Buyer Tool
HOW AN OFFER
ACTUALLY WORKS
Two numbers decide what a home really costs you: your monthly payment and your cash at the closing table. Everything in an offer moves one of them. Change the numbers below and watch what happens. Tap any field to edit, and the results update live.
The part nobody explains: a lower offer price isn't always your best move. Sometimes asking the seller for concessions (a credit toward your closing costs) puts more money in your pocket at closing than a price cut saves you monthly. This tool lets you test both.
Adjust Your Offer
Concessions are money the seller credits toward your closing costs. They lower your cash to close, not your monthly payment. Loan programs cap them, usually 3% on conventional with under 10% down, up to 6% with more down, and 4% on VA. Ask me or your lender where your cap sits.
Monthly Payment
$0
P&I, taxes, insurance, MI
Cash to Close
$0
At the closing table
Monthly payment breakdown
Principal & Interest$0
Property Taxes$0
Homeowner's Insurance$0
Mortgage Insurance$0
Total Monthly$0
Cash to close breakdown
Down Payment$0
Closing Costs (title, fees, prepaids)$0
Less: Seller Concessions-$0
Cash to Close$0
What to take from this: when the two of us sit down to write an offer, we're really deciding how to spend your negotiating room. Price cuts help you every month for 30 years. Concessions help you on day one when cash is tight. The right answer depends on which number is keeping you up at night, and that's a conversation, not a formula.
Estimates only. Final numbers get locked in with your lender once you're under contract.