Home Sale Calculator: What Will You Walk Away With?

A few rough numbers

Where is the house?

South Carolina

Georgia

About what is it worth?

$

Your best guess is fine.

About how much do you still owe? (optional)

$

Not sure

Next: 6 quick questions

This estimator needs JavaScript. Or call us at 803-471-4870 and we’ll go over the numbers with you.

(function () { “use strict”; var root = document.getElementById(“nahg-est”); if (!root || root.getAttribute(“data-ready”)) return; root.setAttribute(“data-ready”, “1”); /* —- Settings Drew can change. A page can also set window.NAHG_EST_CFG before this block. —- */ var CFG = { phoneText: “803-471-4870”, phoneHref: “tel:+18034714870”, offerUrl: “/get-a-cash-offer-today/”, /* “Text me this estimate” -> Carrot form “Offer Estimator – Text Me” (see CARROT-FORM-SETUP.md). “off” = draft. Sends nothing. “embed” = the Carrot Form block sits on the same page; this script moves it into the text-me card, hides the fallback fields below, and keeps its hidden field filled. “post” = keep these styled fields; on submit, copy them into the (hidden) Carrot form on the page and submit it, so Carrot’s spam checks and the REsimpli feed still run. */ carrotMode: “off”, carrotFormId: 0, /* Carrot form ID, once it’s created */ carrotFields: { /* Gravity Forms input names in that form. Defaults match CARROT-FORM-SETUP.md. */ first_name: “input_1”, phone: “input_2”, terms: “input_3.1”, sms: “input_4.1”, summary: “input_5” }, buyerCreditPct: 0 /* v2 had 0-2% credits to the buyer. Off in v3. If set, it’s folded into “Repairs and months of bills”. */ }; if (window.NAHG_EST_CFG) { for (var ck in window.NAHG_EST_CFG) if (Object.prototype.hasOwnProperty.call(window.NAHG_EST_CFG, ck)) { if (ck === “carrotFields”) { for (var fk in window.NAHG_EST_CFG.carrotFields) CFG.carrotFields[fk] = window.NAHG_EST_CFG.carrotFields[fk]; } else CFG[ck] = window.NAHG_EST_CFG[ck]; } } /* Same starting numbers as v2 (see ../notes.md and ../FEES-SUMMARY.md). closeFees = average seller-paid closing attorney + recording fees on our own CSRA closings (sales with an agent): SC $308, GA $135. Owner’s title = $0 (buyer paid it on every statement). Monthly bills = property tax + insurance + power + lawn ($100), v2 defaults. */ var STATE = { SC: { name: “South Carolina”, comm: 5.59, closeFees: 308, tax: 78, ins: 169, util: 150, lawn: 100 }, GA: { name: “Georgia”, comm: 5.74, closeFees: 135, tax: 134, ins: 149, util: 151, lawn: 100 } }; /* —- Condition report: 6 items, 4 answers each. —- The words a visitor sees. Drew can edit these freely; the math is in BANDS below. */ var LEVELS = [“excellent”, “good”, “fair”, “poor”]; var LEVEL_NAME = { excellent: “Excellent”, good: “Good”, fair: “Fair”, poor: “Poor” }; var ITEMS = [ { key: “roof”, name: “Roof”, short: “roof”, ex: { excellent: “Under 5 years old. No leaks.”, good: “5 to 15 years old. No leaks.”, fair: “15 to 20 years old, or needs a patch.”, poor: “Leaks, missing shingles, or 20+ years old.” } }, { key: “foundation”, name: “Foundation”, short: “foundation”, ex: { excellent: “No cracks. Floors are level.”, good: “Small hairline cracks. Nothing moving.”, fair: “Some cracks, sticking doors, or a soft spot in the floor.”, poor: “Big cracks, sagging floors, or water under the house.” } }, { key: “windows”, name: “Windows”, short: “windows”, ex: { excellent: “Newer double-pane. All open and lock.”, good: “Older, but they work. No broken glass.”, fair: “A few stick, fog up, or won’t lock.”, poor: “Broken, rotted, or drafty all over.” } }, { key: “kitchen”, name: “Kitchen”, short: “kitchen”, ex: { excellent: “Updated in the last 10 years.”, good: “Older, but clean. Everything works.”, fair: “Dated. Worn cabinets, counters, or appliances.”, poor: “Water damage, missing pieces, or needs all new.” } }, { key: “baths”, name: “Bathrooms”, short: “baths”, ex: { excellent: “Updated. No leaks.”, good: “Older, but clean and working.”, fair: “Dated. Cracked tile or a slow leak.”, poor: “Soft or rotted floor, or one doesn’t work.” } }, { key: “hvac”, name: “Heating and air”, short: “HVAC”, ex: { excellent: “Under 5 years old. Cools well.”, good: “5 to 12 years old. Works fine.”, fair: “12 to 15 years old, or needs a repair.”, poor: “Not working, or 15+ years old.” } } ]; /* —- Repair math. ASSUMPTIONS for Drew to adjust (not from our data). See notes.md. —- Per item and answer: lo/hi = % of home value; fLo/fHi = dollar floor for the low/high end; mLo/mHi = months of fix-up before listing. Each end = the bigger of (% x value) and the floor. Excellent = $0. */ function band(lo, hi, fLo, fHi, mLo, mHi) { return { lo: lo, hi: hi, fLo: fLo, fHi: fHi, mLo: mLo, mHi: mHi }; } var NONE = band(0, 0, 0, 0, 0, 0); var BANDS = { roof: { excellent: NONE, good: band(0, 0.5, 0, 500, 0, 0), fair: band(0.5, 2, 1000, 3000, 0.25, 0.5), poor: band(3, 6, 8000, 14000, 0.5, 1) }, foundation: { excellent: NONE, good: band(0, 0.5, 0, 500, 0, 0), fair: band(1, 4, 2000, 6000, 0.25, 0.5), poor: band(5, 12, 10000, 25000, 1, 2) }, windows: { excellent: NONE, good: band(0, 0.5, 0, 500, 0, 0), fair: band(0.5, 2, 1000, 3000, 0.25, 0.5), poor: band(2, 5, 5000, 12000, 0.5, 1) }, kitchen: { excellent: NONE, good: band(0.5, 1.5, 500, 2000, 0, 0), fair: band(2, 5, 4000, 10000, 0.25, 0.5), poor: band(5, 12, 12000, 25000, 1, 2) }, baths: { excellent: NONE, good: band(0.5, 1, 500, 1500, 0, 0), fair: band(1.5, 4, 3000, 8000, 0.25, 0.5), poor: band(4, 9, 8000, 16000, 0.5, 1.5) }, hvac: { excellent: NONE, good: band(0, 0.5, 0, 500, 0, 0), fair: band(0.5, 2, 1000, 3000, 0.25, 0.5), poor: band(2.5, 5, 6000, 10000, 0.25, 0.5) } }; var BASE = band(0.5, 1.5, 1000, 2500, 0, 0); /* every house: cleaning, paint touch-ups, small fixes before listing */ /* Caps: repairs top out at 35% (low end) / 50% (high end) of value; fix-up time at 5 months. */ var CAP = { loPct: 35, hiPct: 50, prepMonths: 5 }; /* Months on the market (v2: 1.7 to 2.4, Redfin/Realtor.com) and contract to closing (v2: 1.2, ICE). */ var TIME = { marketLo: 1.7, marketHi: 2.4, loan: 1.2 }; function $(id) { return document.getElementById(“nahg-est-” + id); } var