DTI OVER LIMIT
DTI OVER LIMIT
ChrisToClose
Housing Payment Calculator
LENDER ONLY
Front
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Back-End DTI
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P&I—
Tax—
Insurance—
MI—
Debts—
Total Housing Payment—
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Loan Type
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Client Financial Profile
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Car, student loans, credit cards — non-departing only
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Property Location, Tax & Insurance
Your county determines your property tax rate. Every Florida county has a different mill rate. Enter your ZIP and we'll detect the county automatically, or search by county name. Loan parameters stay locked until location is entered — without a county the tax estimate would be meaningless.
Uncheck for investment property or year-one estimate before homestead applies.
Est. Property Tax (w/ Homestead)
How the estimate works
Your county has a mill rate — a tax per $1,000 of taxable value. We use your county’s actual mill rate to estimate your annual tax, then divide by 12 for the monthly figure.
Mill Rate Formula: Purchase Price × Mill Rate ÷ 1,000 ÷ 12 = monthly tax
Florida Homestead Exemption
If this will be your primary residence, the first $50,000 of your home’s assessed value is exempt from taxation — that’s automatically factored in when you check the Homestead box.
A $400k home assessed at value → taxable value drops to $350k. At 20 mills, that saves ~$1,000/yr.
Save Our Homes cap
Once you homestead, Florida caps how much your assessed value can increase each year — currently 3% or CPI, whichever is less. This protects long-term owners from runaway tax bills.

New buyers don’t inherit this. The cap resets to full market value when the home sells.
Year 1 & the reassessment gap
You’ll likely pay the prior owner’s tax bill at closing — which could be much lower than yours will be once the county reassesses at your purchase price.

Year 2 can be a shock. Tap the pencil icon to enter an actual tax figure once you have it, or ask Chris to run a Year 2 estimate.
— Select Location
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Est. Homeowners Insurance
Starting estimate is 0.5% of purchase price annually. Florida rates vary significantly by location, home age, roof type, wind mitigation, and carrier. This estimate could be meaningfully higher or lower. Tap the pencil to enter an actual quote. Resets if purchase price changes.
$167/mo EST
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If the property is in a FEMA flood zone, flood insurance is required by your lender — not optional, not covered by standard homeowners insurance. Cost varies by flood zone, home elevation, and coverage amount. Does not reset when purchase price changes — flood risk is location-based.
CDD stands for Community Development District. These are annual assessments on properties in planned communities, used to repay bonds for infrastructure like roads and utilities. They appear on your tax bill separately from the mill rate. Very common in Florida new construction and master-planned neighborhoods. Enter the annual CDD amount — we'll divide by 12 for the monthly figure.
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Loan Parameters
🔒 Enter your ZIP or county in Step 3 to unlock loan parameters
Purchase Price
This is the price you'd offer on the home. Adjusting this changes your loan amount, monthly P&I, estimated taxes, insurance, and PMI. Everything flows from this number. Try sliding down from your max to see how much payment drops.
$400,000
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$100K$1.5M
Down Payment
Your down payment is the portion of the purchase price you pay upfront. The rest becomes your loan. A larger down payment means a smaller loan and lower payment. At 20% or more, PMI disappears entirely. Watch your DTI as you move this slider.
5%($20,000)
3%50%
Loan Term
How many years to repay the loan. 30 years = lowest monthly payment but more total interest. 15 years = higher payment but you build equity faster and pay far less interest over time. Most buyers choose 30 for flexibility. Try both and watch your DTI change.
7.000%
Monthly HOA
HOA fees cover shared community amenities and count toward your front-end DTI. Fees range from $50/mo in small neighborhoods to $1,500+/mo in high-rise condos. Always confirm before making an offer.
A $550k condo with $900/mo HOA can cost more monthly than a $600k house with no HOA.
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Enter $0 if none
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Departing Property (FM0132)
FM0132 is the Fannie Mae guideline for clients keeping their current home as a rental. Lenders can only count 75% of gross rent to offset departing property expenses — the 25% haircut accounts for vacancy and maintenance. If 75% of rent doesn't cover expenses, the shortfall is added to back-end DTI as a monthly debt. Enter $0 rent if no lease is signed yet — full expenses still count.
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P&I + taxes + ins + HOA + HELOCs
Gross Monthly Rental Income
$0/mo
$0$7,500/mo
Enter $0 if no lease signed yet
FM0132 Preview:
Enter rent and expenses to see the shortfall calculation.
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PMI Estimator JUMBO
PMI (Private Mortgage Insurance) is required on conventional loans when your down payment is below 20%. It protects the lender — not you — and is based on your loan amount, LTV ratio, and credit score. It cancels automatically at 78% LTV. Think of it as the cost of buying with less than 20% down — it disappears, unlike rent.
On a $785k home with 15% down: 760+ FICO pays ~$100/mo PMI. A 680 score at the same price and down pays ~$394/mo. Credit score matters significantly.
Estimated Monthly PMI
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Calculated from current loan amount
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If entered, locks the PMI value in the client view
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Generate Client Link

All values above are encoded into a private client link. Your client opens it and sees their personalized calculator. They cannot access this lender setup panel.

✓ Link copied! Paste into a text or email to your client.
Chris Greenidge • NMLS# 2073018 • American Pacific Mortgage • Proud to be Employee Owned
Equal Housing Opportunity • • 727.642.1374 • ChrisToClose.com
© 2026 ChrisToClose. All rights reserved.
DTI Qualification Gauge
Front-End
Front-end DTI = Housing Payment ÷ Gross Monthly Income. Counts only home costs: P&I, taxes, insurance, HOA, flood, PMI. Generally around 28–31% for CONV and FHA.
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Back-End
Back-end DTI = (Housing + All Debts + Rental Shortfall) ÷ Income. The number lenders focus on most. Limits: CONV 50%, FHA 57%, VA 41% guideline, USDA 46%.
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Awaiting Input
Monthly Payment Breakdown
Principal & Interest—
Property Tax—
Homeowners Insurance—
Mortgage Insurance—
Total Housing Payment—
Other Monthly Debts—
Total Monthly Obligations—