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.
Estimates only, for illustration. Not a quote, an offer, or a commitment to lend. The monthly figure includes an estimate of principal and interest based on the rate and term you entered, and your actual interest rate, annual percentage rate (APR), repayment terms, and full payment will differ. Read the full disclosures.
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
Figures are estimates for illustration only, not a quote or a commitment to lend. The new mortgage payment shown is principal and interest only and excludes property taxes, homeowners insurance, mortgage insurance, and HOA dues, so your full monthly payment will be higher. Your actual interest rate, annual percentage rate (APR), and repayment terms depend on underwriting. Read the full disclosures.
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?
Important disclosures
Estimates only, for illustration. The results on this page are general estimates for informational and illustrative purposes only. They are not an appraisal, a quote, an offer, a pre-approval, or a commitment to lend. Your actual numbers will differ.
The payment shown is principal and interest only. Any new mortgage payment shown is an estimate of principal and interest based on the loan amount, term, and rate you enter. It does not include property taxes, homeowners insurance, mortgage insurance, HOA dues, or other costs, so your full monthly payment will be higher. The rate you enter is an assumption you choose, not a rate offered to you. Your actual interest rate, annual percentage rate (APR), loan program, and repayment terms depend on your credit, down payment, the property, and underwriting, and the total cost of any loan depends on the full repayment term.
Results depend on your situation and the market. Sale proceeds, purchase closing costs, monthly carrying costs, and tax outcomes vary with your specific home, your payoff, negotiated terms, program rules, and market conditions when you lock. Figures reflect the assumptions shown and Southern Utah norms in effect as of June 2026, which change often. Re-run the numbers before you rely on them.
Not legal, tax, or financial advice. This tool is general information, not legal, tax, or financial advice. For guidance on your situation, consult a licensed attorney, tax professional, or financial advisor. Ask a tax advisor about capital gains and the deductibility of any mortgage interest. For a real list price instead of an estimate, request a home valuation.
How Scott can work with you. Scott Buehler is a licensed REALTOR and mortgage loan originator, not a tax professional. On the buying side he takes one role only, either your mortgage lender or your buyer’s agent, never both on the same purchase, while a separate party handles the other. You are always free to choose your own agent and your own lender. Using Scott is never required, and he is compensated for whichever role he holds.
Equal Housing Lender. Equal Housing Opportunity. This is not a commitment to lend. Full licensing and NMLS identification are available through the Licensing Disclosures and Terms of Service links in the site footer.
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.