Configure your client\'s scenarios — then share the link or download the file.
Your Information
Agent Partner (optional)
Agent receives the same engagement alerts as you
Client & Property
Type address + Enter, or click Look Up to auto-fill price, taxes & HOA from public records.
If client explores above this amount, they'll be prompted to reconnect with you. Fires an alert to your agent automatically.
Client's comfortable max total monthly payment (PITI). Scenarios over this amount are flagged. Used alongside or instead of max price.
Adds a letter button to your LO toolbar. Never visible to the client — only you can generate and print letters from this tool.
Get email alerts when your client engages: Create a free webhook in
Zapier or Make.com
→ connect it to Gmail or Outlook → paste the URL above. Fires when the client adjusts numbers or clicks "Talk to Your Maestro."
Loan Options (up to 3)
Configure up to 3 loan options for side-by-side comparison.
Quick-fill:
— or leave blank for 2.5% auto
Agency caps: Conv ≤20% down = 3% · Conv >20% = 6% · FHA = 6% · VA = 4%
↑ Load Saved Template
💼 Lender Fees $0
%= $0
Negative = lender credit (reduces your closing costs)
🔄 Third-Party Fees $0
📋 Title Fees $0
📅 Pre-Paids & Escrow $0
$0/mo
$0/mo
Auto-populates as monthly ins x 12 — override as needed
$0/day
Grand Total — Fees + Pre-Paids$0
Lender Fees — % of loan · used for APR
%
%
%
Dollar amount calculated from loan balance — shown live in preview
Pre-Paids (separate from closing costs)
Days of interest from close to month-end
Typically 12 months upfront
Tax & insurance reserves (typically 2–6 months)
HOA transfer fees, etc.
Total Pre-Paids$0
PMI Rates by LTV Tier — auto-adjusts as client changes down payment * Based on 780 FICO score — LO to verify actual rate
% / year
% / year
% / year
% / year
HELOC Parameters (2nd Mortgage)
Auto = 10% of purchase price
—%HELOC Rate (Prime + Margin)
HELOC Parameters
—%HELOC Rate (Prime + Margin)
Temporary Buydown (optional)
ARM Parameters
Rate used for qualification
e.g. 60 for a 5/1 ARM
e.g. 12 = adjusts annually
Max increase over initial rate
Minimum possible rate
Live Calculation Preview
Enter purchase price, down payment %, and rate to preview calculations
Quick-fill:
— or leave blank for 2.5% auto
Agency caps: Conv ≤20% down = 3% · Conv >20% = 6% · FHA = 6% · VA = 4%
↑ Load Saved Template
💼 Lender Fees $0
%= $0
Negative = lender credit (reduces your closing costs)
🔄 Third-Party Fees $0
📋 Title Fees $0
📅 Pre-Paids & Escrow $0
$0/mo
$0/mo
Auto-populates as monthly ins x 12 — override as needed
$0/day
Grand Total — Fees + Pre-Paids$0
Lender Fees — % of loan · used for APR
%
%
%
Dollar amount calculated from loan balance — shown live in preview
Pre-Paids (separate from closing costs)
Days of interest from close to month-end
Typically 12 months upfront
Tax & insurance reserves (typically 2–6 months)
HOA transfer fees, etc.
Total Pre-Paids$0
PMI Rates by LTV Tier — auto-adjusts as client changes down payment * Based on 780 FICO score — LO to verify actual rate
% / year
% / year
% / year
% / year
HELOC Parameters (2nd Mortgage)
Auto = 10% of purchase price
—%HELOC Rate (Prime + Margin)
HELOC Parameters
—%HELOC Rate (Prime + Margin)
Temporary Buydown (optional)
ARM Parameters
Rate used for qualification
e.g. 60 for a 5/1 ARM
e.g. 12 = adjusts annually
Max increase over initial rate
Minimum possible rate
Live Calculation Preview
Enter purchase price, down payment %, and rate to preview calculations
Quick-fill:
— or leave blank for 2.5% auto
Agency caps: Conv ≤20% down = 3% · Conv >20% = 6% · FHA = 6% · VA = 4%
↑ Load Saved Template
💼 Lender Fees $0
%= $0
Negative = lender credit (reduces your closing costs)
🔄 Third-Party Fees $0
📋 Title Fees $0
📅 Pre-Paids & Escrow $0
$0/mo
$0/mo
Auto-populates as monthly ins x 12 — override as needed
$0/day
Grand Total — Fees + Pre-Paids$0
Lender Fees — % of loan · used for APR
%
%
%
Dollar amount calculated from loan balance — shown live in preview
Pre-Paids (separate from closing costs)
Days of interest from close to month-end
Typically 12 months upfront
Tax & insurance reserves (typically 2–6 months)
HOA transfer fees, etc.