money = (window.Intl && Intl.NumberFormat) ? new Intl.NumberFormat(“en-US”, { maximumFractionDigits: 0 }) : null; function fmt(n) { var r = Math.round(Math.abs(n)); return “$” + (money ? money.format(r) : String(r)); } function r100(n) { return Math.round(n / 100) * 100; } function r1000(n) { return Math.round(n / 1000) * 1000; } function parseMoney(s) { s = String(s || “”).toLowerCase().replace(/,/g, “”).trim(); if (!s) return null; var k = /k$/.test(s), v = parseFloat(s.replace(/[^0-9.]/g, “”)); if (!isFinite(v)) return null; return k ? v * 1000 : v; } function radio(name) { var el = root.querySelector(‘input[name=”nahg-est-‘ + name + ‘”]:checked’); return el ? el.value : “”; } /* SC: S.C. Code 12-24-10, $1.85 per $500 or fraction (about 0.37%). GA: O.C.G.A. 48-6-1, $1 for the first $1,000 + $0.10 per $100 or fraction after (about 0.1%). Folded into the one “Closing costs” line; never shown on its own. */ function deedTax(state, price) { if (price <= 0) return 0; if (state === "SC") return Math.ceil(price / 500) * 185 / 100; if (price <= 100) return 0; return (100 + Math.ceil(Math.max(0, price – 1000) / 100) * 10) / 100; } function itemCost(b, price, end) { /* end: "lo" or "hi" */ return end === "lo" ? Math.max(price * b.lo / 100, b.fLo) : Math.max(price * b.hi / 100, b.fHi); } function repairs(ans, price) { var out = { lo: itemCost(BASE, price, "lo"), hi: itemCost(BASE, price, "hi"), prepLo: 0, prepHi: 0, items: [] }; for (var n = 0; n < ITEMS.length; n++) { var k = ITEMS[n].key, a = ans[k], t = BANDS[k]; var bl = t[a], bh = t[a]; var lo = itemCost(bl, price, "lo"), hi = itemCost(bh, price, "hi"); out.lo += lo; out.hi += hi; out.prepLo += bl.mLo; out.prepHi += bh.mHi; out.items.push({ key: k, short: ITEMS[n].short, answer: a, lo: lo, hi: hi }); } out.rawLo = out.lo; out.rawHi = out.hi; out.hi = Math.min(out.hi, price * CAP.hiPct / 100); out.lo = Math.min(out.lo, price * CAP.loPct / 100, out.hi); out.capped = out.hi < out.rawHi; out.prepHi = Math.min(out.prepHi, CAP.prepMonths); out.prepLo = Math.min(out.prepLo, out.prepHi); return out; } /* The 2 items that drive the most cost (Fair or Poor only). */ function drivers(rp) { var list = rp.items.filter(function (x) { return x.answer === "fair" || x.answer === "poor"; }); list.sort(function (a, b) { return (b.hi + b.lo) – (a.hi + a.lo); }); return list.slice(0, 2).map(function (x) { return x.short; }); } function compute(v) { var s = STATE[v.state], b = repairs(v.ans, v.price); var monthly = s.tax + s.ins + s.util + s.lawn; var r = { commission: v.price * s.comm / 100, repLo: b.lo, repHi: b.hi, pctLo: b.lo / v.price * 100, pctHi: b.hi / v.price * 100, capped: b.capped, drivers: drivers(b), prepLo: b.prepLo, prepHi: b.prepHi, monthsLo: b.prepLo + TIME.marketLo + TIME.loan, monthsHi: b.prepHi + TIME.marketHi + TIME.loan, credits: v.price * (CFG.buyerCreditPct || 0) / 100, closing: s.closeFees + deedTax(v.state, v.price), owed: v.owed || 0, monthly: monthly }; r.holdLo = monthly * r.monthsLo; r.holdHi = monthly * r.monthsHi; var fixed = r.commission + r.credits + r.closing + r.owed; r.netHi = v.price – fixed – r.repLo – r.holdLo; /* exact, best case: low repairs, faster sale */ r.netLo = v.price – fixed – r.repHi – r.holdHi; /* exact, worst case: high repairs, slower sale */ /* What the visitor sees: lines to the nearest $100, the "to you" range to the nearest $1,000. */ var sh = { comm: r100(r.commission), repLo: r100(r.repLo), repHi: r100(r.repHi), holdLo: r100(r.holdLo), holdHi: r100(r.holdHi), close: r100(r.closing + r.credits), owed: Math.round(r.owed) }; var base = v.price – sh.comm – sh.close – sh.owed; sh.netHi = r1000(base – sh.repLo – sh.holdLo); sh.netLo = r1000(base – sh.repHi – sh.holdHi); r.show = sh; return r; } function monthsText(r) { var a = Math.round(r.monthsLo), b = Math.ceil(r.monthsHi); if (b <= a) b = a + 1; return a + " to " + b + " months"; } function range(lo, hi) { return lo === hi ? fmt(lo) : fmt(lo) + "\u2013" + fmt(hi); } function minusRange(lo, hi) { return "\u2212" + range(lo, hi); } function read() { var unsure = $("unsure").checked, owed = unsure ? null : parseMoney($("owed").value); return { state: radio("state"), price: parseMoney($("value").value), owed: owed, owedKnown: owed !== null, ans: answers() }; } function check(v) { if (!v.state) return { msg: "Pick South Carolina or Georgia.", el: $("state-sc") }; if (v.price === null) return { msg: "Put in a rough value for the house.", el: $("value") }; if (v.price < 10000) return { msg: "Put in the full amount, like 200,000.", el: $("value") }; for (var n = 0; n < ITEMS.length; n++) if (!v.ans[ITEMS[n].key]) return { msg: "Answer the 6 questions about the house. A guess is fine.", el: null, step: n }; return null; } /* Plain " to " in the text message: an en dash would force Unicode SMS (more segments). */ function rangeTo(lo, hi) { return lo === hi ? fmt(lo) : fmt(lo) + " to " + fmt(hi); } function toYou(s) { if (s.netHi < 0) return "about " + rangeTo(-s.netHi, -s.netLo) + " short of what you owe"; if (s.netLo 0 ? “, payoff ” + fmt(s.owed) : “”) + “). ” + “Our cash offer: no commissions, we pay all closing costs, close in as little as 7 days. Call ” + CFG.phoneText + “.”; } var shown = false, last = null, liveTimer = null; function render() { var v = read(), bad = check(v); if (bad) { if (shown) $(“err”).textContent = bad.msg; return false; } $(“err”).textContent = “”; var r = compute(v), s = r.show, st = STATE[v.state]; last = { v: v, r: r }; if (s.netHi < 0) { $("net").textContent = "About " + range(-s.netHi, -s.netLo) + " short"; $("net-sub").textContent = "of paying off what you owe"; } else if (s.netLo < 0) { $("net").textContent = "Up to about " + fmt(s.netHi); $("net-sub").textContent = "and it may not cover what you owe"; } else { $("net").textContent = "About " + range(s.netLo, s.netHi); $("net-sub").innerHTML = "to you in about ” + monthsText(r) + ““; } $(“owed-note”).hidden = v.owedKnown; var al = $(“alert”); if (s.netLo 0; $(“l-owed-row”).hidden = !showOwed; $(“l-owed”).textContent = “\u2212” + fmt(s.owed); $(“how-list”).innerHTML = “

