Read-only Hawaii mortgage and VA loan calculators from RealityCents.com. No personal data collected.
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Estimate a maximum purchase price from gross monthly income, monthly debts, and a DTI target (default 45 for VA and FHA, 41 for conventional and jumbo). Returns the payment at that price. Read-only. No personal identifiers.
Gross monthly income in dollars. Do not send a name or employer.
Annual note rate as a percent. Default 6.5 is an example, not a quote.
Housing-plus-debts DTI cap as a percent. Defaults to 45 for VA and FHA, 41 for conventional and jumbo.
Amortizing term in years.
HOA or maintenance fee in dollars per month.
VA funding fee: true = first use. Ignored for other loan types.
Optional FICO for conventional PMI. Omit it to use LTV-only PMI tiers. Do not send a name or SSN.
Monthly debt payments already owed (car, cards, student loans).
Homeowner's insurance in dollars per month. Default $150 is a planning placeholder, not a quote.
Monthly property tax in dollars. A value above 0 replaces the tax-rate calculation.
True if the borrower is exempt from the VA funding fee.
Annual property tax as a percent of price. Default 0.35 is Honolulu County residential.
Estimate a maximum purchase price from gross monthly income, monthly debts, and a DTI target (default 45 for VA and FHA, 41 for conventional and jumbo). Returns the payment at that price. Read-only. No personal identifiers.
| Argument | Type | Description |
|---|---|---|
| rate | number | Annual note rate as a percent. Default 6.5 is an example, not a quote. |
| loanType | string | |
| dtiTarget | number | Housing-plus-debts DTI cap as a percent. Defaults to 45 for VA and FHA, 41 for conventional and jumbo. |
| termYears | integer | Amortizing term in years. |
| hoaMonthly | number | HOA or maintenance fee in dollars per month. |
| vaFirstUse | boolean | VA funding fee: true = first use. Ignored for other loan types. |
| creditScore | integer | Optional FICO for conventional PMI. Omit it to use LTV-only PMI tiers. Do not send a name or SSN. |
| downPayment | number | |
| monthlyDebts | number | Monthly debt payments already owed (car, cards, student loans). |
| downPaymentUnit | string | |
| insuranceMonthly | number | Homeowner's insurance in dollars per month. Default $150 is a planning placeholder, not a quote. |
| grossMonthlyIncome* | number | Gross monthly income in dollars. Do not send a name or employer. |
| monthlyTaxOverride | number | Monthly property tax in dollars. A value above 0 replaces the tax-rate calculation. |
| vaDisabilityExempt | boolean | True if the borrower is exempt from the VA funding fee. |
| propertyTaxRatePercent | number | Annual property tax as a percent of price. Default 0.35 is Honolulu County residential. |
{
"type": "object",
"$schema": "https://json-schema.org/draft/2020-12/schema",
"required": [
"grossMonthlyIncome"
],
"properties": {
"rate": {
"type": "number",
"default": 6.5,
"maximum": 25,
"minimum": 0,
"description": "Annual note rate as a percent. Default 6.5 is an example, not a quote."
},
"loanType": {
"enum": [
"conventional",
"fha",
"va",
"jumbo"
],
"type": "string",
"default": "conventional"
},
"dtiTarget": {
"type": "number",
"maximum": 65,
"minimum": 1,
"description": "Housing-plus-debts DTI cap as a percent. Defaults to 45 for VA and FHA, 41 for conventional and jumbo."
},
"termYears": {
"type": "integer",
"default": 30,
"maximum": 40,
"minimum": 1,
"description": "Amortizing term in years."
},
"hoaMonthly": {
"type": "number",
"default": 0,
"minimum": 0,
"description": "HOA or maintenance fee in dollars per month."
},
"vaFirstUse": {
"type": "boolean",
"default": true,
"description": "VA funding fee: true = first use. Ignored for other loan types."
},
"creditScore": {
"type": "integer",
"maximum": 850,
"minimum": 300,
"description": "Optional FICO for conventional PMI. Omit it to use LTV-only PMI tiers. Do not send a name or SSN."
},
"downPayment": {
"type": "number",
"minimum": 0
},
"monthlyDebts": {
"type": "number",
"default": 0,
"minimum": 0,
"description": "Monthly debt payments already owed (car, cards, student loans)."
},
"downPaymentUnit": {
"enum": [
"percent",
"dollars"
],
"type": "string",
"default": "percent"
},
"insuranceMonthly": {
"type": "number",
"default": 150,
"minimum": 0,
"description": "Homeowner's insurance in dollars per month. Default $150 is a planning placeholder, not a quote."
