Right-size your home. Pocket the difference.
See the cash you walk away with after the move and what your new monthly housing cost looks like. Built for Cedar City and St. George empty-nesters, retirees, and anyone whose home no longer fits the life they are living.
Your current home
What it is worth today, what is owed, and when you bought it.
Your next home
Target price, cash-or-financed, and the new ongoing carrying cost.
The decision
Cash in hand after the move and how your monthly cost shifts.
Tell me about the two homes
Defaults reflect typical Southern Utah numbers. Edit what you know. The math updates as you go.
A Your current home
If you are unsure, the valuation questionnaire is the most accurate way to get this.
Used to estimate gain for Section 121 awareness.
B Your next home
Right-sizers often target a lower number, but enter whatever the next home actually costs.
Rounds to nearest 0.125% on blur. Buydown rates ending in .99 are preserved.
C Monthly housing costs (now vs next)
Leave 0 if paid off.
Per month combined.
New-build communities often raise this. Single-story patio homes with HOA dues can run higher than expected.
The two numbers that matter
Cash you walk away with, and what your monthly housing cost looks like in the new home.
After paying off the current mortgage, covering sale-side costs, putting down the down payment, and paying closing costs on the next home.
P&I plus taxes, insurance, HOA, and a maintenance allowance.
Run the calculator above to see your situation.
Sale side. Purchase side. Both columns.
Every line item that flows into the headline numbers above.
Sale of current home
Purchase of next home
Monthly housing cost, side by side
What this calculator is doing
No black boxes. Here is how the two big numbers are built.
Net from sale
Sale price minus commission, owner’s title and escrow, mortgage payoff, and a small line for other sale-side costs. Defaults come from typical Southern Utah numbers.
Down payment strategy
Pick all cash from proceeds, a specific dollar amount, or 20 percent down. The down payment plus purchase closing costs come out of your sale proceeds.
New monthly P&I
Standard amortization on whatever loan amount remains after the down payment. Pick 15-year or 30-year. Rate inputs round to nearest 0.125 percent except .99 buydowns.
Monthly side-by-side
Compares current P&I plus carrying cost (taxes, insurance, HOA, maintenance) against the new home’s P&I and carrying cost. The delta is the real monthly answer.
Section 121 check
If estimated value minus original purchase price exceeds 250,000 single or 500,000 married joint, you get a heads-up. Most Southern Utah primary residences are still tax-free, but homes purchased before 2015 sometimes are not.
What it does not do
It does not compute exact capital gains, account for cost basis adjustments from improvements, or factor investment returns on the cash you keep. It is a decision tool, not a tax return.
Curious what your current home would actually sell for?
The questionnaire gives you a real number from someone who sells in your neighborhood. It takes a few minutes. No pressure, no obligation.
Right-sizing is one of the most personal moves in real estate.
The numbers above are one input. The right home, the right neighborhood, the right timing, those matter more than the math. When you are ready to look at this in your specific situation, the valuation questionnaire is the next step.
The honest answers
What is right-sizing in real estate?
Will I owe capital gains tax when I sell to right-size?
Should I pay cash for the next home or take a mortgage?
Is a smaller home actually cheaper to own?
What is the best time of year to right-size in Cedar City or St. George?
Can Scott represent me on both the sale and the next purchase?
Estimates only. Actual sale proceeds, purchase closing costs, monthly carrying costs, and tax outcomes vary. Tax estimates here are simplified and do not constitute tax advice. Consult a CPA for tax-specific questions. Scott Buehler is a REALTOR with Real Broker LLC and a mortgage lender with Guild Mortgage, NMLS 1794818, not a tax professional. On any given transaction Scott can act as listing agent and lender, or as lender only, but cannot serve as both buyer’s agent and lender on the same purchase.
Listing & Lending in Southern Utah
An estimate is a start.
A real number is a plan.
Tell me about your home. I’ll review the comps that actually matter, factor in current Cedar City and St. George buyer activity, and send you a pricing range you can list against. No pressure, no obligation.