Commission: ” + st.comm + “% of the price, a typical total for both agents in ” + st.name + “.

” + “

Repairs: about ” + Math.round(r.pctLo) + “% to ” + Math.round(r.pctHi) + “% of the value, from your 6 answers” + (r.capped ? ” (we capped it at half the value)” : “”) + “. Big jobs like a roof have a minimum. Only you know your house.

” + “

Bills: about ” + fmt(r.monthly) + ” a month for taxes, insurance, power and the yard. More work means more months.

” + “

Closing costs: the closing attorney, recording, and the state’s deed tax.

” + “

What you owe comes out of any sale, ours too.

“; var sum = summary(v, r); $(“t-summary”).value = sum; syncCarrot(sum); clearTimeout(liveTimer); liveTimer = setTimeout(function () { $(“live”).textContent = “Estimate: listing with an agent, ” + $(“net”).textContent + ” ” + $(“net-sub”).textContent + “. Our cash offer: no commissions, no closing costs, close in as little as 7 days.”; }, 600); return true; } /* —- Carrot form hookup —- */ function carrotForm() { if (!CFG.carrotFormId) return null; return document.querySelector(‘form[data-formid=”‘ + CFG.carrotFormId + ‘”]’) || document.getElementById(“gform_” + CFG.carrotFormId); } function carrotInput(form, key) { return form ? form.querySelector(‘[name=”‘ + CFG.carrotFields[key] + ‘”]’) : null; } function syncCarrot(sum) { if (CFG.carrotMode === “off”) return; var f = carrotForm(), el = carrotInput(f, “summary”); if (el) el.value = sum; } function setupCarrot() { if (CFG.carrotMode === “off” || CFG._carrotReady) return; var f = carrotForm(); if (!f) return; /* no Carrot form on the page: keep the fallback fields and the draft message */ var wrap = document.getElementById(“gform_wrapper_” + CFG.carrotFormId) || f.parentNode; if (CFG.carrotMode === “embed”) { $(“carrot-slot”).appendChild(wrap); $(“textform”).hidden = true; f.addEventListener(“submit”, function () { if (last) syncCarrot(summary(last.v, last.r)); }, true); } else if (CFG.carrotMode === “post”) { wrap.setAttribute(“aria-hidden”, “true”); wrap.style.cssText = “position:absolute!important;left:-9999px!important;width:1px;height:1px;overflow:hidden”; $(“carrot-slot”).appendChild(wrap); } CFG._carrotReady = true; if (last) syncCarrot(summary(last.v, last.r)); } function postToCarrot(data, msg) { var f = carrotForm(); if (!f) { msg.textContent = “Draft only: the Carrot form isn’t on this page yet, so nothing was sent. Call ” + CFG.phoneText + “.”; return; } function put(key, val) { var el = carrotInput(f, key); if (!el) return; if (el.type === “checkbox”) el.checked = !!val; else el.value = val; } put(“first_name”, data.first_name); put(“phone”, data.phone); put(“terms”, true); put(“sms”, true); put(“summary”, data.summary); msg.textContent = “Sending…”; var wrap = $(“carrot-slot”), done = false; function ok() { if (done) return; done = true; msg.textContent = “Got it. We’ll text you this estimate.”; } if (window.jQuery) window.jQuery(document).on(“gform_confirmation_loaded”, function (e, id) { if (String(id) === String(CFG.carrotFormId)) ok(); }); if (window.MutationObserver) new MutationObserver(function () { if (wrap.querySelector(“.gform_confirmation_message”)) ok(); }).observe(wrap, { childList: true, subtree: true }); setTimeout(function () { if (!done) msg.textContent = “Still sending. If you don’t get a text soon, call ” + CFG.phoneText + “.”; }, 12000); var btn = f.querySelector(‘[type=”submit”],[type=”image”]’); if (btn) btn.click(); else if (f.requestSubmit) f.requestSubmit(); else f.submit(); } /* —- Condition stepper: one item at a time, auto-advance on tap, Back. Same on phone and desktop. —- */ var ANS = {}, step = 0, advTimer = null; function answers() { var o = {}; for (var n = 0; n < ITEMS.length; n++) o[ITEMS[n].key] = ANS[ITEMS[n].key] || ""; return o; } function condText(ans) { return ITEMS.map(function (it) { return it.short + " " + (LEVEL_NAME[ans[it.key]] || "?").toLowerCase(); }).join(", "); } function esc(t) { return String(t).replace(/&/g, "&").replace(/</g, "<"); } (function buildItems() { var html = "", bar = ""; for (var n = 0; n < ITEMS.length; n++) { var it = ITEMS[n]; html += '“; bar += ““; } $(“items”).innerHTML = html; $(“bar”).innerHTML = bar; })(); function inView(el) { var b = el.getBoundingClientRect(); return b.top >= 0 && b.top < (window.innerHeight || 800) * 0.5; } function showStep(n, focus) { step = n; for (var i = 0; i < ITEMS.length; i++) $("i-" + ITEMS[i].key).hidden = i !