},
"grossMonthlyIncome": {
"type": "number",
"description": "Gross monthly income in dollars. Do not send a name or employer.",
"exclusiveMinimum": 0
},
"monthlyTaxOverride": {
"type": "number",
"minimum": 0,
"description": "Monthly property tax in dollars. A value above 0 replaces the tax-rate calculation."
},
"vaDisabilityExempt": {
"type": "boolean",
"default": false,
"description": "True if the borrower is exempt from the VA funding fee."
},
"propertyTaxRatePercent": {
"type": "number",
"default": 0.35,
"maximum": 5,
"minimum": 0,
"description": "Annual property tax as a percent of price. Default 0.35 is Honolulu County residential."
}
}
}Year-by-year principal-and-interest and subsidy cost for a 2-1, 1-0, or 3-2-1 temporary buydown, or the upfront cost of permanent discount points. Read-only. The note rate is an example, not a quote.
| Argument | Type | Description |
|---|---|---|
| points | number | For permanent-points only: number of discount points. 1 point = 1% of the loan amount. Defaults to 1. |
| noteRate* | number | Note rate as a percent. Example only, not a quote. |
| termYears | integer | |
| loanAmount* | number | |
| buydownType* | string |
{
"type": "object",
"$schema": "https://json-schema.org/draft/2020-12/schema",
"required": [
"loanAmount",
"noteRate",
"buydownType"
],
"properties": {
"points": {
"type": "number",
"maximum": 10,
"minimum": 0,
"description": "For permanent-points only: number of discount points. 1 point = 1% of the loan amount. Defaults to 1."
},
"noteRate": {
"type": "number",
"maximum": 25,
"minimum": 0,
"description": "Note rate as a percent. Example only, not a quote."
},
"termYears": {
"type": "integer",
"default": 30,
"maximum": 40,
"minimum": 1
},
"loanAmount": {
"type": "number",
"maximum": 50000000,
"exclusiveMinimum": 0
},
"buydownType": {
"enum": [
"2-1",
"1-0",
"3-2-1",
"permanent-points"
],
"type": "string"
}
}
}Estimate PITI for a Hawaii purchase: principal and interest, property tax, insurance, HOA, and PMI, FHA MIP, or a financed VA funding fee. Read-only. Do not send a name, email, phone, SSN, or street address. Rates are examples, not quotes.
| Argument | Type | Description |
|---|---|---|
| rate | number | Annual note rate as a percent. Default 6.5 is an example, not a quote. |
| price* | number | Purchase price in dollars. |
| loanType | string | |
| termYears | integer | Amortizing term in years. |
| hoaMonthly | number | HOA or maintenance fee in dollars per month. |
| vaFirstUse | boolean | VA funding fee: true = first use. Ignored for other loan types. |
| creditScore | integer | Optional FICO for conventional PMI. Omit it to use LTV-only PMI tiers. Do not send a name or SSN. |
| downPayment | number | Down payment. Defaults: VA 0%, FHA 3.5%, conventional 5%, jumbo 10% when downPaymentUnit is percent. |
Compare 2 to 4 loan scenarios (type, rate, down payment, term, discount points) on one purchase price. Returns payment, an illustrative cash-to-close, and total interest. Read-only. Rates are examples.
| Argument | Type | Description |
|---|---|---|
| scenarios* | array | |
| hoaMonthly | number | |
| vaFirstUse | boolean | |
| creditScore | integer | |
| purchasePrice* | number | |
| insuranceMonthly | number | |
| monthlyTaxOverride | number | |
| vaDisabilityExempt | boolean | |
| propertyTaxRatePercent | number |
{
"type": "object",
"$schema": "https://json-schema.org/draft/2020-12/schema",
"required": [
"purchasePrice",
"scenarios"
],
"properties": {
"scenarios": {
"type": "array",
"items": {
"type": "object",
"required": [
"loanType",
"rate",
"downPayment"
],
"properties": {
"rate": {
"type": "number",
"maximum": 25,
"minimum": 0
},
"label": {
"type": "string",
"maxLength": 80
},
"points": {
"type": "number",
"default": 0,
"maximum": 10,
"minimum": 0,
"description": "Discount points as a percent of the loan amount."
