Price cut
Best for long-term cost
- Cash to close
- $55,000
- Net cost (5 yrs)Lowest
- $526,308
Four ways to use it.
Closing credit
Best for cash at closing
- Cash to closeLowest
- $45,000
- Net cost (5 yrs)
- $541,114
Discount points
Best for a long hold
- Cash to close
- $57,000
- Net cost (5 yrs)
- $527,996
2-1 buydown
Best for easing years 1 and 2
- Cash to close
- $45,486
- Net cost (5 yrs)
- $533,114
Worked example: $20,000 concession on a $400,000 home, 10% downEstimatedSee full comparisonHide full comparison
Best for long-term cost
All price cut
- Cash to close
- $55,000
- Net cost (5 yrs)
- $526,308Lowest
- P&I yr 1/mo
- $2,333.04
See payment detailsHide payment details
P&I - Years 1-30: $2,333.04/month.
Housing including MI/MIP, taxes, insurance and HOA - Months 1-118: $3,225.54/month; Months 119-360: $3,083.04/month.
Note rate 7.25%; loan term 30 years (360 months).
Not a loan quote. APR not calculated.
All credit
- Cash to close
- $45,000Lowest
- Net cost (5 yrs)
- $541,114
- P&I yr 1/mo
- $2,455.83
See payment detailsHide payment details
P&I - Years 1-30: $2,455.83/month.
Housing including MI/MIP, taxes, insurance and HOA - Months 1-129: $3,355.83/month; Months 130-360: $3,205.83/month.
Note rate 7.25%; loan term 30 years (360 months).
Not a loan quote. APR not calculated.
All points
- Cash to close
- $57,000
- Net cost (5 yrs)
- $527,996
- P&I yr 1/mo
- $2,126.34
See payment detailsHide payment details
P&I - Years 1-30: $2,126.34/month.
Housing including MI/MIP, taxes, insurance and HOA - Months 1-102: $3,026.34/month; Months 103-360: $2,876.34/month.
Note rate 5.861%; loan term 30 years (360 months).
Not a loan quote. APR not calculated.
2-1 + rest to costs
- Cash to close
- $45,486
- Net cost (5 yrs)
- $533,114
- P&I yr 1/mo
- $1,987.93Lowest
See payment detailsHide payment details
P&I - Year 1: $1,987.93/month; Year 2: $2,216.58/month; Years 3-30: $2,455.83/month.
Housing including MI/MIP, taxes, insurance and HOA - Year 1: $2,887.93/month; Year 2: $3,116.58/month; Months 25-118: $3,355.83/month; Months 119-360: $3,205.83/month.
Note rate 7.25%; loan term 30 years (360 months). Temporary buydown: qualify at note rate.
Not a loan quote. APR not calculated.
| Allocation | Cash to close | P&I yr 1/mo | Net cost (5 yrs) |
|---|---|---|---|
| All price cut | Cash to close$55,000 | P&I yr 1/mo$2,333.04 | Net cost (5 yrs)Lowest$526,308 |
| All credit | Cash to closeLowest$45,000 | P&I yr 1/mo$2,455.83 | Net cost (5 yrs)$541,114 |
| All points | Cash to close$57,000 | P&I yr 1/mo$2,126.34 | Net cost (5 yrs)$527,996 |
| 2-1 + rest to costs | Cash to close$45,486 | P&I yr 1/moLowest$1,987.93 | Net cost (5 yrs)$533,114 |
All price cut
P&I - Years 1-30: $2,333.04/month.
Housing including MI/MIP, taxes, insurance and HOA - Months 1-118: $3,225.54/month; Months 119-360: $3,083.04/month.
Note rate 7.25%; loan term 30 years (360 months).
Not a loan quote. APR not calculated.
All credit
P&I - Years 1-30: $2,455.83/month.
Housing including MI/MIP, taxes, insurance and HOA - Months 1-129: $3,355.83/month; Months 130-360: $3,205.83/month.
