WealthPulse Mortgage Affordability Analyzer

{
  "debt": 800,
  "down": 60000,
  "lang": "en",
  "income": 120000,
  "location": "Austin TX"
}

{
  "meta": {
    "fred_rates_available": true
  },
  "location": "Austin, TX",
  "disclaimer": "For informational purposes only. Not financial or legal advice. Consult a licensed mortgage professional and financial advisor before making home purchase decisions.",
  "amazon_link": "https://www.amazon.com/s?k=The%20Book%20on%20Buying%20a%20Home%20by%20David%20Greene%20first-time%20buyer%20guide&tag=pulsenetwork7-20",
  "buy_vs_wait": "either",
  "down_payment": "$60,000",
  "generated_at": "2026-06-18T05:42:23.296Z",
  "rate_context": {
    "rate_trend": "stable — 10Y Treasury at 4.43% with a flat yield curve (2Y/10Y spread only 0.38%). No strong directional pressure on mortgage rates in the near term, but curve is at an inflection point. Fed Funds at 3.63% suggests the Fed is in a hold or gradual easing posture.",
    "rate_impact": "On a $260,000 loan, a 1% rate increase (to 7.52%) raises your monthly P&I by approximately $170/mo (~$2,040/yr). A 1% decrease (to 5.52%) saves approximately $160/mo (~$1,920/yr). Over 30 years, a 1% difference equals roughly $55,000–$60,000 in total interest.",
    "current_15yr": "5.84% as of June 11, 2026 (FRED)",
    "current_30yr": "6.52% as of June 11, 2026 (FRED)"
  },
  "affordability": {
    "down_payment_pct": "18.75% on a $320,000 home — below 20%, so PMI applies (~$100–$130/mo until ~20% equity is reached, roughly 4–5 years at standard amortization)",
    "recommended_home_price": "$300,000–$340,000 — Austin property taxes are among the highest in the nation (2.1–2.3%), which meaningfully compresses your true buying power. At $320K with $60K down, your estimated PITI is ~$2,650–$2,750/mo, keeping you at ~27% front-end DTI. Combined with $800 existing debt, back-end DTI lands near 35% — manageable but tight. Do not exceed $340K without reducing other debt first.",
    "max_home_price_stretched": "$280,000 — based on 36% back-end DTI: total allowable debt ≈ $3,600/mo minus $800 existing debt = $2,800 for housing; with taxes/insurance (~$500/mo), P&I room ≈ $2,300, supporting ~$340K home price, but stretched given Austin's high property tax burden (~2.1–2.3%)",
    "monthly_payment_estimate": "$1,680/mo P&I on a $260,000 loan ($320K home minus $60K down) at 6.52% 30-year fixed. Total PITI with Austin property taxes (~$570/mo) and homeowners insurance (~$150/mo) ≈ $2,400–$2,500/mo.",
    "max_home_price_conservative": "$336,000 — based on 28% front-end DTI: max monthly PITI ≈ $2,800 at 6.52% 30-yr rate with ~$60K down"
  },
  "amazon_search": "The Book on Buying a Home by David Greene first-time buyer guide",
  "income_annual": "$120,000",
  "cost_of_waiting": "If rates fall 0.5% over 6 months (to ~6.02%), your monthly P&I on a $260K loan drops ~$80/mo — saving you ~$28,800 over 30 years. However, if Austin home prices stabilize or rise 3% in that window, a $320K home becomes ~$330K, costing you ~$10K more upfront and adding ~$55/mo to your payment. The net math is close to a wash, but waiting to save an additional $15,000–$20,000 toward a 20% down payment would eliminate PMI (~$130/mo) and save you more than most rate scenarios over 5 years.",
  "pulse_suggestions": [
    {
      "url": "https://proppulse-gules.vercel.app",
      "why": "PropPulse can run a deep neighborhood scoring analysis on Austin-area submarkets within your $300K–$340K budget (Pflugerville, Kyle, Manor), assess investment-grade metrics like cap rate and the 1% rule if you're considering house hacking, and provide a detailed Texas HFA program comparison to maximize your down payment assistance.",
      "vertical": "PropPulse",
      "suggested_endpoint": "neighborhood-scoring + state-HFA-programs + house-hacking-analysis"
    },
    {
      "url": "https://homepulse-seven.vercel.app",
      "why": "Once you purchase, HomePulse can calculate renovation ROI specific to the Austin market, identify IRA energy tax credits (30% credit on solar, insulation, HVAC), and build a seasonal maintenance calendar for Central Texas climate — helping protect and grow your home's value.",
      "vertical": "HomePulse",
      "suggested_endpoint": "renovation-roi + energy-audit + maintenance-calendar"
    }
  ],
  "buy_vs_wait_reason": "Austin is a complex market right now. Inventory has risen significantly from 2022 peaks and home prices have softened 8–15% from highs, giving buyers more negotiating power than in recent years. However, at 6.52%, affordability is still strained relative to Austin's median home price (~$480,000–$520,000), which frankly exceeds what your income and down payment can comfortably support. Your realistic budget of $300K–$340K is below Austin's median, so you should focus on specific submarkets (Pflugerville, Manor, Del Valle, Kyle, Buda) or condos/townhomes. Waiting 6–12 months is reasonable if you can save additional down payment or reduce existing debt, especially since the flat yield curve signals no imminent rate crash.",
  "lendingtree_product": "mortgage",
  "first_time_buyer_programs": [
    "Texas State Affordable Housing Corporation (TSAHC) — Homes for Texas Heroes and Home Sweet Texas programs; up to 5% DPA as a grant (no repayment) for income-eligible buyers; income limit for Austin MSA ~$97K–$116K, check current limits",
    "Texas Department of Housing and Community Affairs (TDHCA) — My First Texas Home program; 30-year fixed rate mortgage + up to 5% DPA; income limits apply (~$105K for Austin area)",
    "City of Austin Down Payment Assistance Program — forgivable loans for lower-income buyers; income limits stricter (~80% AMI), but worth checking if income adjustments apply",
    "Travis County Housing Finance Corporation — occasionally offers below-market mortgage bond programs for first-time buyers in Travis County",
    "FHA Loan — with only 18.75% down, an FHA loan (3.5% minimum) could preserve cash reserves; note FHA MIP is lifetime unless refinanced, so conventional with PMI may be better at your down payment level",
    "Fannie Mae HomeReady / Freddie Mac Home Possible — conventional loans with 3–5% down for income-qualified buyers; better PMI rates than FHA for buyers with good credit"
  ]
}

{
  "type": "json",
  "example": {
    "location": "Austin, TX",
    "disclaimer": "For informational purposes only. Not financial or legal advice. Consult a licensed mortgage professional and financial advisor before making home purchase decisions.",
    "amazon_link": "https://www.amazon.com/s?k=home+buying+guide&tag=pulsenetwork7-20",
    "buy_vs_wait": "buy",
    "rate_context": {
      "rate_trend": "stable",
      "rate_impact": "A 1% rate rise adds roughly $220/month at this loan size",
      "current_15yr": "6.10%",
      "current_30yr": "6.85%"
    },
    "affordability": {
      "down_payment_pct": "15.4%",
      "recommended_home_price": "$390,000",
      "max_home_price_stretched": "$420,000",
      "monthly_payment_estimate": "$2,240 (P&I)",
      "max_home_price_conservative": "$380,000"
    },
    "amazon_search": "home buying guide",
    "buy_vs_wait_reason": "Rates are stable and local rents exceed this monthly payment",
    "first_time_buyer_programs": [
      "FHA 3.5% down",
      "TSAHC down payment assistance"
    ]
  }
}