RealityCents — Hawaii Mortgage & VA Loan Calculators

{'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.'}}}

{'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'}}}

{'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.'}}}

{'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}}}

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

{'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'}}}

{'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}}}

{'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}}}

{'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.'}}}