== n; $("step-of").textContent = (n + 1) + " of " + ITEMS.length; var bars = $("bar").children; for (var j = 0; j < bars.length; j++) bars[j].className = j === n ? "is-now" : (ANS[ITEMS[j].key] ? "is-done" : ""); if (focus) { var card = $("cond"); if (!inView(card) && card.scrollIntoView) card.scrollIntoView({ block: "start" }); $("i-" + ITEMS[n].key).querySelector("legend").focus({ preventScroll: true }); } } function finish() { $("steps").hidden = true; $("done").hidden = false; var t = condText(answers()); $("done-text").textContent = "Your house: " + t + "."; showResult(); } function showResult() { var v = read(), bad = check(v); if (bad) { $("err").textContent = bad.msg; if (bad.el) bad.el.focus(); else { $("steps").hidden = false; $("done").hidden = true; showStep(bad.step, true); } return; } shown = true; $("result").hidden = false; render(); var res = $("result"); if (res.scrollIntoView) res.scrollIntoView({ block: "start" }); res.focus({ preventScroll: true }); } $("items").addEventListener("click", function (e) { var b = e.target.closest ? e.target.closest(".nahg-est-opt-btn") : null; if (!b) return; var k = b.getAttribute("data-k"); ANS[k] = b.getAttribute("data-l"); var sibs = b.parentNode.children; for (var i = 0; i < sibs.length; i++) sibs[i].setAttribute("aria-pressed", sibs[i] === b ? "true" : "false"); if (shown) render(); clearTimeout(advTimer); advTimer = setTimeout(function () { if (step 0) { showStep(step – 1, true); return; } var f = $(“form”); if (f.scrollIntoView) f.scrollIntoView({ block: “start” }); $(“value”).focus({ preventScroll: true }); }); $(“edit”).addEventListener(“click”, function () { $(“done”).hidden = true; $(“steps”).hidden = false; showStep(0, true); }); /* —- Events —- */ $(“form”).addEventListener(“submit”, function (e) { e.preventDefault(); var v = read(), bad = check(v); if (bad && bad.el) { $(“err”).textContent = bad.msg; bad.el.focus(); return; } $(“err”).textContent = “”; if (!bad) { if (!shown) finish(); else showResult(); return; } /* all 6 already answered */ $(“go”).hidden = true; $(“cond”).hidden = false; showStep(bad.step, true); }); $(“form”).addEventListener(“input”, function () { if (shown) render(); }); $(“form”).addEventListener(“change”, function (e) { if (e.target && e.target.id === “nahg-est-unsure”) { $(“owed”).disabled = e.target.checked; if (e.target.checked) $(“owed”).value = “”; } if (shown) render(); }); $(“form”).addEventListener(“focusout”, function (e) { var t = e.target; if (t && (t.id === “nahg-est-value” || t.id === “nahg-est-owed”) && money) { var n = parseMoney(t.value); if (n !== null) t.value = money.format(Math.round(n)); } }); $(“text-open”).addEventListener(“click”, function () { var box = $(“text”), open = box.hidden; box.hidden = !open; this.setAttribute(“aria-expanded”, open ? “true” : “false”); setupCarrot(); if (open) { var first = CFG.carrotMode === “off” ? $(“text-offer”) : box.querySelector(“input:not([type=hidden])”); if (first) first.focus(); } }); $(“textform”).addEventListener(“submit”, function (e) { e.preventDefault(); var msg = $(“t-msg”); var phone = String($(“t-phone”).value).replace(/[^0-9]/g, “”); if (phone.length === 11 && phone.charAt(0) === “1”) phone = phone.slice(1); if (phone.length !== 10) { msg.textContent = “Add a 10-digit mobile number so we know where to text it.”; $(“t-phone”).focus(); return; } if (!$(“t-terms”).checked || !$(“t-sms”).checked) { msg.textContent = “Please check both boxes so we’re allowed to text you.”; return; } if (last) $(“t-summary”).value = summary(last.v, last.r); var data = { first_name: String($(“t-name”).value).trim(), phone: phone, summary: $(“t-summary”).value }; if (CFG.carrotMode === “post” && CFG._carrotReady) { postToCarrot(data, msg); return; } msg.textContent = “Draft only: this form isn’t connected yet, so nothing was sent. Call ” + CFG.phoneText + ” and we’ll go over your numbers.”; }); /* Text-me fallback: with no Carrot form wired up, the card sends people to the cash-offer form or the phone. */ if (CFG.carrotMode === “off”) { $(“textform”).hidden = true; $(“text-fallback”).hidden = false; } else { $(“textform”).hidden = false; $(“text-fallback”).hidden = true; } $(“text-offer”).setAttribute(“href”, CFG.offerUrl); $(“text-call”).setAttribute(“href”, CFG.phoneHref); $(“text-call”).textContent = “Call ” + CFG.phoneText; $(“offer”).setAttribute(“href”, CFG.offerUrl); $(“call”).setAttribute(“href”, CFG.phoneHref); $(“call”).textContent = “Call ” + CFG.phoneText; /* The Carrot Form block usually sits below this block, so also try once the page has loaded. */ setupCarrot(); if (document.readyState === “loading”) document.addEventListener(“DOMContentLoaded”, setupCarrot); window.addEventListener(“load”, setupCarrot); /* For tests and the Carrot setup: read-only access to the math. */ root.nahgEst = { compute: compute, deedTax: deedTax, summary: summary, answers: answers, cfg: CFG }; })();