Step 1 · Your sale
First, let’s estimate what actually leaves the closing table with you. Equity is a useful starting point, but it is not the same as usable proceeds. Your mortgage, other liens, selling costs, and transaction adjustments get paid first.
AW The sale price is the headline. The proceeds are the money we can use for the next decision.
What does the seller-cost percentage cover? It is a planning shortcut for brokerage terms, settlement charges, government transfer/recordation items, concessions, HOA or condo costs, and other seller-side charges. Your contract, property, locality, and settlement quote determine the actual amount.
1 Expected sale price
2 Mortgage payoff and other liens
3 Modeled selling costs and adjustments
4 Estimated proceeds
Need the detailed seller net sheet? Open it here. Step 2 · Your next home
Now we decide how much cash to protect—and how much to put into the next purchase. The calculator protects your selected reserve first. What remains after buyer costs becomes the down payment.
AW I would rather show you a slightly smaller down payment than quietly spend the emergency reserve you meant to keep.
Why aren’t all sale proceeds used as the down payment? A move can require overlapping housing expenses, repairs, movers, deposits, or an unexpected settlement adjustment. Keeping a reserve visible prevents a larger down payment from hiding a fragile cash position.
What if I want an exact buyer closing-cost estimate? Use the detailed buyer closing-cost calculator after this high-level comparison. It separates lender charges, title and settlement, prepaids, government charges, deposits, and credits.
Step 3 · Payment assumptions
Let’s turn the remaining loan into a monthly planning number. These values are visible and editable because the lender, loan program, locality, property, insurance carrier, and HOA can all change the answer.
Loan term 30 years 20 years 15 years
Property-tax planning locality Fairfax County City of Fairfax Arlington County City of Alexandria Loudoun County Town of Leesburg Prince William County Stafford County City of Fredericksburg City of Falls Church Local tax defaults reviewed August 2026.
Why can’t the calculator know my exact tax and insurance? Local tax bills can include town or service-district charges, and insurance is property-specific. The locality selection supplies a base planning rate; your lender, insurer, and property record provide the exact figures.
Does this include capital-gains tax on my sale? No. Home-sale tax depends on basis, improvements, ownership and use, filing status, exclusions, and other facts. The IRS rules cannot be responsibly inferred from sale price and mortgage payoff alone.
AW Here is the part I would put in front of us and review together.
Your connected estimate
Your move, in one view Estimated sale proceeds
Separate savings
Protected reserve
Buyer closing costs
Down payment
New loan amount
Estimated monthly housing payment
Monthly estimate includes principal and interest, base property tax, insurance, entered HOA/condo dues, and planning PMI when applicable. It is not a Loan Estimate or approval.
Keep this estimate privately. Print or save a PDF, or download a plain-text summary. Your answers stay in this browser unless you choose to share them.
Print or save PDF Download summary
Sale-price sensitivity
What changes if your current home sells $25,000 lower or higher? This is not a forecast. It shows how one uncertain number flows through your proceeds, down payment, loan, and payment.
Change one answer without starting over No cost · No obligation
Want to compare the homes behind these numbers? I can review your current home, the next-home target, timing, and the assumptions that deserve a real quote.
Schedule a review with Abraham Common questions
What I would want you to understand before relying on the estimate Is home equity the same as sale proceeds? No. Equity is generally value minus debt. Sale proceeds also subtract selling expenses, liens, concessions, payoff changes, and other settlement items.
Can I use all of my sale proceeds as a down payment? You can choose how much to use, but the calculator protects the reserve you enter first. Your lender also decides which funds are eligible, how they must be documented, and what reserves are required.
What if I need to buy before I sell? That timing can require qualification with both obligations, a bridge loan, a HELOC, a sale contingency, temporary housing, or another structure. Each has cost and risk. This calculator models the cash after a completed sale; review buy-first strategies with your lender and agent.
Does a larger down payment always make the move safer? It reduces the loan, but it can also leave too little cash for repairs, overlap, or emergencies. That is why the reserve is a first-class input instead of an afterthought.
Why does PMI disappear at 20% down? The page uses that threshold as a conventional-loan planning convention. Actual mortgage-insurance rules, pricing, and cancellation depend on the loan program and lender. FHA, VA, and specialized programs work differently.
Are buyer closing costs really 3%? Not necessarily. It is an editable starting assumption. Lender charges, points, title and settlement, government charges, prepaid interest, insurance, escrow deposits, credits, and property type can move the number substantially.
Does the monthly number include everything? It includes modeled principal and interest, base property tax, entered insurance, HOA/condo dues, and planning PMI. It does not include utilities, maintenance, special assessments, optional coverage, or every parcel-specific charge.
Is this a loan approval? No. A lender evaluates income, debts, credit, assets, property, program requirements, and documentation. This is a transparent planning worksheet for a conversation.
Sources and calculation notes
How this estimate is built The calculation uses the values you enter. Percentage costs are applied to the relevant sale or purchase price, the selected reserve is held back before allocating the down payment, and the mortgage uses standard fixed-rate amortization.
Defaults reviewed: August 14, 2026. Next scheduled review: September 2026. Verify all figures with the appropriate lender, settlement company, insurer, locality, tax adviser, and property records.