},
"loanType": {
"enum": [
"conventional",
"fha",
"va",
"jumbo"
],
"type": "string"
},
"termYears": {
"type": "integer",
"default": 30,
"maximum": 40,
"minimum": 1
},
"vaFirstUse": {
"type": "boolean"
},
"downPayment": {
"type": "number",
"minimum": 0
},
"downPaymentUnit": {
"enum": [
"percent",
"dollars"
],
"type": "string",
"default": "percent"
},
"vaDisabilityExempt": {
"type": "boolean"
}
}
},
"maxItems": 4,
"minItems": 2
},
"hoaMonthly": {
"type": "number",
"default": 0,
"minimum": 0
},
"vaFirstUse": {
"type": "boolean",
"default": true
},
"creditScore": {
"type": "integer",
"maximum": 850,
"minimum": 300
},
"purchasePrice": {
"type": "number",
"maximum": 50000000,
"exclusiveMinimum": 0
},
"insuranceMonthly": {
"type": "number",
"default": 150,
"minimum": 0
},
"monthlyTaxOverride": {
"type": "number",
"minimum": 0
},
"vaDisabilityExempt": {
"type": "boolean",
"default": false
},
"propertyTaxRatePercent": {
"type": "number",
"default": 0.35,
"maximum": 5,
"minimum": 0
}
}
}Return Jay Miller's public CMG Home Loans application link and published business contact. Does not ask for or store personal information.
No arguments.
{
"type": "object",
"$schema": "https://json-schema.org/draft/2020-12/schema",
"properties": {}
}Concise factual notes on Hawaii property tax, VA loans, leasehold versus fee simple, VA condo approval, 2026 loan limits, BAH/COLA, closing costs, or pre-approval steps. Drawn from RealityCents articles. No rate quotes. Read-only.
| Argument | Type | Description |
|---|---|---|
| topic* | string |
{
"type": "object",
"$schema": "https://json-schema.org/draft/2020-12/schema",
"required": [
"topic"
],
"properties": {
"topic": {
"enum": [
"property_tax",
"va_loans_hawaii",
"leasehold_vs_fee_simple",
"condo_va_approval",
"loan_limits_2026",
"bah_cola_income",
"closing_costs",
"pre_approval_steps"
],
"type": "string"
}
}
}Check whether an Oahu condo project is on the VA's accepted condo list, by project name (fuzzy), building address, or VA condo ID. Returns status, VA ID, the data date, and the VA's official lookup link to verify. Oahu only for now. Read-only. Do not send a unit number or personal information. VA approval status does not guarantee loan approval.
| Argument | Type | Description |
|---|---|---|
| limit | integer | Maximum matches to return. Default 5. |
| query* | string | Condo project name (fuzzy, okina and spelling variations OK), building street address, or VA condo ID such as 002372. Do not send a unit number, a person's name, or other personal information. |
{
"type": "object",
"$schema": "https://json-schema.org/draft/2020-12/schema",
"required": [
"query"
],
"properties": {
"limit": {
"type": "integer",
"default": 5,
"maximum": 10,
"minimum": 1,
"description": "Maximum matches to return. Default 5."
},
"query": {
"type": "string",
"maxLength": 120,
"minLength": 2,
"description": "Condo project name (fuzzy, okina and spelling variations OK), building street address, or VA condo ID such as 002372. Do not send a unit number, a person's name, or other personal information."
}
}
}Compare cumulative rent with the net cost of buying over a holding period, using Honolulu's 0.35% tax default unless you override it. Read-only. Not a price or rent forecast.
| Argument | Type | Description |
|---|---|---|
| rate | number | |
| price* | number | |
| years | integer | |
| loanType | string | |
| termYears | integer | |
| hoaMonthly | number | |
| vaFirstUse | boolean | |
| creditScore | integer | |
| downPayment | number | |
| monthlyRent* | number | Current monthly rent. |
| downPaymentUnit |
Estimate Honolulu County military income (base pay, BAH, BAS, COLA) and a VA purchase price from pay grade, years of service, and dependents. Uses the RealityCents 2026 pay tables. Read-only. Do not send a name or SSN.
| Argument | Type | Description |
|---|---|---|
| rate | number | Example annual rate passed into the site purchase-power solver. Not a quote. |
| maxDti | number | Planning DTI used by the RealityCents Military Buying Power calculator. Not a VA approval cap. |
| payGrade* | string | Military pay grade. BAH is Honolulu County (HI408) 2026. |
| dependents | integer | Dependent count. More than zero uses the with-dependents BAH rate. COLA uses this count. |
| hoaMonthly | number | |
| otherDebts | number | Other monthly debt payments. |
| vaFirstUse | boolean | |
| downPayment | number | Down payment in dollars. Default $0. |
| yearsOfService |
For a Hawaii county, compute remaining VA entitlement, the max $0-down loan, and the 25% down payment on any amount above that. $0 already in use is treated as full entitlement (no county cap). Read-only.
