The financial transition calculator.

It puts two monthly pictures side by side. Today is your current housing payment, built from your mortgage balance, rate, years left, and escrows, plus every monthly debt you list. After the move is the payment on the next home at a current conventional rate, plus whatever debt payments remain once your sale proceeds have cleared the ones they can. Between the two it follows the equity: what the sale nets after selling costs and the payoff, which debts that cash clears, what goes down on the next home, and what is left over. Every figure is an illustration built from the numbers you enter.

From three numbers on your mortgage statement: the balance, the interest rate, and the years left on the loan. Amortizing that balance over the remaining term at your rate reproduces your principal and interest payment almost to the dollar, without needing the original loan amount or the start date. Escrows for taxes and insurance, any mortgage insurance, and any HOA payment are typed in as monthly amounts straight from the statement, because those are the figures you actually pay rather than an estimate.

Two places. Gross equity is your expected sale price minus the mortgage balance. Net proceeds take off the cost of selling, pre-filled as a blended percent that covers commission, title, escrow, and recording, and that percent is yours to change. Commission is always negotiable. The sale price is the one input that carries real uncertainty, so if the result starts to matter, get a proper valuation and run the numbers again.

Only the ones you tick. Among those, the tool clears the debt that frees the most monthly cash per dollar of balance first, which is usually a credit card ahead of a car loan and a car loan ahead of a student loan, then moves down the list while the proceeds last. A debt is only counted as cleared when the proceeds cover the whole balance; one they cannot fully cover is marked, its payment stays in the after column, and the tool moves on to the next one. Untick a debt to keep it out of the math entirely.

No. The debts and every other figure live in your browser tab and disappear when you close it. Nothing is sent to a server and there is no account. The one thing to keep in mind is the share link: it carries every figure on the page, debts included, so the calculator reopens exactly as you left it for whoever you send it to. Share it only with someone you are comfortable seeing those entries. The Copy summary button gives you the same picture as plain text, and what you do with that is up to you.

Because the two lines measure different things. The housing payment on the next home is usually higher: the price is often higher, the rate is almost always higher than a loan from a few years ago, and equity that went to debt payoff is equity that did not go down on the house. The total is what changes the picture. Clearing a car loan and two cards can remove more from your monthly outgo than the larger payment adds, and the rate check on the new home card shows exactly how much of the higher rate the payoffs offset.

No. It is an editable assumption pre-filled with a recent reference rate for a conventional 30-year loan, not an offer or a forecast. Your actual rate depends on your credit, the loan details, the property, and market conditions when you lock. Change it to any figure you want to test.

Not on its own. Qualifying depends on your income, credit, the debts that remain, and how a lender treats the sale of your current home, none of which this tool sees. What a lower total does tell you is that the move is worth a real conversation, and that conversation is the fastest way to find out whether the loan side works.

Yes. The web address updates as you change the fields, the debt list included, so the link in your browser bar always reopens the calculator with the exact scenario on screen. The Copy link button does the same in one click. Because the link carries what you entered for your debts, treat it like the figures themselves and send it only to someone you want to see them. Every value that arrives in a link is checked against the same limits the fields enforce, so an edited or mistyped link cannot produce an impossible estimate.