Free & Educational

Tools & Resources

Everything you can calculate, look up, check, download, or learn — in one place. No application required. Use what is helpful, then let’s talk about your specific numbers.

Let's Run Your Numbers Ask a Quick Question

Calculators Florida Lookup Tools Guides & Checklists Learn & Reference Real Estate Investor Tools

The Series Behind the Tools

But Can You Afford It?^™

My educational series about the numbers behind buying a home. Watch the episodes, then bring what you learn straight into the tools on this page.

Calculators

Run the numbers yourself before you shop. Every result is an educational estimate — your real figures come from our consultation.

Mortgage Payment Calculator

Principal, interest, property taxes, homeowners insurance, mortgage insurance, and HOA in one monthly figure.

Rent vs. Buy Calculator

Compare the long-term cost of renting against owning, including appreciation, maintenance, and rising rent.

Affordability & Max Purchase Estimator

See your buying power at three educational debt-to-income scenarios, with Florida taxes, insurance, mortgage insurance, and HOA or CDD fees counted in.

Florida Closing Cost Estimator

Estimate cash to close: lender costs, title, documentary stamps, intangible tax, and prepaid taxes and insurance.

Refinance & Break-Even Calculator

Compare a new payment against your current one and see how long it takes to recover the costs.

VA Funding Fee Calculator

See how the one-time VA funding fee is calculated, how first use and subsequent use differ, and how it affects your loan amount.

Rate Buydown Calculator

Understand how a temporary or permanent rate buydown changes a monthly payment and what it costs up front.

Florida Lookup Tools

Florida-specific checks that answer the questions buyers ask most: what are the limits here, and does this property qualify?

Florida Down Payment Assistance

How assistance programs are structured, what to compare, and where they help or cost you more over time.

Florida County Loan Limits

Conforming, FHA, and VA limits by county so you know which program a price point falls under.

USDA Property & Income Eligibility

Check whether an address sits in a USDA-eligible area and how household income is counted.

FHA-Approved Florida Condo Search

Condos have program-specific rules. Confirm approval status before you write an offer.

VA-Approved Florida Condo Search

Look up VA condo approval so a veteran buyer is not surprised late in the process.

Guides & Checklists

Printable, plain-language preparation. Use these to gather documents and plan a move without guessing.

Mortgage Document Checklist

Answer a few questions about your loan type and income and get the exact document list for your file.

Florida Homebuyer Roadmap

What happens at each stage — preparation, pre-approval, shopping, contract, underwriting, and closing.

Relocation Guide & Checklist

Coordinating a move: buying, selling, financing, and moving preparation in one plan.

Plan Your Florida Move

Compare ownership costs, equity, cash to close, taxes, insurance, and HOA/CDD fees between Florida markets.

Preparing to Sell Checklist

Educational seller preparation you can print and work through room by room.

Learn & Reference

Deeper answers to the questions that come up once you start looking at real numbers.

Mortgage Articles

In-depth, Florida-focused answers to specific financing and homebuying questions.

Mortgage Programs Explained

What each financing option is, who it helps, and how to compare them fairly.

Ask Tanesha

My assistant answers everyday homebuying questions in plain language while I am with clients.

Plain-Language Mortgage Glossary

The terms on your disclosures and in your contract, explained without industry shorthand.

Florida Loan Program Comparison

Compare common loan programs side by side, filter by what matters to you, and see which resources to explore next.

Real Estate Investor Tools

Business-purpose and investment financing is handled separately through Wrye Capital. These tools help you evaluate a deal first.

DSCR Loans Explained + Calculator

A full plain-language guide to DSCR loans — what the debt service coverage ratio is, how the rent is documented, what investors typically need, benefits, downsides, and DSCR versus conventional — plus a calculator that runs your deal.

Rental Cash Flow & Cap Rate

Estimate monthly cash flow, capitalization rate, and cash-on-cash return before you commit.

Ready for answers made for your numbers?

Estimates are a starting point. Let's review your actual income, credit, and goals together.

Consult With Me Ask a Quick Question

Serving Broward County, Orlando, and Central and South Florida. Business-purpose and investment-property financing is offered separately through Wrye Capital.

Tanesha Tomlinson · Mortgage Loan Advisor | Realtor® · Hometown Financial Group, LLC DBA Modus Mortgage · NMLS #1540854 · Company NMLS #1028232 · 140 S. Arthur St. #600, Spokane, WA 99202 · United Realty Group · FL Real Estate License SL3524613

Information and tools on this website are educational only and should not be considered individualized financial, legal, or tax advice. Estimates are not a pre-approval, loan approval, or commitment to lend. Mortgage approval, rates, APRs, payments, taxes, insurance, closing costs, and loan terms are subject to borrower qualifications, property information, applicable loan-program requirements, and underwriting. This website disclaimer does not replace Modus Mortgage's official disclosures.