RealityCents — Hawaii Mortgage & VA Loan Calculators

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.

{
  "type": "object",
  "properties": {
    "price": {
      "type": "number",
      "exclusiveMinimum": 0,
      "maximum": 50000000,
      "description": "Purchase price in dollars."
    },
    "downPayment": {
      "description": "Down payment. Defaults: VA 0%, FHA 3.5%, conventional 5%, jumbo 10% when downPaymentUnit is percent.",
      "type": "number",
      "minimum": 0
    },
    "downPaymentUnit": {
      "default": "percent",
      "type": "string",
      "enum": [
        "percent",
        "dollars"
      ]
    },
    "rate": {
      "default": 6.5,
      "description": "Annual note rate as a percent. Default 6.5 is an example, not a quote.",
      "type": "number",
      "minimum": 0,
      "maximum": 25
    },
    "termYears": {
      "default": 30,
      "description": "Amortizing term in years.",
      "type": "integer",
      "minimum": 1,
      "maximum": 40
    },
    "loanType": {
      "default": "conventional",
      "type": "string",
      "enum": [
        "conventional",
        "fha",
        "va",
        "jumbo"
      ]
    },
    "propertyTaxRatePercent": {
      "default": 0.35,
      "description": "Annual property tax as a percent of price. Default 0.35 is Honolulu County residential.",
      "type": "number",
      "minimum": 0,
      "maximum": 5
    },
    "monthlyTaxOverride": {
      "description": "Monthly property tax in dollars. A value above 0 replaces the tax-rate calculation.",
      "type": "number",
      "minimum": 0
    },
    "insuranceMonthly": {
      "default": 150,
      "description": "Homeowner's insurance in dollars per month. Default $150 is a planning placeholder, not a quote.",
      "type": "number",
      "minimum": 0
    },
    "hoaMonthly": {
      "default": 0,
      "description": "HOA or maintenance fee in dollars per month.",
      "type": "number",
      "minimum": 0
    },
    "creditScore": {
      "description": "Optional FICO for conventional PMI. Omit it to use LTV-only PMI tiers. Do not send a name or SSN.",
      "type": "integer",
      "minimum": 300,
      "maximum": 850
    },
    "vaFirstUse": {
      "default": true,
      "description": "VA funding fee: true = first use. Ignored for other loan types.",
      "type": "boolean"
    },
    "vaDisabilityExempt": {
      "default": false,
      "description": "True if the borrower is exempt from the VA funding fee.",
      "type": "boolean"
    },
    "pointsPercent": {
      "default": 0,
      "description": "Discount points as a percent of the total loan. Affects cash to close, not the note rate.",
      "type": "number",
      "minimum": 0,
      "maximum": 10
    }
  },
  "required": [
    "price"
  ],
  "$schema": "https://json-schema.org/draft/2020-12/schema"
}

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.

{
  "type": "object",
  "properties": {
    "grossMonthlyIncome": {
      "type": "number",
      "exclusiveMinimum": 0,
      "description": "Gross monthly income in dollars. Do not send a name or employer."
    },
    "monthlyDebts": {
      "default": 0,
      "description": "Monthly debt payments already owed (car, cards, student loans).",
      "type": "number",
      "minimum": 0
    },
    "dtiTarget": {
      "description": "Housing-plus-debts DTI cap as a percent. Defaults to 45 for VA and FHA, 41 for conventional and jumbo.",
      "type": "number",
      "minimum": 1,
      "maximum": 65
    },
    "downPayment": {
      "type": "number",
      "minimum": 0
    },
    "downPaymentUnit": {
      "default": "percent",
      "type": "string",
      "enum": [
        "percent",
        "dollars"
      ]
    },
    "rate": {
      "default": 6.5,
      "description": "Annual note rate as a percent. Default 6.5 is an example, not a quote.",
      "type": "number",
      "minimum": 0,
      "maximum": 25
    },
    "termYears": {
      "default": 30,
      "description": "Amortizing term in years.",
      "type": "integer",
      "minimum": 1,
      "maximum": 40
    },
    "loanType": {
      "default": "conventional",
      "type": "string",
      "enum": [
        "conventional",
        "fha",
        "va",
        "jumbo"
      ]
    },
    "propertyTaxRatePercent": {
      "default": 0.35,
      "description": "Annual property tax as a percent of price. Default 0.35 is Honolulu County residential.",
      "type": "number",
      "minimum": 0,
      "maximum": 5
    },
    "monthlyTaxOverride": {
      "description": "Monthly property tax in dollars. A value above 0 replaces the tax-rate calculation.",
      "type": "number",
      "minimum": 0
    },
    "insuranceMonthly": {
      "default": 150,
      "description": "Homeowner's insurance in dollars per month. Default $150 is a planning placeholder, not a quote.",
      "type": "number",
      "minimum": 0
    },
    "hoaMonthly": {
      "default": 0,
      "description": "HOA or maintenance fee in dollars per month.",
      "type": "number",
      "minimum": 0
    },
    "creditScore": {
      "description": "Optional FICO for conventional PMI. Omit it to use LTV-only PMI tiers. Do not send a name or SSN.",
      "type": "integer",
      "minimum": 300,
      "maximum": 850
    },
    "vaFirstUse": {
      "default": true,
      "description": "VA funding fee: true = first use. Ignored for other loan types.",
      "type": "boolean"
    },
    "vaDisabilityExempt": {
      "default": false,
      "description": "True if the borrower is exempt from the VA funding fee.",
      "type": "boolean"
    }
  },
  "required": [
    "grossMonthlyIncome"
  ],
  "$schema": "https://json-schema.org/draft/2020-12/schema"
}

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.

