Every calculator, and what each one does
Each of these answers one question people actually ask, with the honest math most calculators skip. Open any of them, punch in your real numbers, and everything recomputes as you type.
Maryland, Virginia, and DC transfer taxes
What you will pay in government transfer and recordation taxes at closing, computed with the exact rules for all 24 Maryland recording jurisdictions, Virginia's real formula, which taxes the sale price plus the loan amount, and DC's two-tax structure with the first-time buyer discount. First-time Maryland buyers pay zero state transfer tax, and the calculator knows it.
Same $500,000 house: about $5,530 in buyer-side taxes in Montgomery County, $7,500 in Baltimore City. A national-average calculator cannot tell you that. Includes the full county rate table.
Open the calculator →DC recordation and transfer taxes
What you will pay in DC taxes at closing, and whether you qualify for DC's first-time buyer discount. DC charges 1.1% below $400,000 and 1.45% at or above. First-time DC buyers can cut their side to 0.725% on homes up to $777,000, subject to household income limits by household size.
It runs the actual eligibility test, income limits and all, and tells you exactly why you do or do not qualify. On a $600,000 condo the discount is worth $4,350.
Open the calculator →VA IRRRL streamline refinance
If you have a VA loan and rates have dropped, this tells you whether a streamline refinance makes sense. No statement needed: enter what you borrowed, your rate, and your first payment date, and it rebuilds your current balance and payment. Then it runs the VA's own legal tests, including the rule that your closing costs must pay for themselves within 36 months.
It shows the federal rules that protect you, the exact date you become eligible, and two honest futures: keep your old payment and pay off years early, or bank the savings. Three charts track your wealth for 30 years: home value against loan balance with equity shaded, the invested savings, and total wealth. Disabled veterans pay no funding fee, and the calculator knows it.
Open the calculator →Points break-even
Points are interest you pay up front: cash at closing in exchange for a lower rate for the life of the loan. The only question that matters is whether you will keep the loan long enough for the smaller payment to pay you back.
Most calculators divide cost by monthly savings and stop. This one also counts the equity the lower rate builds for you, so its break-even comes sooner, and a graph shows your position year by year with the break-even marked.
Open the calculator →Temporary buydown
A 2-1 buydown gives you a payment 2% lower in year one and 1% lower in year two. It is not a lower rate. It is a fund, usually seller-paid, that sits in escrow and covers the difference each month. You qualify at the full note rate, and the payment steps up each year.
Shows the exact step-up schedule and answers the question nobody else does: refinance early and the unused fund is typically credited to your payoff. Type a month, see the credit.
Open the calculator →Recast vs prepay vs do nothing
You have a lump of cash and want it working against your mortgage. Prepaying keeps your payment the same and shortens the loan. A recast lowers the payment but keeps the payoff date. People mix these up constantly, and the difference is real money.
All three choices in one table, with the surprise stated plainly: prepaying without recasting saves more total interest than recasting. The right answer depends on whether you need cash flow or speed.
Open the calculator →Amortization and extra principal
Where every payment actually goes, year by year, and what a little extra principal each month really buys you. Early in a mortgage most of your payment is interest; extra principal attacks the balance directly and the effect compounds.
On a $300,000 loan at 6%, an extra $200 a month saves about $91,000 in interest and six years and nine months of payments. Change the numbers and see yours.
Open the calculator →MI removal timeline
If you put less than 20% down on a conventional loan, federal law gives you two exits from mortgage insurance based on your original price: request cancellation at 80%, automatic termination at 78%. Appreciation can get you there years sooner with an appraisal, subject to waiting periods servicers actually enforce.
The actual month for each exit, no fantasy dates, and the dollars you save by requesting at 80% instead of waiting. Often thousands. Put a reminder in your calendar.
Open the calculator →Mortgage tax savings
Whether your mortgage actually lowers your taxes, computed the honest way: itemized against standard, on your federal and state returns together, with the 2026 rules for Maryland, Virginia, and DC. About 9 in 10 taxpayers take the standard deduction and get no extra benefit from mortgage interest, and this calculator says so before it shows you a single number.
Virginia and DC force your state election to follow your federal one, even when that costs you money. Maryland lets a federal itemizer keep the MD standard deduction. This tool knows all three, names every limitation that trimmed your deduction with the dollars it cost you, and charts where the savings appear and disappear across income levels.
Open the calculator →VA loan limits and remaining entitlement
Whether a VA loan limit applies to you at all. With full entitlement, never used or fully restored, there is no limit: the VA backs 25% of any loan your lender approves. With a prior VA loan still charged against you, this computes your remaining entitlement, the largest loan that still closes with zero down, and the exact cash a higher price requires.
It refuses to pretend the DMV is one number. Calvert County carries its own $1,209,750 limit and the Baltimore metro sits at the $832,750 national baseline while the DC metro rides the $1,249,125 ceiling. It also says plainly which part of the 25% rule is law and which part is lender convention.
Open the calculator →Home sale net proceeds
What you actually walk away with when you sell: sale price minus the commission, seller-side transfer taxes, settlement fees, your mortgage payoff, and any credit to the buyer, walked down step by step from gross to net. The tax lines come from the same audited Maryland, Virginia, and DC engines the buyer tools use. No payoff statement handy? It rebuilds your balance from your original loan terms.
It refuses to guess. Where a settlement fee has no honest figure yet, the line says amount pending and the tool tells you plainly that the net is overstated until it lands. It also knows Virginia's regional deed fees: the nine NoVA localities pay 0.30% of the price in seller-side deed taxes, Hampton Roads member cities 0.16%, and the rest of the state 0.10%.
Open the calculator →VA assumption blended rate
Assumable VA loans are old loans now: 2020 and 2021 notes at 2.5% to 3%, with balances that sit far below today's prices. Taking one over means bridging a six-figure gap with cash pulled from investments, a second mortgage, or both. This computes the true blended rate of the whole package, stacks the payments against a fresh market loan, and prices the growth your cash gives up by leaving the market.
It never assumes the assumption wins. When the blended rate lands at or above the market rate it leads with that, and its break-even is honest enough to admit when a path breaks even and then falls behind again as compounding outruns flat payment savings. It also knows the 0.5% assumption funding fee is charged on the balance, not the price.
Open the calculator →Maryland Mortgage Program comparison
Maryland's state mortgage program posts its rates publicly every day, and the whole first-time-buyer menu is one trade in different sizes: the lowest rate with no help, or a higher rate that buys thousands in down-payment assistance. This prices every 1st Time Advantage option you clear, runs the published 2026 county income and price limits, and lines the options up against a market-rate loan at your own quote: cash to close and monthly payment, side by side.
It treats the assistance honestly. MMP seconds are loans, 0% interest and no payment but due in full when the first mortgage ends, and every card says so. It also computes the month where the extra interest on the assistance rate passes the upfront cash the assistance freed, a cost-of-holding-cash number, not a total-cost verdict, since the assistance loan is repaid at exit either way. Rates are the posted sheet, date-stamped and zero points, and the tool flags itself the day its snapshot goes stale.
Open the calculator →