Total Pre-Paids$0
PMI Rates by LTV Tier * Based on 780 FICO score — LO to verify actual rate
% / year
% / year
% / year
% / year
HELOC Parameters (2nd Mortgage)
Auto = 10% of purchase price
—%HELOC Rate (Prime + Margin)
HELOC Parameters
—%HELOC Rate (Prime + Margin)
Temporary Buydown (optional)
ARM Parameters
Rate used for qualification
e.g. 60 for a 5/1 ARM
e.g. 12 = adjusts annually
Max increase over initial rate
Minimum possible rate
Live Calculation Preview
Enter purchase price, down payment %, and rate to preview calculations
🌐 Hosting & Profile PortabilityDetecting…
Checking hosting environment…
Profile portability: Export copies your LO profile as a short code. Open this tool on any device, go to Setup, click Import, and paste the code to restore your name, NMLS, phone, email, and Calendly link instantly — no re-entry needed.
Maestro Admin — Data Integrations
This key is stored locally on your device and never shared. Enables instant property data lookup (price, taxes, HOA, details) from any US address. Get a free key at rentcast.io →
✓ Config saved — client view is now live on this page
How to share with your client:
📧 Email / Text: Click Download Client File below → attach the HTML file to an email or text. Client opens it in any browser.
🔗 SharePoint / OneDrive / Google Drive: Upload the downloaded file → copy its share link → send to client.
🌐 If this tool is hosted at a URL: Use Copy Shareable Link and the URL will work directly.
MORTGAGE MAESTRO
GROUP
Loan Officer|NMLS —|
or edit fields manually below
Your Maestro Toolkit
Select the right tool for your client conversation today.
Maestro Comparison
Build a side-by-side comparison of up to 4 loan scenarios for your client — FHA, Conventional, VA, Jumbo and more.
Debt Consolidation
Model a cash-out refinance that rolls high-interest debts into the mortgage — show clients their true monthly savings.
Assumption + HELOC
Compare assuming a seller\'s below-market mortgage plus a HELOC against taking a new market-rate purchase loan.
Affordability Check
Share a self-serve link with prospects so they can enter their info and immediately see what they qualify for.
LO Only
Pre-Approval Letter
Generate a polished, branded pre-approval letter with your signature block, logo, and client-specific loan details.
Concession Compass
Price reduction vs. seller-funded buydown — show clients the real math, break-even timeline, and wealth impact side by side.
Refi Compass
Should I refinance? Show the real net cost after skipped payment & escrow refund — with break-even, extra-principal acceleration, and total interest comparison.
Maestro Comparison
This tool is ready to be configured with your client\'s loan options. Click below to get started.
Answer a few quick questions. We build your personalized Maestro Comparison instantly — no credit pull, no commitment.
1
2
3
4
HomeIncomeDebtsGoals
About the Home
Tell us about the home you want to buy.
$
Are you a Veteran or Active Military?
Tap to activate — VA benefit unlocks $0 down & no PMI
TAP TO SELECT
%
First-Time Homebuyer?
May qualify for special programs & down payment assistance
Used to apply 2026 agency loan limits (FHFA / HUD) to your affordability analysis.
Your Income
This helps us calculate what you qualify for. Nothing leaves this page without your permission.
💼
W-2 Employee
Salaried or hourly
🏠
Self-Employed
Business owner / LLC
📋
1099 / Commission
Contractor / freelance
🌟
Retired / Other
Fixed income / military
$
$
Bonus
Avg monthly • Conv: 12+ mo history | FHA / VA / USDA: 24+ mo history
$
Commission
Avg monthly • Conv: 12+ mo history | FHA / VA / USDA: 24+ mo history
$
Overtime
Avg monthly • Conv: 12+ mo history | FHA / VA / USDA: 24+ mo history
$
RSU / Stock Awards
Avg monthly vesting value • Typically requires 24+ mo history & continued vesting
$
Other Income
Rental, alimony, side income • Must be documented & consistent
$
Total Monthly Qualifying Income$0 / mo
$
We use a 2-year average of your net income from tax returns. Your Maestro will verify the exact qualifying figure — this is your starting estimate.
