Command Overview
Your at-a-glance executive summary — pulled live from Property Search, Financial Planning, Move Timeline, and Action Center.
Top 3 actions
Highest-priority open items from the Action Center.
Quick actions
Jump straight to what you need.
Property Search
Every home under consideration, weighted-scored against your must-haves. Add homes as they come in, edit details as you learn more.
Pulls the address from the link automatically when it can — you (or Claude) still fill in price, beds, and the rest.
Scoring weights (editable)
Listings
Financial Planning
Interactive VA mortgage calculator. Change any input and every number below recalculates live.
VA mortgage calculator
0% down eligible, funding fee waived if you're exempt.
| Principal & interest | $0 |
| Property tax | $0 |
| Homeowners insurance | $0 |
| HOA | $0 |
| Total monthly payment | $0 |
Scenario comparison — up to 4 homes
Pick any properties from Property Search to compare side by side, using the calculator settings above (rate, term, down payment, extra principal).
VA entitlement & HELOC bridge strategy
Buying in Parker/Castle Rock with your VA entitlement while keeping the NC home as a rental, bridged with your HELOC. Every input below is editable — every table recalculates live and saves to this browser.
Income & VA entitlement
NC home (kept as rental)
HELOC (bridge financing)
Colorado purchase assumptions
Builder financing offer
Other debt (truck, etc.)
Long-range growth assumptions
Purchase price scenarios to compare
Purchase price scenarios — side by side
VA loan vs. builder financing (per scenario)
Builder's rate is fixed for the first N years shown, then steps up. Compares total monthly principal & interest only — doesn't include taxes/insurance/HOA (see scenario table above for the full payment).
HELOC payoff timeline
Assumes the planned annual paydown from commission above, applied on top of interest, starting from the balance drawn (existing draw + new down payment draw).
Projected net worth — 5 / 10 / 20 years
Colorado home equity + NC rental equity, minus remaining HELOC and other debt balances. Uses the appreciation/rent-growth assumptions above. Doesn't include separate cash savings or investment growth.
Recommendations
DTI Analysis
Front-end/back-end debt-to-income and residual income estimate for a second VA loan, using conservative underwriting assumptions — what an underwriter is likely to see, not just an online calculator. Uses the same purchase-price scenarios and Colorado housing-cost assumptions as the VA financing strategy above — change them there and this tab updates too.
Household income
VA underwriters typically need 2 years of consistent history to average commission income. The table below shows both the conservative (base-only) and full-averaged view so you can see the effect of each.
Monthly non-housing debt
Itemized so it's easy to update once the exact credit card minimums are confirmed — includes a safety buffer so the total lands at your conservative $3,000/mo target.
NC departure residence
With a signed lease, conservative VA underwriting offsets the NC mortgage with 75% of gross rent — if that covers the payment, the mortgage is excluded from DTI entirely (the surplus doesn't count as extra income). Without a lease, the full NC mortgage payment counts against you.
DTI & residual income by purchase price
Residual income — not the DTI ratio — is usually what actually decides a VA loan. VA has no hard DTI cap when residual income clears the regional minimum with a comfortable cushion.
What this likely means
Tax Strategy
How the One Big Beautiful Bill Act's 2027 rules — the (now-permanent) standard deduction, the SALT cap, the mortgage interest limit, and the Child Tax Credit — apply to your household, alongside your 401(k) contribution. Uses the same purchase-price scenarios as the other tabs.
2027 assumptions (One Big Beautiful Bill Act)
The standard deduction, SALT cap, and Child Tax Credit amounts below are OBBBA's actual 2025 figures, projected forward to your tax year using the inflation assumption — the SALT cap also gets its own fixed 1%/yr statutory increase through 2029 before reverting to $10,000 in 2030.
SALT & mortgage interest by purchase price
Mortgage interest is only deductible on the first $750,000 of acquisition debt — above that, a share of your interest gets no deduction at all. Property tax + CO state income tax together make up your SALT deduction, capped per the assumptions above.
Estimated federal tax impact by purchase price
What this likely means
Area Intelligence
Side-by-side comparison of the areas you're evaluating. Scores are 0–5 starting estimates — edit them as you learn more from visits, agents, and school research.
Move Timeline
Every milestone between now and moving day.
Action Center
Every open to-do, in one place.