Note rate 7.25%; loan term 30 years (360 months).
Not a loan quote. APR not calculated.
All points
P&I - Years 1-30: $2,126.34/month.
Housing including MI/MIP, taxes, insurance and HOA - Months 1-102: $3,026.34/month; Months 103-360: $2,876.34/month.
Note rate 5.861%; loan term 30 years (360 months).
Not a loan quote. APR not calculated.
2-1 + rest to costs
P&I - Year 1: $1,987.93/month; Year 2: $2,216.58/month; Years 3-30: $2,455.83/month.
Housing including MI/MIP, taxes, insurance and HOA - Year 1: $2,887.93/month; Year 2: $3,116.58/month; Months 25-118: $3,355.83/month; Months 119-360: $3,205.83/month.
Note rate 7.25%; loan term 30 years (360 months). Temporary buydown: qualify at note rate.
Not a loan quote. APR not calculated.
Net cost includes payoff balance; excludes taxes, insurance, HOA and property value.
Costs, pricing and credit treatment
$12,000 costs + $5,000 prepaids. Estimated point pricing uses a rule of thumb, not a lender quote. Payments include the assumptions shown in the calculator.
All price cut
Program cap: $22,800. Usable financing contribution: $0. Excess treated as sales concession: $0.
All credit
Program cap: $12,000. Usable financing contribution: $12,000. Excess treated as sales concession: $8,000.
All points
Program cap: $24,000. Usable financing contribution: $20,000. Excess treated as sales concession: $0.
2-1 + rest to costs
Program cap: $24,000. Usable financing contribution: $20,000. Excess treated as sales concession: $0.
The main credit scenario reduces the lender value for excess credit, which can change the cap band. The calculator also shows the alternative where unused credit is lost.
Who it's for
Bring the same comparison to the table.
Builders & developers
Explore an incentive budget for one home at a time, with a seller and developer view.
Listing teams & brokerages
Compare a recorded price change with seller-paid financing costs before the next negotiation.
Buyers’ agents & loan officers
Discuss the buyer’s cash and holding period using a lender’s actual rate and points ladder when available.
What's behind the numbers
More context behind every comparison.
From the worked example
All credit · cap$12,000
usable$12,000
Excess sales concession$8,000
Program caps, with cited rules
The engine enforces the modeled conventional and FHA caps, eligible-cost limits and buydown restrictions. Citations and verification dates travel with the report. Confirm current rules and lender overlays.
Illustrative
Estimated
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Quote date
Lender-verified pricing, when supplied
Enter a lender’s rate/points ladder, confirm its source, and record the lender name and quote date. Otherwise pricing is labeled Estimated. Verification describes pricing provenance only.
Illustrative
Prepared … (America/New_York)
SHA-256 (canonical inputs + results)
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A dated PDF with a fingerprint
Export inputs, payment streams, horizon costs, warnings and rule citations with an Eastern timestamp and SHA-256 calculation fingerprint. The fingerprint records integrity; it is not a digital signature.
Simple pricing for every concession conversation
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FAQ
A few practical answers.
Is this a loan quote or financial advice?
No. This is an educational comparison using your assumptions. Not a loan quote. APR not calculated. It is not a Loan Estimate, a commitment to lend or legal, tax or financial advice.
Do you collect borrower data?
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A paid license puts your brand on every PDF report and on the embeddable calculator, and removes the ClosingLever watermark. After checkout, your license key appears right away on the confirmation page. Your browser verifies the key and stores it locally, so there's no account or password to manage. To use your branding in another browser or on another computer, save your key and paste it in there. Subscriptions renew automatically, and you can cancel anytime from the Stripe billing portal.
Are rates and program rules current?
There is no live rate feed. Point pricing is a rule-of-thumb estimate until you supply a lender’s quote ladder and provenance. Rule sources have versioned verification dates. Confirm eligibility, current rules, lender overlays, all costs and any unused-credit treatment with your lender.
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Make your concession count.
Free calculator. No account. Conventional and FHA.