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Mortgage Lending GroupTHE OFFER BUILDER
ONE HOME. ONE CLEAR WORKSHEET.

Negotiate the whole deal.

Adjust the purchase terms and enter your loan officer’s pricing. See the down payment, closing costs and monthly payment together.

A couple arriving at their new home
1

The home purchase

Terms to negotiate with the seller

0% off asking$0 price reduction
$1,000,000 × 10% = $100,000Down payment · Loan amount $900,000
Seller concession

Requested $0 total. Never counted as down payment.

2

The home loan

Pricing provided by the originator

Fixed note rate7%
Estimated APR7.020%

Illustrative inputs, not an available-rate quote. Changing points does not automatically change the note rate.

Reduces the borrower’s payment for two years. The note rate and permanent discount points stay separate.

$0.00 no points or lender credit

$900,000 loan × 0%. Negative = credit; positive = points. Enter the matching interest rate above.

Estimated closing costs$8,876Review the full fee worksheet ↓

SLR starter estimates. Lender charges and $0 items still need review.

ALREADY INCLUDED IN YOUR TOTALS

Fee Worksheet

Edit fees, taxes, insurance, deposits and credit limits here.

$8,876

* Used in the estimated APR calculation when an amount is entered. APR assumes regular monthly payments; confirm the final APR with your lender.

Editable starter amounts from the ShopLenderRates worksheet: appraisal $650, credit $150, title & settlement $1,500, flood $15, tax service $85, employment verification $75, recording $300. These are estimates, not local provider quotes. Replace $0 lender/program amounts and confirm all charges. No fees are financed in this worksheet.

Loan Costs

A. Origination Charges$0.00

Discount points (0% of loan) *$0.00

B. Services You Cannot Shop For$975.00

C. Services You Can Shop For$1,500.00

D. Total Loan Costs (A + B + C)$2,475.00

Other Costs

E. Taxes and Other Government Fees$300.00

F. Prepaids$3,226.03

Prepaid interest (loan × rate ÷ 365 × days) *$1,726.03
Insurance premium$1,500.00

G. Initial Escrow Payment at Closing$2,875.00

Tax escrow$2,500.00
Insurance escrow$375.00

H. Other$0.00

I. Total Other Costs (E + F + G + H)$6,401.03

J. Total Closing Costs$8,876.03

D + I: Costs before lender credit$8,876.03
− Lender credit applied$0.00

Seller concession is deducted separately below. Unused lender credit: $0.00.

Calculating Cash to Close

Total closing costs (J)$8,876.03
+ Down payment$100,000.00
− Seller concession toward closing costs$0.00
− Earnest money already paid$0.00
− Itemized costs already paid$0.00
Estimated cash still needed at closing$108,876.03

Monthly housing costs

Deposits & credit limits

Modeled cap: 6% × $1,000,000 = $60,000. Actual usable credit also cannot exceed eligible costs after the lender credit. Confirm loan limits, program and other interested-party contributions; no second lien is modeled.

THE DEAL TO REVIEW TOGETHER

$1,000,000 purchase. $100,000 down.

Request $0 in seller concessions; $0 is usable in this worksheet. 7.020% estimated APR; 7% fixed note rate over 30 years. With 10% down, plan for $108,876 still needed at closing and $6,946.05 per month before mortgage insurance.

360 monthly note payments of $5,987.72 principal and interest; final payment may differ slightly. Housing totals include entered taxes and insurance, which can change.

Seller price less usable credit: $1,000,000 before seller commissions, payoff, taxes and other costs. Not seller net proceeds. Asking price: $1,000,000. Purchase discount: 0% ($0); not instant equity or cash savings.

Planning worksheet, not a loan quote, approval, appraisal or official Loan Estimate. Only a mortgage originator can confirm available rate/points/credit combinations. No automatic rate-to-points conversion is assumed. Your actual rate, payment, and costs could be higher. Get an official Loan Estimate before choosing a loan.

Credit assumptions: Fannie Mae seller contributions · Principal curtailment rules · Temporary buydowns. Reviewed September 19, 2026.

Seattle-area planning: use property-specific taxes, insurance and association dues. Examples are editable assumptions, not Seattle market statistics. Seattle mortgage guide · King County loan limits.

Rate buydown calculator: compare the whole offer

The Offer Builder brings purchase price, down payment, seller concessions, fees and a temporary payment buydown into one worksheet. Start with the price you would actually offer, then enter your loan officer’s pricing and the itemized fee estimate. The results are planning estimates, not a lender offer.

Temporary buydown or discount points?

A temporary buydown helps fund the early payments; it does not permanently replace the note rate. Discount points are a different tradeoff: an upfront charge for the lender’s quoted rate. Ask for both options in writing before choosing. For loans following Fannie Mae’s temporary-buydown rules, qualification uses the note rate, not the reduced initial payment.

How to shop a seller concession

  1. Save a baseline with no negotiated concession. Note cash to close and the payment after any temporary subsidy ends.
  2. Compare a lower purchase price against a seller concession using the same financing assumptions.
  3. Check how much of the concession is usable for eligible costs, including any buydown funding. A requested credit is not automatically available cash.
  4. Ask your loan officer to verify the program’s contribution limit, the actual fees and how the buydown will be documented before writing the offer.

What should you check before relying on the summary?

Review the fee worksheet, APR, mortgage insurance and escrow assumptions. Compare principal and interest separately from taxes, insurance and HOA dues. Consider whether you can comfortably afford the full payment without assuming a future refinance. A lower early payment can help with moving expenses, but it is not proof that one offer costs less overall.

Compare current scenario pricing · Review a Loan Estimate · Prepare your documents

Source checked September 24, 2026: Fannie Mae temporary interest rate buydowns. Program and lender requirements must be confirmed for your transaction.

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