
  inputs.interestRate = parseNum(e.target.value);
});
document.getElementById('calcBtn').addEventListener('click', render);

document.getElementById('yearsMinus').addEventListener('click', ()=>{
  selectedYears = Math.max(1, selectedYears-1);
  render();
});
document.getElementById('yearsPlus').addEventListener('click', ()=>{
  selectedYears = Math.min(MAX_YEARS, selectedYears+1);
  render();
});

render();
</script>

</body>
</html>

<!DOCTYPE html>
<html lang="en">
<head>
<meta charset="UTF-8">
<meta name="viewport" content="width=device-width, initial-scale=1.0">
<title>Extra Payment Calculator</title>
<link rel="preconnect" href="https://fonts.googleapis.com">
<link href="https://fonts.googleapis.com/css2?family=Montserrat:wght@400;500;600;700&display=swap" rel="stylesheet">
<style>
  :root{
    --green:#14A842;
    --green-dark:#0C6528;
    --green-light:#E7F7EC;
    --yellow:#F5C518;
    --teal:#2DD9C6;
    --gray-bg:#F4F5F7;
    --gray-border:#E6E6E6;
    --text-dark:#1F2430;
    --text-muted:#6B7280;
    --radius:16px;
  }
  *{box-sizing:border-box;}
  body{
    margin:0;
    font-family:'Montserrat',Helvetica,Arial,sans-serif;
    background:#fff;
    color:var(--text-dark);
  }
  .page-head{ max-width:1100px; margin:32px auto 0; padding:0 16px; }
  .page-head h1{ font-size:28px; font-weight:700; margin:0 0 8px; }
  .page-head p{ font-size:15px; color:var(--text-muted); margin:0; max-width:700px; line-height:1.5; }

.calc-wrap{
    display:grid;
    grid-template-columns: 1fr 1fr;
    gap:24px;
    max-width:1100px;
    margin:24px auto;
    padding:0 16px;
  }
  @media (max-width: 860px){ .calc-wrap{grid-template-columns:1fr;} }

.panel{ background:var(--gray-bg); border-radius:var(--radius); padding:24px; }

.slider-field{ margin-bottom:24px; }
  .slider-field:last-of-type{ margin-bottom:0; }
  .slider-head{ display:flex; justify-content:space-between; align-items:center; margin-bottom:10px; }
  .slider-head .label{ font-size:14px; color:var(--text-dark); }
  .slider-head .value{ display:flex; align-items:center; gap:6px; font-size:15px; font-weight:700; }
  .slider-head .value button{
    background:none; border:none; cursor:pointer; color:var(--text-muted); font-size:13px;
  }
  input[type=range]{
    width:100%; accent-color:var(--green); height:6px;
  }
  .locked-row{
    display:flex; justify-content:space-between; align-items:center;
    padding:10px 0;
  }
  .locked-row .label{ font-size:14px; color:var(--text-dark); }
  .locked-row .value{ font-size:15px; font-weight:700; display:flex; align-items:center; gap:6px; }
  .locked-row .value button{ background:none; border:none; cursor:pointer; color:var(--text-muted); font-size:13px; }

.results-card{
    background:linear-gradient(135deg,#EAFBF7,#F4FBF2);
    border-radius:var(--radius);
    padding:20px;
    margin-bottom:16px;
  }
  .legend-row{ display:flex; justify-content:space-between; align-items:flex-start; margin-bottom:14px; }
  .legend-row:last-of-type{ margin-bottom:0; }
  .legend-left{ display:flex; gap:10px; align-items:flex-start; }
  .swatch{ width:14px; height:14px; border-radius:3px; margin-top:3px; }
  .legend-left .title{ font-size:14px; font-weight:600; }
  .legend-left .sub{ font-size:12px; color:var(--text-muted); }
  .legend-right{ font-size:15px; font-weight:700; white-space:nowrap; }

.stats-box{
    background:rgba(255,255,255,0.6);
    border-radius:12px;
    padding:16px;
    margin-top:16px;
  }
  .stats-box .stat-row{
    display:flex; align-items:center; gap:8px; font-size:13px; margin-bottom:8px;
  }
  .stats-box .stat-row:last-child{ margin-bottom:0; }
  .stats-box .stat-row b{ color:var(--green-dark); }

.chart-card{
    background:#fff; border:1px solid var(--gray-border); border-radius:var(--radius); padding:20px;
  }

