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Real Estate Intelligence · U.S. mortgage deskFinance the property.
Finance the property.
Keep your optionality.
Model the carry, compare the debt, pressure-test the downside and assemble the right diligence team before a beautiful property becomes an expensive blind spot.
Market referenceBenchmark—not a quote.
6.71%30-year fixed averageFreddie Mac PMMS · Sep. 3, 20266.04%15-year fixed averageFreddie Mac PMMS · Sep. 3, 2026$832,750Baseline conforming limitOne-unit property · 2026$1,249,125High-cost ceilingOne-unit property · 2026Rates and eligibility change by borrower, property, structure, lender and time.
Mortgage decision lab
Know the carry before the closing.
Use your own tax, insurance, dues, income and rent assumptions. Then change the rate or downside case until you understand which variable owns the decision.
Modeled debt load has room
Your input produces a back-end DTI at or below 36%. Lender rules, reserves, credit, property type and mortgage insurance can still change the decision.
Stress deckWhat changes first?
15-year$9,930 / mo$662,454 total interest
30-year$7,267 / mo$1,491,063 total interest
A shorter term can reduce modeled interest but consumes more monthly liquidity. Compare opportunity cost, prepayment flexibility and how long you expect to hold.
Capital structure chart room
Choose the debt for the balance sheet.
The lowest advertised rate is not always the best structure. Match documentation, liquidity, hold period, asset risk and exit flexibility.
Conforming
Owner-occupied or second-home debt at or below the applicable county limit, subject to agency and lender rules.
Inspect
PMI, condominium review, income treatment, reserves, lock period and total cash to close.
Jumbo
Loan amounts above conforming limits, often with lender-specific reserve, liquidity and documentation standards.
Inspect
Relationship pricing, deposit requirements, reserve math, recast rights, appraisal review and concentration policy.
Portfolio / private bank
A bank may retain the loan and underwrite complex income, concentrated assets or an asset-depletion profile under its own rules.
Inspect
How assets are counted, pledged or excluded; liquidity covenants; cross-defaults; variable-rate exposure and exit flexibility.
Bridge
Short-duration capital for buy-before-sell, renovation, construction completion or another defined timing gap.
Inspect
Double-carry capacity, maturity, extension fees, draw rules, recourse and a credible repayment event.
Investor / DSCR
Rental-property lending that may emphasize property cash flow more than personal income, depending on the program.
Inspect
Exact rent and DSCR definitions, vacancy, reserves, prepayment penalties, recourse, appraisal rents and entity eligibility.
Commercial / multifamily
Income-property debt structured around NOI, asset quality, sponsor strength, term and lender covenants.
Inspect
Debt yield, DSCR, amortization, balloon maturity, rate caps, replacement reserves, carve-outs and refinance risk.
The lender comparison room
Make every quote answer the same question.
Request Loan Estimates from at least three lenders using the same price, down payment, occupancy, product, term, lock assumptions and points preference. Then compare line by line.
FieldCompareWatch
Interest rate + APR
Rate drives payment; APR helps compare certain loan costs over the assumed term.
A lower rate can hide more points or fees. APR is not a forecast of how long you will hold.
Points + lender credits
Compare a zero-point option, a points option and a credit option from each lender.
Calculate the break-even month instead of assuming points always save money.
Cash to close
Down payment, closing costs, deposits, credits, prepaids and initial escrow funding.
Do not confuse the down payment with the total wire needed for closing.
Monthly payment
Principal, interest, mortgage insurance, estimated tax, insurance and HOA dues.
Taxes and insurance can move; an escrow estimate is not a cap.
Origination + services
Lender charges and third-party services you can or cannot shop for.
Compare the same loan scenario and request explanations for every changed fee.
Rate lock
Whether the rate is locked, until when, extension cost and float-down policy.
An unlocked quote is not directly comparable to a locked offer.
ARM mechanics
Initial period, index, margin, adjustment frequency, caps and maximum payment.
Model the fully indexed and maximum-rate cases—not only the teaser payment.
Exit constraints
Prepayment penalty, balloon, recast rights, assumability and release provisions.
Cheap entry terms can become expensive when you sell, refinance or pay down early.
Points break-even
Divide the upfront points cost by the monthly payment savings. If you expect to sell or refinance before that month, paying points may not recover its cost. Compare after-tax cash flows only with advice specific to you.
Property diligence manifest
A house is also a system.
Inspection is not one report. Build a specialist scope around the asset, geography, intended use and risks that could change insurance, financing, cash flow or resale.
Insurance first
Bindability can decide the deal. Price wind, flood, wildfire, earthquake, umbrella and loss-of-use coverage before the contingency clock expires.
Title + survey
Confirm ownership, liens, easements, access, encroachments, boundaries, mineral or water rights and the exact insured legal description.
Physical systems
Inspect structure, roof, water intrusion, electrical, plumbing, HVAC, seawalls, pools, docks, elevators and deferred capital needs.
