Downsize cash
Move to a smaller home and see the cash it frees up.
Line up your current home against a smaller one and see three numbers at once: the cash in hand after the move, how the monthly cost compares to today, and what that cash could grow to if you invested it. Every result is an illustrative estimate with the assumptions shown.
See what you pocket
Tell me about the two homes.
Enter what you know about the home you are leaving and the one you are moving to. The estimate updates as you type. Defaults use statewide Utah averages. Change any field to match your situation.
Your current home
Per month. Leave 0 if paid off.
Per month, combined.
Capital-gains check
Used only to flag whether your gain may exceed the Section 121 exclusion. This tool never calculates tax owed.
Your next home
Minimum down here uses 20% so there is no mortgage insurance. A smaller down payment is possible, but under 20% the lender adds PMI (private mortgage insurance) to the monthly cost. Pick Set an amount to try a lower figure and see the PMI.
15-year loans often carry a lower rate; adjust if you compare terms.
Default rate as of the date shown. Rates change frequently and are not a quote.
Estimated from typical Southern Utah rates.
New-build and patio-home communities often add dues here.
Looking ahead
An editable assumption, not a forecast. Returns are not guaranteed.
About these estimates
Estimates only. This is not a quote, offer, pre-approval, or commitment to lend. Figures are illustrative and depend on the assumptions you choose.
This tool is for general information only. It is not legal, tax, investment, or financial advice. Consult a qualified professional for guidance specific to your situation.
Equal Housing Opportunity. Equal Housing Lender. Scott Buehler NMLS #1794818, Guild Mortgage Company NMLS #3274.
Want numbers tailored to you? Let's talk.
Cash in hand after the move
Cash in hand is the money left over in your pocket after you sell, pay off your loan, and buy the next home.
After selling costs and your mortgage payoff, then the down payment and closing costs on the next home.
Estimates only, not a quote, offer, pre-approval, or commitment to lend. Talk to Scott for your actual terms.
Lifetime is your monthly savings added up over the years you picked. Combined adds today's cash in hand to that lifetime savings. Do not also add the invested figure below. That is the same cash shown a different way, not extra money.
This is your monthly savings added up over the years you picked. It is in future dollars, not adjusted for inflation.
This is the cash you pocket today, grown at the return you chose. It is the same cash shown above, not extra money.
This is a flag, not a tax calculation. Talk to a CPA before assuming any outcome. I can connect you with one.
How we get to the cash
Sale price down to the cash you keep, itemized.
Net from sale is what is left from selling, after the cost of selling and paying off your current loan, before you buy the next home.
Monthly cost, now vs next
$0Because the down payment is under 20%, the lender adds PMI (private mortgage insurance). It protects the lender, not you, and it comes off on its own once you reach 20% equity in the home.
Cash today vs savings over time
The pocketed cash invested versus the monthly savings banked, year by year. Where the lines cross, the recurring savings have added up to more than the lump sum.
| Year | Cash invested | Savings banked |
|---|
Thinking about the sale?
Selling your Southern Utah home to make this move?
List it with Scott Buehler and get it featured on Moving Utah. I can map the timing of the sale and the next purchase together so the cash lands where you need it. Commission is always negotiable, and you are free to choose any agent you like.
How to use it
Make the inputs yours.
The defaults use statewide Utah averages so the form is useful the moment it loads. The estimate gets sharper the more you tailor it to the homes you are actually weighing.
Start with the home you are leaving
Enter its value, what you still owe, and your current monthly payment and carrying costs. Check "paid off" if there is no mortgage left.
Choose a down payment strategy
Put all your proceeds toward the next home, keep the most cash with a minimum down, or set an exact amount. The new loan and payment update with it.
Watch the monthly comparison
A smaller home is not always cheaper to own. The side-by-side shows where the difference comes from, including HOA dues that can offset a lower payment.
Look down the road
Set the years to project and an assumed return to see the monthly savings stack up and what the freed-up cash could grow to. Both are editable assumptions, not forecasts.
Mind the tax flag
If your gain may pass the Section 121 exclusion, the tool raises a heads-up. It never computes tax. Talk to a CPA before assuming any outcome.
Want the loan side explained?
This is a calculator, not an explainer. How mortgages on your next home work in plain English lives in the mortgage guides on this site.
See the mortgage guidesGood to know
Questions about this Downsize Cash calculator.
What does this downsize calculator show?
It estimates three things at once: the cash you would have in hand after selling your current home and buying a smaller one, how your new monthly housing cost compares to what you pay today, and what the freed-up cash could grow to if you invested it over the years you choose. Every figure is an illustration based on the numbers you enter.
How is the cash in hand calculated?
It starts with your current home value and subtracts the costs of selling: the agent commission, Utah owner's title insurance on a sliding scale, escrow and recording fees, other seller closing costs, and your remaining mortgage balance. That leaves your net from the sale. From there it subtracts the down payment and the closing costs on the next home. What is left is your estimated cash in hand.
Is a smaller home always cheaper to own?
Not always. A smaller or newer home can carry higher property taxes, insurance, HOA dues, or maintenance reserves than the home you are leaving, and those costs can offset a lower mortgage payment. The monthly comparison in this tool lays the principal and interest, taxes, insurance, HOA, and maintenance side by side so you can see where the difference actually comes from.
Will I owe capital gains tax when I sell?
Often not. Under IRS Section 121, if you owned and lived in the home as your primary residence for at least 2 of the last 5 years, you can generally exclude up to 250,000 dollars of gain filing single, or 500,000 dollars married filing jointly. This tool only raises a flag when your estimated gain may exceed that exclusion. It does not calculate any tax owed. Talk to a CPA before assuming any tax outcome.
Should I pay cash for the next home or keep a mortgage?
It depends on your situation. Paying cash removes the monthly payment and interest cost. Keeping a mortgage leaves more cash on hand for other uses. The calculator shows both paths so you can compare the cash in hand and the monthly cost side by side. This is general information, not financial advice.
Looking for the rest of the suite? Browse all calculators or head back to resources.
Ready to map the move number by number?
This tool is a starting point. When you want a real plan around the sale, the next purchase, and the timing between them, let's talk it through together.