.disclaimer{ max-width:1100px; margin:32px auto 40px; padding:0 16px; }
  .disclaimer h3{ font-size:18px; font-weight:700; margin:0 0 12px; }
  .disclaimer p{ font-size:13px; line-height:1.7; color:var(--text-muted); margin:0; }
</style>
</head>
<body>

<div class="page-head">
  <h1>Extra Payment Calculator</h1>
  <p>See how making extra payments toward your mortgage principal can shorten your loan term and reduce the total interest you pay.</p>
</div>

<div class="panel">
    <div class="slider-field">
      <div class="slider-head">
        <span class="label">Loan Amount</span>
        <span class="value" id="loanAmountVal">$325,000</span>
      </div>
      <input type="range" id="loanAmount" min="50000" max="1500000" step="1000" value="325000">
    </div>

<div class="slider-field">
      <div class="slider-head">
        <span class="label">Interest Rate</span>
        <span class="value" id="interestRateVal">6.500%</span>
      </div>
      <input type="range" id="interestRate" min="1" max="15" step="0.125" value="6.5">
    </div>

<div class="locked-row">
      <span class="label">Loan Term</span>
      <span class="value"><span id="loanTermVal">30 Years</span></span>
    </div>

<div class="slider-field">
      <div class="slider-head">
        <span class="label">Initial Extra Payment</span>
        <span class="value" id="extraInitialVal">$0</span>
      </div>
      <input type="range" id="extraInitial" min="0" max="100000" step="500" value="0">
    </div>

<div class="slider-field">
      <div class="slider-head">
        <span class="label">Extra Monthly Payment</span>
        <span class="value" id="extraMonthlyVal">$0</span>
      </div>
      <input type="range" id="extraMonthly" min="0" max="3000" step="25" value="0">
    </div>

<button class="btn" id="calcBtn">Calculate</button>
  </div>

<div>
    <div class="results-card">
      <div class="legend-row">
        <div class="legend-left">
          <span class="swatch" style="background:var(--yellow);"></span>
          <div>
            <div class="title">Original Payoff</div>
            <div class="sub" id="originalTermSub">30 years</div>
          </div>
        </div>
        <div class="legend-right" id="originalTotalCost">$739,519.59</div>
      </div>
      <div class="legend-row">
        <div class="legend-left">
          <span class="swatch" style="background:var(--teal);"></span>
          <div>
            <div class="title">With Extra Payments</div>
            <div class="sub" id="extraTermSub">30 years</div>
          </div>
        </div>
        <div class="legend-right" id="withExtraTotalCost">$739,519.59</div>
      </div>

<div class="stats-box">
        <div class="stat-row">&#128179; Minimum Monthly Pmt: <b id="minPmt">$2,054.22</b></div>
        <div class="stat-row">&#9201; Time Saved: <b id="timeSaved">0 Years</b></div>
        <div class="stat-row">&#128176; Money Saved: <b id="moneySaved">$0.00</b></div>
      </div>
    </div>

const LOAN_TERM_YEARS = 30; // fixed, matches source UI (locked field)

let state = {
  loanAmount: 325000,
  interestRate: 6.5,
  extraInitial: 0,
  extraMonthly: 0
};

function simulate(){
  const r = (state.interestRate/100)/12;
  const n = LOAN_TERM_YEARS*12;
  const minPmt = monthlyPI(state.loanAmount, state.interestRate, LOAN_TERM_YEARS);
  const originalTotalCost = roundCents(minPmt * n);

// --- With extra payments simulation ---
  let balance = roundCents(state.loanAmount - state.extraInitial);
  let totalPaid = state.extraInitial;
  let month = 0;
  const maxMonths = 600; // safety cap (50 years)

if(balance <= 0){
    // Initial extra payment alone pays off the loan
    totalPaid = state.loanAmount;
    month = 0;
  } else {
    while(balance > 0 && month < maxMonths){
      month++;
      const interestPortion = roundCents(balance * r);
      let principalPortion = roundCents(minPmt - interestPortion);
      if(principalPortion < 0) principalPortion = 0; // guard against pmt < interest (rate spikes)
      const totalPrincipalThisMonth = roundCents(principalPortion + state.extraMonthly);

if(totalPrincipalThisMonth >= balance){
        const lastPaymentTotal = roundCents(interestPortion + balance);
        totalPaid = roundCents(totalPaid + lastPaymentTotal);
        balance = 0;
      } else {
        totalPaid = roundCents(totalPaid + minPmt + state.extraMonthly);
        balance = roundCents(balance - totalPrincipalThisMonth);
      }
    }
  }