$
$
Monthly Debt Payments
Only include minimum monthly payments, not balances. This directly affects your qualifying amount.
I have no consumer debts
No car loans, student loans, or credit card minimums
$
$
$
$
$
$
Total Monthly Debts$0
Determines which DTI limits apply per loan program. Your Maestro will confirm eligibility during pre-approval.
Conservative Safe guidelines
Standard Agency guidelines
Maximum / AUS Push approval
Debt-to-Income at Your Debts
Select the programs to include in your affordability analysis. Enter each program's rate, or leave blank to use estimated market rates.
Conventional
FHA
VA
USDA
Jumbo
Conventional Rate
%
FHA Rate
%
VA Rate
%
USDA Rate
%
Jumbo Rate
%
Rates left blank will use estimated market rates adjusted for credit score. Actual rates confirmed at application.
Your Goals & Timeline
This helps your Maestro understand what matters most so they can tailor your strategy from day one.
Select up to 3
My First Home
Growing Family / Upsizing
Building Wealth
Relocating for Work
Downsizing / Simplifying
Starting Fresh / New Chapter
Stability & Putting Down Roots
Vacation / Second Home
Military / PCS Move
Investment Property
Ready Now
1 – 3 Months
3 – 6 Months
6 – 12 Months
Just Exploring
Select up to 2
Lowest Rate
Lowest Monthly Payment
Least Cash to Close
Speed & Certainty to Close
Personal Guidance
Shapes your strategy
Under 3 yrs
3–5 yrs
5–7 yrs
7+ yrs
Your Maestro uses this to determine break-even points, rate vs. cost trade-offs, and long-term wealth impact.
This goes directly to your Maestro. The more context you share, the better we can tailor your strategy.
Your 3 Loan Options Are Ready
Enter your info below to unlock your personalized comparison and connect with your Mortgage Maestro.
🔒 No credit pull. No spam. No obligation. Your information is never sold or shared.
Independent Broker Advantage: Rates shown are current market estimates for illustration.
As your independent mortgage broker, we shop dozens of lenders so you never have to —
delivering the best rate your situation qualifies for. High-tech tools. Human touch. Every time.
Ready to make this real?Schedule your free 15-minute strategy call with a Mortgage Maestro.
Your Custom Loan Options
Prepared specifically for your situation. Adjust the numbers below and watch your options update in real time.
—
Your loan officer has been notified and will be in touch shortly.
Adjust Your Scenarios — Changes Update All Options Instantly
Scales all loan options proportionally · PMI tier updates automatically
At 20%+ down, PMI drops to $0 · See your equity impact in real time
⚠️
You're exploring above your pre-approved amount
No worries — this is your sandbox to explore. But let's make sure you're set up for success before making an offer at this price.
M
Pre-Approval Letter Generator
LO use only — not visible to client
Letter Details
$
Tip: borrower name auto-fills from the Borrower field above.
Signing LO (from Setup)
—
Letter Preview
🎸 Tune the Symphony
Adjust price or down payment — scenarios update instantly
DTI —
Purchase Price
$
± $10K per tap
Down Payment
The Full Score
The complete cost picture, orchestrated for your situation.
* All-In Cost rows assume no home appreciation (principal paydown only). Colorado Home Value Projection uses a 5.54% annual rate derived from the FHFA All-Transactions House Price Index for Colorado (FRED: COSTHPI), calculated as the 51-year compound annual growth rate from Q1 1975 to Q1 2026. Projections are estimates based on historical averages and are not a guarantee of future appreciation. PMI/MIP cancellation reflected when LTV reaches 80%. Buydown periods applied in year-by-year calculation. Taxes and insurance held constant.
Data Source:
U.S. Federal Housing Finance Agency, All-Transactions House Price Index [COSTHPI / state series],
retrieved from FRED, Federal Reserve Bank of St. Louis —
fred.stlouisfed.org.
Index base: 1980 Q1 = 100. Colorado data through Q1 2026.
Projections are illustrative only based on historical CAGR scenarios; actual appreciation will vary and is not guaranteed.
Not a commitment to lend. Equal Housing Lender.
Ready to Take the Next Step?
These numbers are a starting point. Your Maestro will walk you through which option makes the most strategic sense for your goals.
