PURCHASE PILOT

Your co-pilot for offers, financing & ROI

1 · Property & Offer Step 1 of 17
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Let's build your offer strategy

A few quick questions about the property, then you'll get a negotiation-ready price range, the exact language to send your agent, and a full PDF report. Takes about 3 minutes.

How PurchasePilot helps: We build you a clear, data-backed negotiation strategy — an opening offer, target price, and walk-away ceiling — plus the exact language to send your agent or lender so you always know what to ask for and why.

Note: average comparable sales figures are estimates and may not fully reflect current market conditions — confirm exact numbers with your agent before finalizing your offer.
📚 New to home buying? Here's how the process works

A quick, plain-language walkthrough so you know what to expect before you ever talk to an agent — nothing below is intimidating once you know the order it happens in.

  1. Get pre-approved. A lender checks your credit and income and tells you what you can actually borrow. It's not a final commitment, but it tells sellers you're a serious, qualified buyer — do this before you start touring homes.
  2. Find a buyer's agent. Their fee is typically paid through the transaction, not out of your pocket up front. They'll tour homes with you, pull comps, and negotiate on your behalf. Compare agents later in this flow.
  3. Tour homes & build your offer strategy. Once you find one you like, answer the questions ahead to land on a fair, well-supported price and a clear list of what to ask for.
  4. Submit your offer. Price, concessions, earnest money, and contingencies (inspection, financing, appraisal) go into a written contract your agent submits to the seller.
  5. Negotiate. The seller accepts, rejects, or counters. Back-and-forth is completely normal before you're under contract.
  6. Inspection & appraisal. A licensed inspector checks the home's condition (you can renegotiate based on findings); your lender orders an appraisal to confirm the home is worth what you're paying.
  7. Underwriting & closing. Your lender finalizes the loan, you do a final walkthrough, sign the paperwork, and get your keys — typically 30–45 days from accepted offer to closing.

A good agent walks you through every step above in real time. Use this tool to walk into that first conversation with real numbers instead of guesses.

Property & Offer

What's the property address?

Optional — start typing and your browser (or Google, if enabled) may suggest addresses.

Property & Offer

What's the listing price?

The seller's asking price.

Enter the listing price to continue.

Property & Offer

Average price of comparable recent sales? ?"Comps" are similar homes nearby that sold recently. Your agent or Zillow/Redfin's "recently sold" filter can find these.

Optional — this is the single biggest factor in a strong offer, so fill it in if you have it. Leave it blank and PurchasePilot will automatically use the listing price as your baseline instead.

Property & Offer

How's the listing performing?

Property & Offer

Any repairs or deferred maintenance needed?

Roof, HVAC, foundation, etc. Leave 0 if the home is in good shape.

Property & Offer

What type of loan are you using?

Not sure which applies to you? Keep going — we'll explain once selected.

Property & Offer

What's your down payment?

Property & Offer

Which state is the property in? ?Property tax and homeowners insurance both vary enormously by state — this drives a location-based estimate for your monthly payment instead of a flat national guess.

Used to estimate property tax & insurance based on state averages.

Property & Offer

A couple quick toggles

Property & Offer

Want to fine-tune your cash-to-close estimate?

All optional — leave blank to auto-estimate from your state's averages.

Your results

Your recommended offer range

OPENING OFFER
$0
TARGET OFFER
$0
WALK-AWAY CEILING
$0

Why this range

    Your results

    📋 Your offer, in writing

    Ready-to-send language for your agent to submit to the seller — grounded in the numbers above, including a backup move if it's not accepted. Not a lowball, and not more than the data supports.

    Your results

    💵 Pick an offer to see the full financial breakdown

    See exactly what each price means for your monthly payment (including estimated taxes & insurance) and total cash to close.

    Your results

    Concessions worth asking for

    Based on your loan type's rules and current market. Ask for these alongside your price — sellers often prefer to hold their price and give credits instead.

    Your results

    Compare deal structures

    Same seller "give" ($), three different ways to structure it.

    StructurePurchase priceCash due at closing*Est. total monthly payment (PITI)†

    *Down payment portion only. †Includes principal, interest, and estimated property tax & insurance. See the full cash-to-close breakdown below.

    Your results

    💰 Cash you'll need at closing

    A detailed, itemized estimate so you know how much to have ready. Actual figures come from your lender's Loan Estimate — this can vary especially by state (e.g. transfer taxes are much higher in states like NY/DE/PA than in MO/ID).

