Educational calculator
SHANE YOUR MORTGAGE GUY — MORTGAGE PAYMENT & BUYDOWN CALCULATOR
See what a home could cost each month, and compare a permanent buydown, a temporary buydown, or a seller concession versus a price reduction. Every payment uses a hypothetical interest-rate assumption you enter. This is not a loan offer, a quote, or an APR.
Shane Thomas, Senior Loan Officer | Ease Mortgage, NMLS #444451. Last reviewed November 10, 2026. No information is stored on this website.
Property and financing
Enter a price and down payment.
Hypothetical scenario rate — not a loan offer. The 6.5% starter figure is an example for illustration only. Enter your own assumption.
Mortgage insurance and program fees
Conventional PMI is included only if you enter an estimate, and only when the down payment is under 20%. This tool does not invent a PMI factor. At 20% down or more, monthly PMI is treated as $0. Cancellation and automatic termination are described in the Homeowners Protection Act, 12 U.S.C. 4902.
FHA UFMIP is 1.75% of the base loan (HUD ML 2023-05). Annual MIP follows the ML 2023-05 table by LTV, term, and loan amount. Figures are an estimate based on published program rules as of November 10, 2026; actual eligibility and amounts require verification. The 2023 letter prints a $726,200 breakpoint and describes it as the national conforming loan limit then in effect. Confirm the current breakpoint in Handbook 4000.1, Appendix 1.0.
VA funding fee from the published VA table (retrieved November 10, 2026; VA page last updated October 5, 2026; Circular 26-23-6 Exhibit B). Estimate based on published program rules as of November 10, 2026; actual eligibility and amounts require verification.
Custom educational scenario. Enter any mortgage-insurance estimate you want to include.
Michigan property tax estimator
Qualifying transfers of ownership generally uncap taxable value in the calendar year after the transfer (MCL 211.27a(3)). State equalized value is 50% of true cash value. In other years, taxable value is generally capped by the lesser of 5% or the CPI. A Principal Residence Exemption can remove up to 18 school operating mills; it is claimed on Form 2368 with the local assessor. Millage varies by local unit. This tool does not invent a local millage or look up a parcel.
Official resources: Uncapping and transfers of ownership; Principal Residence Exemption and Form 2368; Michigan Property Tax Estimator and millage rates.
Property expenses and closing assumptions
Permanent Rate Buydown
Explore how a lower permanent note rate, with a user-entered discount-point cost, could change principal and interest. This tool never maps a number of points to a rate automatically. Label the cost as a verified quote or a hypothetical. Educational only; not a promise of net savings. Consider opportunity cost and the chance of a later refinance or sale.
| Horizon | Gross payment difference | Net of buyer-paid cost |
|---|
Temporary Rate Buydown
A temporary buydown does not change the contractual note rate and is not a permanent interest-rate reduction. For typical Fannie Mae eligible temporary buydowns, qualification is based on the full note rate (Selling Guide B2-1.4-04). Program rules vary for FHA, VA, USDA, and Fannie Mae; USDA generally caps a temporary buydown at 2 percentage points, so a 3-2-1 structure may not be available on a USDA file.
Subsidy method: reduced P&I is computed on the original loan amount and term at the reduced rate. The monthly subsidy is the scheduled note-rate P&I minus that reduced P&I. Total subsidy is the sum over the buydown months. Some lenders may calculate the subsidy on the amortized balance; confirm the method used on a given file.
What's the Smarter Offer Strategy?
Compare a traditional purchase at the asking price, a price reduction, and a seller concession toward eligible closing costs, prepaids, or a permissible buydown. A concession and a price reduction do not necessarily produce the same seller proceeds. Lender approval and the appraisal matter. Educational only.
Mode B — Price This Listing
Prepare an educational financing page for a specific, publicly listed home. Enter details manually. This tool does not import MLS data or photographs. The public link stores only approved listing fields in the page address (the fragment after #), so those fields are not sent to this website's server. Uploaded photos stay in this browser and can be used on the flyer; they are not placed in the link.
