THE PLANNING DESK / BOTH

Selling your house and buying another? Run the numbers.

Compare the cash your sale could release with the total budget for your next purchase. The difference shows additional cash needed or cash remaining after your planned reserve. This sale-first model assumes your sale has closed and the proceeds are available before the purchase.

Every starting figure is an editable example, not a market quote. Tap an info button for an explanation.

01 / Your current home

Expected sale price

Your working estimate of the price a buyer will pay. Example: $350,000. Try a lower price too. This is not an automated home valuation.

Mortgage and other payoffs

The amount needed to pay off your mortgage and any other liens at closing. Example: $224,000. Ask for a dated payoff quote, which may differ from the balance in your mortgage app.

Combined selling costs (%)

A single allowance for selling expenses such as negotiated brokerage compensation, title or closing charges, and applicable prorations. Example only: 6% of $350,000 is $21,000. This is not a standard fee. Use a local net sheet and leave repairs and seller credits in the next field.

Repairs and seller credits

Repairs are money you expect to spend fixing the home. Seller credits are amounts you agree to contribute toward the buyer’s costs under the contract. Example: $2,000 in repairs plus a $3,000 buyer closing cost credit = $5,000 here. Do not also include these in combined selling costs.

02 / Your next home

Next home purchase price

The amount you plan to pay for the next home. Example: $400,000. This is a planning assumption, not a listing price prediction.

Down payment (%)

The share of the purchase price you pay upfront instead of borrowing. Example: 20% of $400,000 = $80,000. Loan requirements vary. This is separate from closing costs.

Purchase closing allowance (%)

An allowance for purchase closing charges, prepaid expenses, and initial escrow funding. Example only: 3% of $400,000 = $12,000. Use your lender’s Loan Estimate for your transaction. This tool does not separately subtract deposits already paid.

Moving and setup

Moving and setup expenses outside closing. Example budget: $2,000 for movers plus $1,000 for travel and setup = $3,000. Replace this example with quotes for your move.

Cash to keep after the move

Money you want to have left after the purchase and move. Example: $10,000. It is included in the cash budget but is not a payment to anyone.

Illustrative interest rate (%)

The annual interest rate used to estimate principal and interest. The starting 6.5% is an example, not a current rate or an offer. Use a lender quote. This tool assumes a fixed rate.

Loan term (years)

How long the loan is scheduled to last. Example: 30 years means 360 monthly payments. The term must be greater than zero.

Annual property tax

The estimated annual property tax for the next home. Example: $3,600 a year adds $300 per month. Verify the amount for the property and your circumstances with local sources.

Annual insurance

Annual homeowners and any separate property insurance you expect to pay. Example: $1,800 a year adds $150 per month. Get address specific quotes and include separate coverage where applicable.

Monthly HOA

Regular homeowners association dues per month. Example: $300 quarterly = $100 monthly. Enter 0 if none apply. Special assessments need a separate budget.

Monthly mortgage insurance

Monthly mortgage insurance, if required for your loan. Example only: a lender quote of $120 per month belongs here. Enter 0 only when it does not apply. This is separate from homeowners insurance.

Use a combined allowance for negotiated selling expenses, including any compensation, closing charges, and prorations. Avoid counting the same cost twice. Purchase closing allowance includes prepaids and escrow funding you expect at closing. Starting rates and percentages are examples.

A worked example: selling for $350,000 and buying for $400,000

These are illustrative assumptions, not local cost estimates. A $350,000 sale, $224,000 payoff, and 6% combined selling allowance leave $105,000. No separate repairs or seller credits are entered in this example.

Next-home budget	Example amount
20% down payment	$80,000
3% purchase closing allowance	$12,000
Moving and setup	$3,000
Cash kept in reserve	$10,000
Total planned cash	$105,000

The $105,000 sale proceeds cover the $105,000 budget exactly. The reserve remains yours. This example has no extra cushion beyond that reserve.

What if the sale price drops $20,000?

Scenario	Sale proceeds	Additional cash needed
$350,000 sale	$105,000	$0
$330,000 sale	$86,200	$18,800

The lower price creates an $18,800 gap with the other assumptions unchanged. The drop in proceeds is smaller than $20,000 because the percentage-based selling allowance also decreases. Fixed expenses may behave differently. Change your own sale price above, then copy or print each scenario to compare.

What if the sale has not closed?

Estimated equity is not available purchase cash. This tool does not calculate bridge financing, temporary housing, overlapping mortgages, or the cost of a delayed sale. Use the buy-first and sell-first comparison to make a separate timing budget.

What the budget includes

Net sale proceeds subtract the entered payoff, percentage selling allowance, and separate repairs or credits. Purchase cash includes down payment, purchase closing allowance, moving, and retained reserves. Monthly housing uses a fixed rate payment plus entered tax, insurance, HOA, and mortgage insurance. Income taxes, maintenance, utilities, and financing eligibility are not calculated.

Can I use home sale proceeds for my next down payment?

They can be a source of purchase funds, but confirm availability and documentation with your lender and closing professionals. Read the sale-proceeds timeline before scheduling dependent closings.

Is this the amount I need to wire at closing?

No. This is a total move budget. It does not reconcile earnest money already paid, buyer credits, or other closing adjustments. Your lender’s Closing Disclosure is the transaction document to review for cash due.

How much should I keep in reserve?

Set a reserve around your household expenses, expected repairs, income stability, and tolerance for delays. The $10,000 starting value is an example, not a recommended amount for every household.

Need to coordinate both sides of a move?

Bring your scenario and destination to Dalton to discuss a local agent introduction. Availability is confirmed individually.

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