| Argument | Type | Description |
|---|---|---|
| county* | string | Hawaii county for the 2026 FHFA one-unit conforming limit. |
| purchasePrice* | number | |
| entitlementAlreadyInUse* | number | VA entitlement already in use, in dollars, based on the original loan amount of any VA loan not yet restored (generally 25% of that original amount); your COE shows the exact figure. $0 is treated as full entitlement. |
{
"type": "object",
"$schema": "https://json-schema.org/draft/2020-12/schema",
"required": [
"county",
"entitlementAlreadyInUse",
"purchasePrice"
],
"properties": {
"county": {
"enum": [
"honolulu",
"maui",
"kalawao",
"kauai",
"hawaii"
],
"type": "string",
"description": "Hawaii county for the 2026 FHFA one-unit conforming limit."
},
"purchasePrice": {
"type": "number",
"maximum": 50000000,
"exclusiveMinimum": 0
},
"entitlementAlreadyInUse": {
"type": "number",
"minimum": 0,
"description": "VA entitlement already in use, in dollars, based on the original loan amount of any VA loan not yet restored (generally 25% of that original amount); your COE shows the exact figure. $0 is treated as full entitlement."
}
}
}| pointsPercent | number | Discount points as a percent of the total loan. Affects cash to close, not the note rate. |
| downPaymentUnit | string |
| insuranceMonthly | number | Homeowner's insurance in dollars per month. Default $150 is a planning placeholder, not a quote. |
| monthlyTaxOverride | number | Monthly property tax in dollars. A value above 0 replaces the tax-rate calculation. |
| vaDisabilityExempt | boolean | True if the borrower is exempt from the VA funding fee. |
| propertyTaxRatePercent | number | Annual property tax as a percent of price. Default 0.35 is Honolulu County residential. |
{
"type": "object",
"$schema": "https://json-schema.org/draft/2020-12/schema",
"required": [
"price"
],
"properties": {
"rate": {
"type": "number",
"default": 6.5,
"maximum": 25,
"minimum": 0,
"description": "Annual note rate as a percent. Default 6.5 is an example, not a quote."
},
"price": {
"type": "number",
"maximum": 50000000,
"description": "Purchase price in dollars.",
"exclusiveMinimum": 0
},
"loanType": {
"enum": [
"conventional",
"fha",
"va",
"jumbo"
],
"type": "string",
"default": "conventional"
},
"termYears": {
"type": "integer",
"default": 30,
"maximum": 40,
"minimum": 1,
"description": "Amortizing term in years."
},
"hoaMonthly": {
"type": "number",
"default": 0,
"minimum": 0,
"description": "HOA or maintenance fee in dollars per month."
},
"vaFirstUse": {
"type": "boolean",
"default": true,
"description": "VA funding fee: true = first use. Ignored for other loan types."
},
"creditScore": {
"type": "integer",
"maximum": 850,
"minimum": 300,
"description": "Optional FICO for conventional PMI. Omit it to use LTV-only PMI tiers. Do not send a name or SSN."
},
"downPayment": {
"type": "number",
"minimum": 0,
"description": "Down payment. Defaults: VA 0%, FHA 3.5%, conventional 5%, jumbo 10% when downPaymentUnit is percent."
},
"pointsPercent": {
"type": "number",
"default": 0,
"maximum": 10,
"minimum": 0,
"description": "Discount points as a percent of the total loan. Affects cash to close, not the note rate."
},
"downPaymentUnit": {
"enum": [
"percent",
"dollars"
],
"type": "string",
"default": "percent"
},
"insuranceMonthly": {
"type": "number",
"default": 150,
"minimum": 0,
"description": "Homeowner's insurance in dollars per month. Default $150 is a planning placeholder, not a quote."
},
"monthlyTaxOverride": {
"type": "number",
"minimum": 0,
"description": "Monthly property tax in dollars. A value above 0 replaces the tax-rate calculation."
},
"vaDisabilityExempt": {
"type": "boolean",
"default": false,
"description": "True if the borrower is exempt from the VA funding fee."
},
"propertyTaxRatePercent": {
"type": "number",
"default": 0.35,
"maximum": 5,
"minimum": 0,
"description": "Annual property tax as a percent of price. Default 0.35 is Honolulu County residential."