Michigan advertising: when Realtor branding is used, the brokerage name is required (MCL 339.2512e). Contact information is shown on the buyer page only if you consent to display it.
Listing details
Realtor branding
Financing assumptions (educational)
Listing QR code
Generated in this browser. No third-party QR service is used. Navy modules, high error correction. Each listing has its own link and its own code.
National Market Rate Reference
This panel is a reference to national daily average indices published by Mortgage News Daily. It is not Ease Mortgage pricing, not a quote, not real-time lender pricing, and not an input to the calculator on this page. The calculator never reads a rate from this panel.
The official MND widget is not embedded on this staging page. Mortgage News Daily's widgets page offers copy-and-paste install language, but the site Terms of Use still require prior written consent to use any part of the MND site on another website and prohibit commercial use of site materials without that consent. Until Ease has that written permission, this panel links out rather than embedding an iframe.
Rate reference unavailable — visit Mortgage News Daily. Widget information: MND widgets. Terms: MND Terms of Use.
Displaying market rates on a lender's website can be treated as advertising under Regulation Z, 12 CFR 1026.24. This panel is flagged for Ease compliance review and is not a rate advertisement for Ease Mortgage loan programs.
Verified Lender Pricing — Future Integration
This option is not active. It is reserved for a future, secured, server-side connection to an approved pricing engine after company security and compliance approval. No API keys are present in this page, and no pricing is retrieved.
An implementation specification is in this staging project at docs/mc-verified-pricing-spec.md. Do not treat any figure on this calculator as verified lender pricing.
Request help with these numbers
The calculator works without sending any information. If you want Shane to walk through a scenario, this optional request opens a message in your own email app. Do not include a Social Security number, bank account information, a credit report, or tax returns.
Privacy notice
- Whose information is collected. Yours, as the person requesting a conversation. Do not include someone else's personal or financial information.
- Purpose. So Shane can respond to this inquiry only.
- How it is sent. From your own email app to [email protected]. It is not stored on this website and is not submitted to a form backend, CRM, or other third-party system. A Bonzo CRM integration is not connected.
- Consent. Sending the request is consent to be contacted about this inquiry only, using the email and, if provided, the phone number you enter. It is not marketing-list consent and is not a condition of using the calculator.
Printable scenario summary
Shane Thomas, Senior Loan Officer | Ease Mortgage, NMLS #444451. Ease Mortgage, NMLS #2273319, 1050 Wilshire Dr, Suite 300, Troy, MI 48084. Licensed in Michigan and Indiana. Equal Housing Opportunity. Educational illustration only. Not a loan offer, quote, rate lock, Loan Estimate, APR, or approval. Calculation date is shown above. Last reviewed November 10, 2026.
Sources
Last reviewed November 10, 2026. Confirm current language with the linked source.
- HUD Mortgagee Letter 2023-05 (FHA UFMIP and annual MIP)
- VA: Funding fee and loan closing costs
- Homeowners Protection Act, 12 U.S.C. 4902
- Fannie Mae Selling Guide B2-1.4-04: Temporary interest rate buydowns
- Fannie Mae Selling Guide B3-4.1-02: Interested party contributions
- MCL 211.27a (taxable value; uncapping)
- Michigan Treasury: Changes in ownership and uncapping
- Michigan Treasury: Property Tax Estimator
- MCL 207.525 (state transfer tax)
- 12 CFR 1026.24 (Regulation Z advertising)
- Mortgage News Daily widgets
- Mortgage News Daily Terms of Use
Shane Thomas, Senior Loan Officer | Ease Mortgage, NMLS #444451. Ease Mortgage, NMLS #2273319, 1050 Wilshire Dr, Suite 300, Troy, MI 48084. Licensed in Michigan and Indiana. Equal Housing Opportunity.