Free Tools · Financing

The Incentive Reality Calculator

Builders advertise incentives in big numbers — a rate buydown, a closing-cost credit, "free" upgrades. This shows what that package is actually worth on your home over the years you'll keep the loan, and whether taking the in-house-lender deal really beats simply shopping the loan yourself. Independent and educational — not a lending quote.

The home

$
%
Most buyers move or refinance well before 30 years — this is where incentives really get judged.
$
Auto-filled at 3% of price; override with your real estimate.
Option A · Builder deal
%
The rate the builder's lender offers — often the price of the incentive.
$
$
$
Upgrades are real value, but they aren't cash — leave off for a money-only comparison.
Option B · Outside loan
%
A rate you'd get by shopping your own lender.
$
Same as the home price unless you'd negotiate a different one without the incentive.
$
Illustrative only — not a lending quote. Rate buydowns may be temporary (a 2‑1 buydown resets after two years); confirm whether the in‑house rate is permanent, and get every incentive in writing. Verify exact figures with a lender and your contract.