{
  "type": "object",
  "properties": {
    "payGrade": {
      "type": "string",
      "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"
      ],
      "description": "Military pay grade. BAH is Honolulu County (HI408) 2026."
    },
    "yearsOfService": {
      "default": 0,
      "type": "number",
      "minimum": 0,
      "maximum": 40
    },
    "dependents": {
      "default": 0,
      "description": "Dependent count. More than zero uses the with-dependents BAH rate. COLA uses this count.",
      "type": "integer",
      "minimum": 0,
      "maximum": 12
    },
    "rate": {
      "default": 6.5,
      "description": "Example annual rate passed into the site purchase-power solver. Not a quote.",
      "type": "number",
      "minimum": 0,
      "maximum": 25
    },
    "propertyTaxRatePercent": {
      "default": 0.35,
      "type": "number",
      "minimum": 0,
      "maximum": 5
    },
    "monthlyTaxOverride": {
      "type": "number",
      "minimum": 0
    },
    "insuranceMonthly": {
      "default": 150,
      "type": "number",
      "minimum": 0
    },
    "hoaMonthly": {
      "default": 0,
      "type": "number",
      "minimum": 0
    },
    "otherDebts": {
      "default": 0,
      "description": "Other monthly debt payments.",
      "type": "number",
      "minimum": 0
    },
    "downPayment": {
      "default": 0,
      "description": "Down payment in dollars. Default $0.",
      "type": "number",
      "minimum": 0
    },
    "maxDti": {
      "default": 55,
      "description": "Planning DTI used by the RealityCents Military Buying Power calculator. Not a VA approval cap.",
      "type": "number",
      "minimum": 1,
      "maximum": 65
    },
    "vaFirstUse": {
      "default": true,
      "type": "boolean"
    },
    "vaDisabilityExempt": {
      "default": false,
      "type": "boolean"
    }
  },
  "required": [
    "payGrade"
  ],
  "$schema": "https://json-schema.org/draft/2020-12/schema"
}

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.

{
  "type": "object",
  "properties": {
    "county": {
      "type": "string",
      "enum": [
        "honolulu",
        "maui",
        "kalawao",
        "kauai",
        "hawaii"
      ],
      "description": "Hawaii county for the 2026 FHFA one-unit conforming limit."
    },
    "entitlementAlreadyInUse": {
      "type": "number",
      "minimum": 0,
      "description": "VA entitlement already in use, in dollars (often 25% of the open VA loan). $0 is treated as full entitlement."
    },
    "purchasePrice": {
      "type": "number",
      "exclusiveMinimum": 0,
      "maximum": 50000000
    }
  },
  "required": [
    "county",
    "entitlementAlreadyInUse",
    "purchasePrice"
  ],
  "$schema": "https://json-schema.org/draft/2020-12/schema"
}

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.

{
  "type": "object",
  "properties": {
    "purchasePrice": {
      "type": "number",
      "exclusiveMinimum": 0,
      "maximum": 50000000
    },
    "propertyTaxRatePercent": {
      "default": 0.35,
      "type": "number",
      "minimum": 0,
      "maximum": 5
    },
    "monthlyTaxOverride": {
      "type": "number",
      "minimum": 0
    },
    "insuranceMonthly": {
      "default": 150,
      "type": "number",
      "minimum": 0
    },
    "hoaMonthly": {
      "default": 0,
      "type": "number",
      "minimum": 0
    },
    "creditScore": {
      "type": "integer",
      "minimum": 300,
      "maximum": 850
    },
    "vaFirstUse": {
      "default": true,
      "type": "boolean"
    },
    "vaDisabilityExempt": {
      "default": false,
      "type": "boolean"
    },
    "scenarios": {
      "minItems": 2,
      "maxItems": 4,
      "type": "array",
      "items": {
        "type": "object",
        "properties": {
          "label": {
            "type": "string",
            "maxLength": 80
          },
          "loanType": {
            "type": "string",
            "enum": [
              "conventional",
              "fha",
              "va",
              "jumbo"
            ]
          },
          "rate": {
            "type": "number",
            "minimum": 0,
            "maximum": 25
          },
          "downPayment": {
            "type": "number",
            "minimum": 0
          },
          "downPaymentUnit": {
            "default": "percent",
            "type": "string",
            "enum": [
              "percent",
              "dollars"
            ]
          },
          "termYears": {
            "default": 30,
            "type": "integer",
            "minimum": 1,
            "maximum": 40
          },
          "points": {
            "default": 0,
            "description": "Discount points as a percent of the loan amount.",
            "type": "number",
            "minimum": 0,
            "maximum": 10
          },
          "vaFirstUse": {
            "type": "boolean"
          },
          "vaDisabilityExempt": {
            "type": "boolean"
          }
        },
        "required": [
          "loanType",
          "rate",
          "downPayment"
        ]
      }
    }
  },
  "required": [
    "purchasePrice",
    "scenarios"
  ],
  "$schema": "https://json-schema.org/draft/2020-12/schema"
}

