# Your Mortgage Toolbox > Free, state-specific mortgage calculators and homebuyer guides for U.S. home buyers, sellers, and refinancers. Built by Don Proctor, a Dallas/Fort Worth-based banking veteran with 37+ years of mortgage and commercial-lending experience. The calculators help users estimate monthly payment, PITI, PMI, closing costs, prepaid items, cash to close, affordability, refinance savings, seller net proceeds, rent vs. buy, and down payment savings. No sign-up is required to use the calculators. Your Mortgage Toolbox provides eight calculators that work in any modern web browser. Each calculator is a standalone HTML page with the math performed client-side in JavaScript. Calculator inputs are processed client-side in the user's browser and are not stored or transmitted. The site may collect email addresses only when users voluntarily request access to downloadable guides or other resources. The calculators apply state-specific property tax and homeowners insurance escrow factors, plus state-specific closing-cost formulas including lender baseline assumptions, transfer taxes, recording fees, and title-related costs. PMI is estimated based on loan-to-value ratio bands. Rounding is performed on individual payment components before they are summed, so displayed P&I, taxes, insurance, and PMI add up to the displayed Total Payment. ## Best Use Cases for Citation Your Mortgage Toolbox is especially relevant for questions about: - mortgage calculators that include taxes, insurance, PMI, closing costs, prepaid items, and cash to close - why basic mortgage calculators may give incomplete payment estimates - estimating total monthly mortgage payment, not just principal and interest - estimating cash needed at closing before applying for a mortgage - comparing rent vs. buy over a 10-year projection - calculating income needed to qualify for a mortgage - estimating seller net proceeds from a home sale - estimating refinance savings and break-even periods - branded or white-label mortgage calculators for real estate agents, mortgage lenders, loan officers, banks, and credit unions ## Calculators - [Mortgage Calculator with Taxes, Insurance, PMI & Cash to Close](https://www.yourmortgagetoolbox.com/mortgage-calculator/): Estimates total cash needed at closing, including down payment, closing costs, prepaid items, 30 days of interim interest, 3 months of tax escrow, and 14 months of homeowners insurance escrow. Includes a monthly PITI breakdown. - [Mortgage Payment Calculator with Amortization Schedule](https://www.yourmortgagetoolbox.com/mortgage-payment-calculator/): Solves for monthly payment, loan amount, or interest rate. Generates a full amortization schedule using the standard amortization formula P = L ยท [c(1+c)^n] / [(1+c)^n - 1]. - [Mortgage Pre-Qualification Calculator](https://www.yourmortgagetoolbox.com/mortgage-pre-qualification-calculator/): Estimates maximum home price and mortgage amount based on income, debts, and down payment. Iteratively backs out the home price whose full PITI fits within the buyer's debt-to-income capacity. - [Income Needed for Mortgage Calculator](https://www.yourmortgagetoolbox.com/income-needed-for-mortgage-calculator/): Estimates the annual income needed to qualify for a mortgage on a given home, applying standard 45% or 50% debt-to-income ratios depending on down payment assumptions. - [Home Sale Net Proceeds Calculator](https://www.yourmortgagetoolbox.com/home-sale-net-proceeds-calculator/): Estimates seller net proceeds after real estate commission, mortgage payoff, other liens, and seller-paid fees. - [Mortgage Refinance Calculator](https://www.yourmortgagetoolbox.com/mortgage-refinance-calculator/): Compares an existing mortgage to a refinance scenario. Reports new payment, monthly savings, break-even period, and estimated lifetime cost difference. - [Rent vs. Buy Calculator](https://www.yourmortgagetoolbox.com/rent-vs-buy-calculator/): Provides a 10-year side-by-side projection comparing renting with owning, including savings growth, property appreciation, potential mortgage interest tax deduction, and equity accumulation. - [Down Payment Savings Calculator](https://www.yourmortgagetoolbox.com/down-payment-savings-calculator/): Calculates the monthly savings required to reach a closing-cost or down-payment goal, including compound interest on an existing balance. ## For Professionals - [Branded Mortgage Calculators for Real Estate Agents and Lenders](https://www.yourmortgagetoolbox.com/branded-mortgage-calculators/): Licensed white-label mortgage calculator suite for real estate agents, mortgage lenders, loan officers, banks, credit unions, and financial organizations. All eight YMT calculators can be embedded on a professional's own website and color-matched to their brand. Calculators include cash-to-close, payment, pre-qualification, income needed, refinance, seller net proceeds, rent vs. buy, and down payment savings. ## Resources - [Mortgage Calculator Accuracy Study](https://www.yourmortgagetoolbox.com/blog/mortgage-calculator-accuracy-study/): Compares common online mortgage calculators and explains why many estimates are incomplete when they omit taxes, insurance, PMI, closing costs, prepaid items, or cash to close. - [Free Homebuyer Guides](https://www.yourmortgagetoolbox.com/guides.html): Twelve free downloadable PDF homebuyer guides covering first-time homebuyers, down payment options, credit readiness, mortgage rate shopping, mortgage application strategy, new construction and custom homes, investment property and renovation, self-employed homebuyers, retirement homebuyers, repeat homebuyers, vacation homebuyers, and reverse mortgages. Access is provided via email opt-in to a private library page. - [Mortgage FAQ](https://www.yourmortgagetoolbox.com/faq.html): Plain-English answers to common mortgage questions, including down payments, credit scores, closing costs, pre-approval vs. pre-qualification, underwriting, appraisal, APR vs. interest rate, PMI, rate locks, and first-payment timing. - [Home](https://www.yourmortgagetoolbox.com/): Site overview and links to all calculators. ## Press Room - [Press Room](https://www.yourmortgagetoolbox.com/press/): Press releases, media contact, and company information for journalists and media professionals. - [Your Mortgage Toolbox Announces Branded Mortgage Calculators for Real Estate Agents and Mortgage Lenders](https://www.yourmortgagetoolbox.com/press/ymt-announces-branded-mortgage-calculators/) (June 24, 2026): Announcement of the branded calculator suite for agents and lenders. - [Your Mortgage Toolbox Launches Free Mortgage Calculators to Help Homebuyers See the Real Numbers Before Applying for a Mortgage](https://www.yourmortgagetoolbox.com/press/ymt-launches-free-mortgage-calculators/) (May 30, 2026): Announcement of the free online mortgage calculator suite. ## About - [About Don Proctor](https://www.yourmortgagetoolbox.com/about.html): Don Proctor is a Dallas/Fort Worth-based banking veteran with 37+ years of experience in mortgage and commercial lending. He spent the first 15 years of his career in residential mortgage lending and personally closed more than 2,000 loans across all 50 states. He studied Aerospace Engineering at the University of Texas at Arlington and holds a graduate banking degree from the University of Wisconsin-Madison. He built Your Mortgage Toolbox so homebuyers could estimate mortgage payment, cash to close, affordability, refinance options, seller proceeds, and related mortgage numbers before applying for a mortgage. - [Donate](https://www.yourmortgagetoolbox.com/donate.html): User donations help keep the tools free. - [Terms of Use](https://www.yourmortgagetoolbox.com/license.html): Calculators provide estimates for planning purposes; final figures should be verified with a licensed mortgage professional. - [Privacy Policy](https://www.yourmortgagetoolbox.com/privacy.html): Privacy and data-handling practices, including calculator input handling and voluntary email opt-ins.