Important Disclosures
Assumable Loan + HELOC vs. New Purchase
Compare keeping the seller\'s rate vs. starting fresh.
A — The Assumable Loan (Seller's Mortgage)
Amount you'd be assuming
Seller's original rate — often significantly below market
From seller\'s mortgage statement
Typically $500–$1,500 for assumption processing
Your Down Payment = Purchase Price − Assumed Balance
—
B — HELOC to Bridge the Gap
Cash you're bringing to closing
HELOC Amount = Price − Assumed Balance − Your Down Payment
—(override below)
HELOC Rate = Prime + Margin
—
HELOC IO Payment
—
C — Alternative: New Purchase Loan
Purchase Price (from Section A)
—
Monthly Taxes (from Section A)
—
Monthly Insurance (from Section A)
—
New Loan P&I
—
Typically 2–3% of loan amount
Enter details on the left to see the analysis.
Debt Consolidation Analysis
Is rolling your debt into a refinance the right move?
A — Current Mortgage(s) Being Paid Off
Current Total Mortgage Payment: $0/mo
B — Debts to Consolidate
Total Debt Being Consolidated: $0 |
Monthly Payments: $0/mo |
Wtd. Avg. Rate: 0.00%
C — Proposed New Loan
New Loan Amount ($)
Balance + debts + closing costs
Interest Rate (%)
Loan Term
Monthly P&I (auto-calc)
Monthly Taxes ($)
From current escrow or updated estimate
Monthly Insurance ($)
Closing Costs ($)
Used for break-even analysis
New Total Monthly Payment
Fill in the form to see your analysis
Start from a Template
Pre-wires loan types, down payments & terms — you add rate and property details
Templates only set loan types, down payments, and terms. Rates, property details, and LO info are always yours to enter.
Amortization Schedule
Closing Cost Breakdown
—
Refi Compass — Should I Refinance?
$
%
yrsmo
$
$
$
$
$
$
ⓘ Skipped payment = 1 full PITI month (gap between last old payment & first new payment). Escrow balance refunds ~30-60 days after closing.
Here is Today
Current Loan
Existing mortgage details
Monthly Payment (PITI)
—
P&I + Tax + Ins + HOA
Option A
No-Cost / Market Rate
LO enters rate & closing costs
%
yrs (8-30)
$
New Monthly (PITI)
—
Enter rate above
Option B
Points / Lender Credit
Toggle between strategies below
%
yrs (8-30)
%
$
New Monthly (PITI)
—
Enter rate above
Break-Even Analysis
Total Interest Comparison
Wealth Builder — Apply Savings as Extra Principal
Apply your monthly payment savings toward extra principal — see how it compresses your break-even and accelerates your payoff.
Extra principal: $0/mo
Scenario
+ Principal Applied
Payoff
Interest Saved (vs Today)
Std Break-Even
Break-Even w/ Extra Principal
S&P 500 vs. Extra Principal — Wealth Comparison
Starting at $0, what happens when Option A’s savings and Option B’s savings are each invested monthly into an S&P 500 Index Fund? Each line begins at $0 the month you close and compounds at the selected annual return — showing exactly how much the difference in savings grows through compounding over your loan horizon.
Annual return:
ⓘ S&P 500 historical nominal average: ~10.5%/yr since 1957. Past performance does not guarantee future results. “Interest Saved” is the cumulative mortgage interest eliminated by applying monthly savings as extra principal vs. standard amortization on the new loan.
🎤 Maestro Recommendation
Analyzing...
Concession Compass — Price Reduction vs. Seller Credits
$
$
$600,000
%
%
$
$
$
$20,000(3.23%)✓ Under Cap
ⓘ Concession = price reduction amount applied as seller credit on the right-side path. Agency caps enforced automatically.
🏠 Price Reduced Path
Lower loan · no concession needed
Option B Buyer Buys Down Rate
%
VS
🆕 Seller Pays Buydown Path
Full price · seller credits cover buydown cost
Permanent Buydown Seller Funds Points
%
Break-Even Analysis
Wealth Builder — Extra Principal
Apply your monthly payment savings toward extra principal on the lower-payment option. See how much faster you build equity.
Extra principal: $0/mo
🎤 Maestro Recommendation
Calculating...
Concession Cap Exceeded
The seller credit you've entered exceeds agency guidelines for this loan type. Please review before presenting to the client.
