TOOLS
Run the numbers before you call anybody.
Including me. 18 calculators built on published Texas figures, with every source cited. They run entirely in your browser, so nothing you type is sent anywhere, stored, or turned into a sales call you did not ask for.
Nothing leaves your browser
No figure you enter is transmitted or saved. There is no form gate on any of these.
Every number is sourced
TDI, the Texas Comptroller, Gregg County, HUD, Fannie Mae, VA. Links on every tool.
Gaps are marked as gaps
Where Texas does not publish a figure, these tools say so instead of inventing one.
SELLING
Deciding what to do with a house you own.
As-is or list it
Put both routes side by side and compare what actually lands in your pocket, after repairs, holding costs, commission and time.
Open →Seller net proceeds
Sale price down to the wire amount: payoff, commission, title policy, escrow, tax proration, concessions.
Open →Repair scope estimator
Build a scope by trade and see the range before anyone walks the property.
Open →Closing costs
Buyer side and seller side, using promulgated Texas figures where they exist and saying so where they do not.
Open →Property tax estimator
Gregg County by city and school district, with and without the homestead exemption.
Open →BUYING
Working out what you can actually carry.
Mortgage payment
Principal, interest, Gregg County taxes by district, insurance, mortgage insurance and HOA, with the full amortisation.
Open →What you can carry
Works backward from income and existing debt to a price range, using published underwriting guidance.
Open →Rent or buy
The break-even point, including the costs of owning that nobody puts in the brochure.
Open →Paying it off early
What an extra amount each month does to the term and the total interest.
Open →Refinance break-even
How long you have to stay for a refinance to have been worth doing.
Open →Debt-to-income
Front-end and back-end ratio against published conventional and VA guidance.
Open →Closing costs
Buyer side and seller side, using promulgated Texas figures where they exist and saying so where they do not.
Open →Property tax estimator
Gregg County by city and school district, with and without the homestead exemption.
Open →INVESTING
Running a deal before you commit to it.
Repair scope estimator
Build a scope by trade and see the range before anyone walks the property.
Open →Maximum allowable offer
The 70% rule, with the assumptions exposed so you can argue with them.
Open →Flip profit and return
Purchase, rehab, holding, financing and selling costs down to profit, return on cost, and annualised return.
Open →Holding cost per month
What every extra month of a project actually costs you.
Open →Rental analysis
Cap rate, cash-on-cash, debt service coverage, and the point where a rental stops working.
Open →Property tax estimator
Gregg County by city and school district, with and without the homestead exemption.
Open →CREDIT
Arithmetic only. No score claims, no promises.
What you can carry
Works backward from income and existing debt to a price range, using published underwriting guidance.
Open →Paying it off early
What an extra amount each month does to the term and the total interest.
Open →Debt-to-income
Front-end and back-end ratio against published conventional and VA guidance.
Open →Credit utilisation
Per card and overall, and what paying down a specific balance does to it.
Open →Debt payoff plan
Avalanche against snowball on your actual balances, with the real cost difference.
Open →CLOSING
Texas title and closing costs at the promulgated rate.
WHAT THESE TOOLS DO NOT KNOW
The honest part.
Texas publishes some of these figures and not others. Where the state sets a rate, these tools use the exact rate. Where it does not, no number gets invented to fill the hole. Here is everything still outstanding.
Title premiums use the schedule that took effect 2026-03-01, when TDI cut rates 6.2 percent. TDI Official Order No. 2025-9697
Escrow / closing fee, survey, and HOA transfer dollar ranges in East Texas
Quotes from two or three Longview title companies and a surveyor. Todd reportedly part-owns a title company, which is the fast path.
FHA maximum qualifying DTI ratios
HUD Handbook 4000.1 § II.A.5.d.viii, or any FHA-approved lender
Freddie Mac maximum DTI
A lender with Guide access, Section 5401.2
T-30 Tax Deletion Endorsement charge
A Texas title agent or TDI Title Division
Rusk County / Henderson and Harrison County tax rates
Rusk County Tax Office and Harrison County. Note Longview extends into Harrison County.
Whether Kilgore College and the ESDs apply to a given parcel
Gregg CAD parcel lookup
Conventional PMI pricing
A live quote through MGIC MiQ or Enact Rate360
Whether Texas has no real estate transfer tax
A Comptroller or statutory citation