See how a home sale plays out, before it is real.
Buyers and sellers set the numbers, make each decision, and watch the offer, inspection, appraisal and closing unfold. Every figure is an example. Nothing entered here leaves this browser.
Buyer simulation · example numbers
Buying a $485,000 home
A private simulation of your purchase, from pre-approval to keys. Set the numbers to match your situation, make each decision, and see how it plays out.
- Market
- Balanced
- You are on
- Step 1 of 6
- Keys in hand
- In 91 days
- Timeline
- 91 days
Step 1 of 6 · typically 3 days
Get pre-approved
Before you fall for a house, find out what a lender will back. A pre-approval letter tells sellers you are serious and tells you where your ceiling is.
Where you stand
Move the sliders under Your numbers and these limits follow.
What to watch
Updates as your numbers and choices change
- Keep an eye on this
Housing would take 30.2% of your gross income
That is above the 28% guideline. Most lenders will still approve it, but the budget is tight. Your income comfortably supports about $450,000.
- In your favor
Your total debt load would be 35.8%
Housing plus your $650 of other monthly debt stays under the 36% guideline.
- In your favor
You would keep $10,700 after closing
About 3 months of payments in reserve after roughly $87,300 in cash to close.
- Good to know
Mortgage insurance adds $206 a month
With less than 20% down, the lender requires PMI until you reach 20% equity. Putting 20% down would take $97,000 and remove it.
Your checklist for this step
4 things to take care of in real life
These are for your real purchase, so tick them off as you go. The simulation does not wait for them. Move on whenever you are ready.
This is an educational simulation with example numbers. It assumes a 30-year fixed loan, property tax of 1.1% and insurance of 0.45% of the price per year, mortgage insurance of 0.6% of the loan under 20% down, buyer closing costs of 3% and seller closing costs of 1.2%. Offers, inspections and appraisals are simulated. Your market, lender and state rules will differ, so confirm real decisions with a licensed agent, lender or attorney. HomezLoop is not a lender, appraiser or attorney.