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.

{
  "type": "object",
  "properties": {
    "loanAmount": {
      "type": "number",
      "exclusiveMinimum": 0,
      "maximum": 50000000
    },
    "noteRate": {
      "type": "number",
      "minimum": 0,
      "maximum": 25,
      "description": "Note rate as a percent. Example only, not a quote."
    },
    "buydownType": {
      "type": "string",
      "enum": [
        "2-1",
        "1-0",
        "3-2-1",
        "permanent-points"
      ]
    },
    "termYears": {
      "default": 30,
      "type": "integer",
      "minimum": 1,
      "maximum": 40
    },
    "points": {
      "description": "For permanent-points only: number of discount points. 1 point = 1% of the loan amount. Defaults to 1.",
      "type": "number",
      "minimum": 0,
      "maximum": 10
    }
  },
  "required": [
    "loanAmount",
    "noteRate",
    "buydownType"
  ],
  "$schema": "https://json-schema.org/draft/2020-12/schema"
}

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.

{
  "type": "object",
  "properties": {
    "monthlyRent": {
      "type": "number",
      "minimum": 0,
      "description": "Current monthly rent."
    },
    "rentGrowthPercent": {
      "default": 3,
      "description": "Annual rent growth, percent.",
      "type": "number",
      "minimum": -10,
      "maximum": 20
    },
    "price": {
      "type": "number",
      "exclusiveMinimum": 0,
      "maximum": 50000000
    },
    "downPayment": {
      "type": "number",
      "minimum": 0
    },
    "downPaymentUnit": {
      "default": "percent",
      "type": "string",
      "enum": [
        "percent",
        "dollars"
      ]
    },
    "rate": {
      "default": 6.5,
      "type": "number",
      "minimum": 0,
      "maximum": 25
    },
    "appreciationPercent": {
      "default": 3,
      "description": "Annual home appreciation, percent.",
      "type": "number",
      "minimum": -20,
      "maximum": 20
    },
    "years": {
      "default": 7,
      "type": "integer",
      "minimum": 1,
      "maximum": 40
    },
    "termYears": {
      "default": 30,
      "type": "integer",
      "minimum": 1,
      "maximum": 40
    },
    "loanType": {
      "default": "conventional",
      "type": "string",
      "enum": [
        "conventional",
        "fha",
        "va",
        "jumbo"
      ]
    },
    "propertyTaxRatePercent": {
      "default": 0.35,
      "type": "number",
      "minimum": 0,
      "maximum": 5
    },
    "insuranceMonthly": {
      "default": 150,
      "type": "number",
      "minimum": 0
    },
    "hoaMonthly": {
      "default": 0,
      "type": "number",
      "minimum": 0
    },
    "maintenanceMonthly": {
      "default": 0,
      "description": "Owner maintenance in dollars per month, held flat.",
      "type": "number",
      "minimum": 0
    },
    "sellingCostPercent": {
      "default": 0,
      "description": "Percent of the ending value treated as a selling cost. Default 0.",
      "type": "number",
      "minimum": 0,
      "maximum": 15
    },
    "creditScore": {
      "type": "integer",
      "minimum": 300,
      "maximum": 850
    },
    "vaFirstUse": {
      "default": true,
      "type": "boolean"
    },
    "vaDisabilityExempt": {
      "default": false,
      "type": "boolean"
    }
  },
  "required": [
    "monthlyRent",
    "price"
  ],
  "$schema": "https://json-schema.org/draft/2020-12/schema"
}

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.

{
  "type": "object",
  "properties": {
    "topic": {
      "type": "string",
      "enum": [
        "property_tax",
        "va_loans_hawaii",
        "leasehold_vs_fee_simple",
        "condo_va_approval",
        "loan_limits_2026",
        "bah_cola_income",
        "closing_costs",
        "pre_approval_steps"
      ]
    }
  },
  "required": [
    "topic"
  ],
  "$schema": "https://json-schema.org/draft/2020-12/schema"
}

Return Jay Miller's public CMG Home Loans application link and published business contact. Does not ask for or store personal information.

{
  "type": "object",
  "properties": {},
  "$schema": "https://json-schema.org/draft/2020-12/schema"
}