const withExtraTotalCost = roundCents(totalPaid);
  const monthsWithExtra = month;
  const monthsSaved = Math.max(n - monthsWithExtra, 0);
  const timeSavedYears = Math.floor(monthsSaved/12);
  const timeSavedMonths = monthsSaved % 12;
  const moneySaved = roundCents(originalTotalCost - withExtraTotalCost);

return {
    minPmt, originalTotalCost, withExtraTotalCost,
    originalMonths: n, monthsWithExtra,
    timeSavedYears, timeSavedMonths, moneySaved
  };
}

function fmtTime(years, months){
  if(years === 0 && months === 0) return '0 Years';
  let parts = [];
  if(years > 0) parts.push(years + (years===1 ? ' Year' : ' Years'));
  if(months > 0) parts.push(months + (months===1 ? ' Month' : ' Months'));
  return parts.join(' ');
}

function drawChart(originalTotal, withExtraTotal){
  const svg = document.getElementById('chart');
  const W = 500, H = 300;
  const padL = 70, padR = 20, padT = 20, padB = 30;
  const plotW = W - padL - padR;
  const plotH = H - padT - padB;
  const maxVal = Math.max(originalTotal, withExtraTotal) * 1.02;

function yPos(v){ return padT + plotH - (v/maxVal)*plotH; }

const barW = 70;
  const gap = 80;
  const totalBarsWidth = barW*2 + gap;
  const startX = padL + (plotW-totalBarsWidth)/2;

const bar1X = startX;
  const bar1H = plotH - (yPos(originalTotal)-padT);
  s += `<rect x="${bar1X}" y="${yPos(originalTotal)}" width="${barW}" height="${bar1H}" fill="#F5C518" rx="4"/>`;

s += `<line x1="${padL}" y1="${H-padB}" x2="${W-padR}" y2="${H-padB}" stroke="#DDD" stroke-width="1"/>`;

svg.innerHTML = s;
}

function render(){
  document.getElementById('loanAmountVal').textContent = fmtCurrency(state.loanAmount).replace(/\.00$/, '');
  document.getElementById('interestRateVal').textContent = state.interestRate.toFixed(3) + '%';
  document.getElementById('loanTermVal').textContent = LOAN_TERM_YEARS + ' Years';
  document.getElementById('extraInitialVal').textContent = fmtCurrency(state.extraInitial).replace(/\.00$/, '');
  document.getElementById('extraMonthlyVal').textContent = fmtCurrency(state.extraMonthly).replace(/\.00$/, '');

const r = simulate();

document.getElementById('originalTotalCost').textContent = fmtCurrency(r.originalTotalCost);
  document.getElementById('withExtraTotalCost').textContent = fmtCurrency(r.withExtraTotalCost);
  document.getElementById('originalTermSub').textContent = LOAN_TERM_YEARS + ' years';

const extraYears = Math.floor(r.monthsWithExtra/12);
  const extraMonthsRem = r.monthsWithExtra % 12;
  document.getElementById('extraTermSub').textContent =
    (extraYears > 0 ? extraYears + 'y ' : '') + (extraMonthsRem > 0 ? extraMonthsRem + 'm' : (extraYears===0 ? '0m' : ''));

document.getElementById('minPmt').textContent = fmtCurrency(r.minPmt);
  document.getElementById('timeSaved').textContent = fmtTime(r.timeSavedYears, r.timeSavedMonths);
  document.getElementById('moneySaved').textContent = fmtCurrency(r.moneySaved);

drawChart(r.originalTotalCost, r.withExtraTotalCost);
}

// ---------- Wire up ----------
document.getElementById('loanAmount').addEventListener('input', e=>{
  state.loanAmount = parseFloat(e.target.value);
  document.getElementById('loanAmountVal').textContent = fmtCurrency(state.loanAmount).replace(/\.00$/, '');
});
document.getElementById('interestRate').addEventListener('input', e=>{
  state.interestRate = parseFloat(e.target.value);
  document.getElementById('interestRateVal').textContent = state.interestRate.toFixed(3) + '%';
});
document.getElementById('extraInitial').addEventListener('input', e=>{
  state.extraInitial = parseFloat(e.target.value);
  document.getElementById('extraInitialVal').textContent = fmtCurrency(state.extraInitial).replace(/\.00$/, '');
});
document.getElementById('extraMonthly').addEventListener('input', e=>{
  state.extraMonthly = parseFloat(e.target.value);
  document.getElementById('extraMonthlyVal').textContent = fmtCurrency(state.extraMonthly).replace(/\.00$/, '');
});

document.getElementById('calcBtn').addEventListener('click', render);

render();
</script>

</body>
</html>

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