    DOWN PAYMENT
    $0
    EST. CLOSING COSTS
    $0
    LESS SELLER CREDIT
    $0
    TOTAL CASH TO CLOSE
    $0

    Rate Buydown

    Should you (or the seller) buy down your rate?

    One "point" costs 1% of your loan amount and typically lowers your rate by about 0.25%. This calculator tells you when that trade pays off. It shows principal & interest only, since taxes/insurance don't change with points.

    Rate Buydown

    What's your base interest rate (without points)?

    Current national average 30-yr rate is around 6.6% (July 2026) — use your actual lender quote if you have one.

    Rate Buydown

    Loan term?

    Rate Buydown

    How many points do you want to buy? 2.0

    Rate Buydown

    How many years do you expect to keep this loan?

    Before selling or refinancing — a realistic guess is fine.

    Your results

    Results

    Cost of points-
    New rate-
    Monthly payment (no points)-
    Monthly payment (with points)-
    Monthly savings-
    Break-even point-
    Net savings over your expected time in home-

    Your results

    Alternative: ask the seller for a temporary 2-1 buydown instead

    Instead of permanently lowering your rate, the seller funds an escrow that cuts your rate by 2% in year 1 and 1% in year 2, then it returns to your normal rate. Good if you plan to refinance soon or want maximum relief in your first two years; costs roughly the same as 2-3 permanent points but the benefit disappears after year 2.

    Rental ROI

    Rental income & cash-on-cash ROI

    For investment purchases. This can't pull live Fair Market Rent (FMR) data automatically — that requires a manual lookup at huduser.gov/portal/datasets/fmr.html. Enter that number below for the most accurate result, or use the quick-estimate button as a rough placeholder.

    Rental ROI

    Financing for this rental

    Rental ROI

    Which state is the rental in?

    Used to estimate property tax & insurance below (landlord policies run higher than owner-occupied).

    Rental ROI

    Expected monthly rent? ?Look up your actual Fair Market Rent (or better, comparable active rental listings) for accuracy. FMRs are HUD's 40th-percentile rent estimate by county/ZIP and bedroom count.

    Rental ROI

    Property tax & insurance (optional)

    Rental ROI

    HOA & vacancy assumptions

    Rental ROI

    Maintenance & CapEx reserves

    Rental ROI

    Will you use a property manager?

    Your results

    Income & expenses

    Your results

    Returns

    CAP RATE
    -
    MONTHLY CASH FLOW
    -
    CASH INVESTED
    -
    CASH-ON-CASH ROI
    -

    Cap rate = net operating income ÷ purchase price (ignores financing). Cash-on-cash = annual pre-tax cash flow ÷ total cash invested (down payment + closing costs). Both are before income taxes and exclude appreciation/loan paydown, which add to your total return over time.

    Find an Agent

    Compare agents by real cost

    Since 2024, buyers typically sign a written agreement with their agent and commissions are fully negotiable — the national average buyer's-agent fee is about 2.8% of the price, but many agents will negotiate or rebate part of it. Compare up to three agents below.

    Find an Agent

    Enter the agents you're considering

    Your results

    Comparison

    Note: commission rebates to buyers are not legal in every state (a handful, including Alabama, Alaska, Kansas, Louisiana, Mississippi, Missouri, New Jersey, Oklahoma, Oregon, South Dakota, and Tennessee restrict or ban them). Confirm with the agent and your state's real estate commission.

    Find an Agent

    Questions to ask before you sign with an agent

    Summary & PDF

    Your negotiation-ready summary

    We've pulled everything from the steps above into one summary, ready to copy, print, or send to your agent.

    You're all set

    Your full report

    Email this to your agent

    This opens your default email app with the summary pre-filled in the body. Browsers don't allow auto-attaching files for security reasons — attach the PDF you just downloaded before hitting send.

    Looking at more than one property?

    Run a fresh report for another address any time — the same data-backed offer strategy, negotiation script, and PDF, in about 3 minutes. Nothing you entered here needs to carry over.

    Coming soon

    Get PurchasePilot Pro

    Save and compare every property you tour, unlimited reports, and priority support — built for buyers actively touring multiple homes. We're rolling this out gradually; join the waitlist and we'll email you the moment it's ready.

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