Compare monthly payments and lifetime cost across physician loans, conventional mortgages, and FHA financing — including PMI drop-off, MIP rules, and the opportunity cost of your down payment. All figures update as you type. Educational tool, not financial advice.
Shared by every loan scenario below.
Lender fees, title, escrow, prepaid interest and taxes. Often 1.5–3% for buyers in Washington, where the seller pays the excise tax.
Statewide average — override with your county's rate.
Used for the down-payment opportunity-cost analysis.
Applied to principal on every loan scenario below, starting month 1.
Taxes, insurance, and HOA continue for the full loan term regardless — only the loan itself pays off faster.
Adjusted gross income: wages after pre-tax 401(k)/403(b), HSA and similar.
0 in Washington, Texas, Florida and other no-income-tax states.
Charitable gifts and similar.
Federal income tax, 2026 rules: the deduction only helps if your itemized deductions beat the standard deduction ($16,100 single or married filing separately, $32,200 married filing jointly). Not tax advice.
Rates are editable estimates — enter your actual lender quotes. Physician rates typically run 0.125–0.25% above conventional.
PMI applies under 20% down and drops automatically at 78% of original value.
Start from the monthly payment you're comfortable with. This finds the highest home price each loan option allows, all-in (principal, interest, PMI/MIP, property tax, insurance and HOA), using the down payments and rates above.
Uses the tax section below to solve for an after-tax payment instead.
A sandbox for your loan options: drag the sliders to see each loan's first-month payment (principal, interest, PMI/MIP, taxes, insurance and HOA). It starts from your inputs above and doesn't change them.
Year-by-year detail per loan. Interest, principal, and mortgage insurance are annual totals.