Methodology and assumptions

Savings and purchase timing

• Monthly savings are modeled with an effective monthly rate derived from the annual percentage yield (APY) you enter. The result assumes that yield remains constant throughout the projection.
• Home-price appreciation is compounded annually over the modeled number of months. The appreciation rate is an assumption, not a forecast.
• The monthly contribution solver estimates a level deposit that reaches the modeled goal by the chosen date. Timing of deposits and any annual windfalls follow the selected inputs.

Cash to close and ownership costs

The estimate can include a down payment, loan-program charges, lender costs, third-party services, government charges, prepaids, escrow funding, credits, gifts, and post-purchase reserves. The app keeps cash paid at closing distinct from reserves intended to remain after closing. Some costs are estimated from user-entered amounts or percentages; actual charges depend on the property, location, lender, title provider, and contract.

Monthly housing estimates combine principal and interest with the selected estimates for property tax, homeowners insurance, mortgage insurance, HOA dues, and other modeled costs. Property tax and insurance are not live quotes. DTI bands are planning indicators and do not determine loan approval.

Program rules and limits

Loan-program rules are simplified for comparison and can depend on county, property type, eligibility, credit, occupancy, lender overlays, and current policy. Conventional 2026 limits use the FHFA baseline; FHA, VA, and USDA estimates likewise need transaction-specific verification. The planner is not an underwriting system and should not be used to determine program eligibility.

• FHFA: 2026 Conforming Loan Limit Values

  The planner's conventional-loan baseline and high-cost ceiling use FHFA's 2026 one-unit limits: $832,750 and $1,249,125. Local county limits can differ.

• VA: Funding fee and closing costs

  The VA funding-fee estimate varies by down payment and first or subsequent use. Exemptions and individual eligibility matter; verify the amount with VA and your lender.

• HUD: FHA mortgage insurance premiums

  FHA mortgage insurance amounts and rules depend on the applicable policy and loan details. The planner's displayed estimate should be checked against current HUD policy and lender disclosures.

• USDA Rural Development: Single Family Housing Guaranteed Loan Program

  USDA eligibility, fees, property, and borrower requirements are program-specific and may change. Confirm current requirements with USDA and an approved lender.

• CFPB: Loan Estimate and closing costs

  A lender's Loan Estimate is the transaction-specific disclosure to review for loan terms, projected payments, and closing costs; this planner does not replace it.