Northern Virginia sell-to-buy calculator

If you sell this home, what can you carry into the next one?

Let’s connect your expected sale proceeds, savings, protected reserve, next purchase, and monthly payment—one decision at a time.

I’ll show you where every dollar goes. You can use the quick calculator first or keep scrolling and I’ll explain each number the way I would at your kitchen table.
Use the quick calculatorWalk through it with me
Fast path

Start with the four numbers that move the answer most.

You can refine the costs, reserve, tax rate, insurance, HOA, and PMI below.

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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.

The sale price is the headline. The proceeds are the money we can use for the next decision.
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Examples: a HELOC, second mortgage, or recorded lien.
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Use a percentage for planning or an exact amount when you have a detailed seller estimate.
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Use one combined estimate here; the detailed seller tool can itemize it.
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.

1Expected sale price
2Mortgage payoff and other liens
3Modeled selling costs and adjustments
4Estimated 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.

I would rather show you a slightly smaller down payment than quietly spend the emergency reserve you meant to keep.
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This amount is held back before the down payment is calculated.
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Use a percentage for planning or switch to $ when you have a written buyer estimate.
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This is your preference—not a lender approval limit.
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.

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Enter a current quote when you have one.
Local tax defaults reviewed August 2026.
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Base locality rate only; verify parcel and district charges.
$
A carrier quote can vary by home, deductible, coverage, and claims history.
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Enter $0 if none. Special assessments are separate.
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Automatically removed from this estimate at 20% down; actual mortgage insurance depends on the loan.
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.

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.

Your move in three pictures

How the sale turns into the next purchase

These strips use their own totals so you can follow the money without confusing a deduction with a source.

1. Cash brought into the plan—
Sale proceedsSavings
2. How that cash is allocated—
ReserveBuyer costsDown payment
3. What pays for the next home—
Down paymentNew loan

Want to keep this estimate? Submit your email and I will quality-check the worksheet before sending it.

Email my results
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
Edit the saleEdit the purchaseEdit payment assumptions
Calculate detailed seller proceedsCalculate detailed buyer costsTest the monthly mortgageCheck the affordability range
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.

Important limitations

Use this as a planning conversation, not an official quote.

Educational estimate. This tool is not financial, lending, legal, tax, insurance, appraisal, or settlement advice; a credit decision or preapproval; a commitment to lend; a property valuation; or a guarantee of costs, proceeds, eligibility, or future results.

Historical market information is context only. Past performance does not guarantee or predict future appreciation, resale value, market conditions, or investment results. Scenario outputs are illustrations, not forecasts.

No brokerage relationship is created. Using this tool, requesting results, submitting a form, or contacting Ask A Walker does not by itself create a client, agency, brokerage, fiduciary, or other professional relationship. Any representation will be described in a separate written agreement signed by the applicable parties.

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.

Keep your worksheet

Email this planning estimate to yourself.

You can use and adjust the calculator freely. Submit your email to retain the personalized worksheet; I will quality-check it before sending. No cost. No obligation.

Submitting this request does not create representation or obligate you to hire Ask A Walker.

Continue your plan

Put this result back into the full journey

Your result answers one question. Return to the decision it supports, verify the assumptions, and take the next useful step.

Home-Buying Guide: Build the complete buying budgetReturn to the guide: compare your timing paths
Abraham Walker
ASK A WALKERAbraham Walker, REALTOR®Your Northern Virginia Real Estate Agent
We do the research so you don’t have to.
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