}
}
}| string |
| insuranceMonthly | number |
| rentGrowthPercent | number | Annual rent growth, percent. |
| maintenanceMonthly | number | Owner maintenance in dollars per month, held flat. |
| sellingCostPercent | number | Percent of the ending value treated as a selling cost. Default 0. |
| vaDisabilityExempt | boolean |
| appreciationPercent | number | Annual home appreciation, percent. |
| propertyTaxRatePercent | number |
{
"type": "object",
"$schema": "https://json-schema.org/draft/2020-12/schema",
"required": [
"monthlyRent",
"price"
],
"properties": {
"rate": {
"type": "number",
"default": 6.5,
"maximum": 25,
"minimum": 0
},
"price": {
"type": "number",
"maximum": 50000000,
"exclusiveMinimum": 0
},
"years": {
"type": "integer",
"default": 7,
"maximum": 40,
"minimum": 1
},
"loanType": {
"enum": [
"conventional",
"fha",
"va",
"jumbo"
],
"type": "string",
"default": "conventional"
},
"termYears": {
"type": "integer",
"default": 30,
"maximum": 40,
"minimum": 1
},
"hoaMonthly": {
"type": "number",
"default": 0,
"minimum": 0
},
"vaFirstUse": {
"type": "boolean",
"default": true
},
"creditScore": {
"type": "integer",
"maximum": 850,
"minimum": 300
},
"downPayment": {
"type": "number",
"minimum": 0
},
"monthlyRent": {
"type": "number",
"minimum": 0,
"description": "Current monthly rent."
},
"downPaymentUnit": {
"enum": [
"percent",
"dollars"
],
"type": "string",
"default": "percent"
},
"insuranceMonthly": {
"type": "number",
"default": 150,
"minimum": 0
},
"rentGrowthPercent": {
"type": "number",
"default": 3,
"maximum": 20,
"minimum": -10,
"description": "Annual rent growth, percent."
},
"maintenanceMonthly": {
"type": "number",
"default": 0,
"minimum": 0,
"description": "Owner maintenance in dollars per month, held flat."
},
"sellingCostPercent": {
"type": "number",
"default": 0,
"maximum": 15,
"minimum": 0,
"description": "Percent of the ending value treated as a selling cost. Default 0."
},
"vaDisabilityExempt": {
"type": "boolean",
"default": false
},
"appreciationPercent": {
"type": "number",
"default": 3,
"maximum": 20,
"minimum": -20,
"description": "Annual home appreciation, percent."
},
"propertyTaxRatePercent": {
"type": "number",
"default": 0.35,
"maximum": 5,
"minimum": 0
}
}
}| number |
| insuranceMonthly | number |
| monthlyTaxOverride | number |
| vaDisabilityExempt | boolean |
| propertyTaxRatePercent | number |
{
"type": "object",
"$schema": "https://json-schema.org/draft/2020-12/schema",
"required": [
"payGrade"
],
"properties": {
"rate": {
"type": "number",
"default": 6.5,
"maximum": 25,
"minimum": 0,
"description": "Example annual rate passed into the site purchase-power solver. Not a quote."
},
"maxDti": {
"type": "number",
"default": 55,
"maximum": 65,
"minimum": 1,
"description": "Planning DTI used by the RealityCents Military Buying Power calculator. Not a VA approval cap."
},
"payGrade": {
"enum": [
"E-1",
"E-2",
"E-3",
"E-4",
"E-5",
"E-6",
"E-7",
"E-8",
"E-9",
"W-1",
"W-2",
"W-3",
"W-4",
"W-5",
"O-1E",
"O-2E",
"O-3E",
"O-1",
"O-2",
"O-3",
"O-4",
"O-5",
"O-6",
"O-7",
"O-8",
"O-9",
"O-10"
],
"type": "string",
"description": "Military pay grade. BAH is Honolulu County (HI408) 2026."
},
"dependents": {
"type": "integer",
"default": 0,
"maximum": 12,
"minimum": 0,
"description": "Dependent count. More than zero uses the with-dependents BAH rate. COLA uses this count."
},
"hoaMonthly": {
"type": "number",
"default": 0,
"minimum": 0
},
"otherDebts": {
"type": "number",
"default": 0,
"minimum": 0,
"description": "Other monthly debt payments."
},
"vaFirstUse": {
"type": "boolean",
"default": true
},
"downPayment": {
"type": "number",
"default": 0,
"minimum": 0,
"description": "Down payment in dollars. Default $0."
},
"yearsOfService": {
"type": "number",
"default": 0,
"maximum": 40,
"minimum": 0
},
"insuranceMonthly": {
"type": "number",
"default": 150,
"minimum": 0
},
"monthlyTaxOverride": {
"type": "number",
"minimum": 0
},
"vaDisabilityExempt": {
"type": "boolean",
"default": false
},
"propertyTaxRatePercent": {
"type": "number",
"default": 0.35,
"maximum": 5,
"minimum": 0
}
}
}