Tax reassessment
Model the post-sale assessment—not the seller’s current bill—and check transfer, mansion, recording and local transaction taxes.
HOA / condo
Read budgets, reserves, minutes, insurance, litigation, special assessments, rental rules and lender eligibility before relying on amenities.
Use + zoning
Verify legal use, permits, rental restrictions, occupancy rules, renovation rights and whether intended docks, additions or ADUs are allowed.
Climate + site
Review flood maps, drainage, erosion, coastal setbacks, evacuation, utilities, insurability and resilience work—not just a risk score.
Exit market
Underwrite likely buyers, days on market, transaction costs, seasonality, financing availability and what could impair liquidity.
Investor underwriting
Buy the cash flow—not the spreadsheet.
Rebuild the operating statement from leases, collections, bills, contracts and physical condition. Then stress rent, vacancy, expenses, financing and exit independently.
Coordinate the tax planNOI
Effective rental income − operating expensesExclude debt service, income tax and usually capital expenditures; normalize unusual owner expenses.
Cap rate
Annual NOI ÷ purchase priceUseful for comparing unlevered income yield, but only as reliable as the NOI and future capital plan.
DSCR
Annual NOI ÷ annual debt serviceAsk the lender which income, vacancy and expenses it uses and whether stressed underwriting differs.
Debt yield
Annual NOI ÷ loan amountShows property income relative to lender exposure without relying on the interest rate or amortization period.
Cash-on-cash
Pre-tax annual cash flow ÷ cash investedInclude acquisition costs, initial repairs and reserves in the denominator—not only the down payment.
Break-even occupancy
Operating costs + debt service ÷ gross potential rentStress concessions, collection loss, turnover, management and downtime between tenants.
Tax, title + estate coordination
Decide who owns it before it owns you.
Ownership affects liability, financing, administration, privacy, estate plans and tax reporting. There is no universally “best” entity or title choice.
Open Tax IntelligenceMap ownership + use
Primary home, second home, rental, development or mixed use; individual, spouses, trust or entity; financing and insurance must align.
Price local tax layers
Property-tax reassessment, transfer or mansion tax, recording, nonresident withholding, rental tax and entity filings can change the deal.
Review interest treatment
Federal mortgage-interest rules distinguish acquisition debt, dates and limits. Investment interest and rental-property rules follow different systems.
Model exit + Section 1031
Section 1031 generally applies to qualifying real property held for business or investment and requires early control of timing and intermediaries.
Mortgage + property referral desk
Verify the crew before you board.
Interview more than one lender and specialist. Confirm licensing, recent experience with your property type and jurisdiction, scope, compensation, conflicts and who will actually perform the work.
Verify mortgage companies + professionals
NMLS Consumer Access
Free public lookup for authorization and identifying information. Confirm the correct person and company before sharing documents.
Independent homeownership counseling
HUD housing counselor
Search HUD-approved agencies or call 800-569-4287 for housing counseling options.
Neutral shopping + document guides
CFPB mortgage tools
Use the CFPB’s Loan Estimate explainer, worksheets and comparison guidance before selecting a lender.
Real-estate + closing counsel
State lawyer directories
Use state bar and lawyer-finder resources, then verify licensure, relevant local experience, scope and fees.
Take to every first call
Six questions before you hire.
- 01How many transactions like mine in this jurisdiction closed in the past year?
- 02How are you and your company compensated, including referral or relationship incentives?
- 03Which assumptions could change the rate, cash, approval or closing timeline?
- 04Who owns communication, document review and deadline control day to day?
- 05What risks or exclusions fall outside your scope and need another specialist?
- 06What will I receive in writing before I commit or waive a contingency?
Primary-source chart room
Read the document behind the pitch.
Official sources are the starting point, not a substitute for property-specific underwriting or advice. Reconfirm every rate, limit, program and rule when you act.
0102030405060708
Freddie Mac PMMS
Weekly national average mortgage rates and methodology.
2026 conforming limits
FHFA baseline, high-cost ceiling and county-level limit data.
Loan Estimate explainer
CFPB guide to the standardized three-page mortgage form.
Compare Loan Estimates
CFPB checklist for rates, payments, fees, cash and risky features.
Mortgage loan types
CFPB overview of conventional, government-backed, fixed and adjustable loans.
Government home loans
USA.gov starting point for FHA, VA and USDA programs and eligibility routes.
Home mortgage interest
IRS Publication 936 on federal deduction rules and debt limits.
Like-kind exchanges
IRS guidance on Section 1031 for qualifying business or investment real property.
Important financial, tax + legal notice
Shark Money provides general educational information, not mortgage brokerage, lending, real-estate, appraisal, insurance, tax, legal or investment advice. The calculator is illustrative and does not determine affordability, approval, value, return, tax treatment or suitability. Real-estate and leveraged investments can lose value and create obligations beyond expected cash flow. Use written lender documents and qualified, licensed professionals before acting.