Free for first-time buyers and casual readers. Pro for serious individual investors. Premier for active investors. White-glove advisory for family offices and RIAs.
$0forever
What this is for: answering "can I afford this?" before involving a CPA — and not blocking you behind a paywall to do it.
$29/month
or $290/year · founding members $99/year lifetime
Worked example: on the $900K sale in our tax tool’s example, the 1031 path preserves $119,760 of deferred tax — run your own numbers free.
$99/month
or $990/year · founding members $890/year
Why this tier exists: the structuring decisions — 1031 vs. OZ, cost-segregation timing, REPS qualification — are where five- and six-figure tax outcomes are decided. Premier models them on your numbers, with the Crisis Playbook ready when the market turns.
$25K/year baseline
$50K–$100K premium · per-engagement also available
Why this tier exists: decisions on $25M+ portfolios compound across generations — one mis-structured 1031 or delayed lender conversation costs more than a decade of the retainer. The team advising them here is the one the region's families already hire.
The free tier is real and meant to be useful — not a bait-and-switch. We make money on Pro, Premier, and Family Office. Free users help us with SEO, refer paying users, and sometimes graduate into Pro themselves. The free tier alone is the most personalized free real-estate decision tool we've seen.
No — Premier’s software (portfolio analysis, 1031 / cost-seg / OZ modeling, the Crisis Playbook, deal evaluation) is open to any investor. Accreditation matters only for the specific Reg D 506(c) deal offerings surfaced in the deal room, which unlock after independent third-party verification, per SEC rules. Everything else works without it.
For families with $25M+ of real estate exposure, yes — a single bad 1031 decision, a mis-structured entity, or a missed cost-seg study typically costs more than a decade of the retainer. The tier is also intentionally service-led (not just software): a named senior advisor, quarterly written deliverables, and IC participation. Most clients renew above 90% in industry benchmarks.
The platform interface is available in English and Spanish. We work regularly across these markets — Mexican fideicomiso, Dominican CONFOTUR, and the FIRPTA / specialty foreign-buyer lending market that LatAm UHNW investors hit when buying US property — and the directory lists the local tax and legal specialists who execute them, with direct contact details so you reach them yourself. For most of our clients, the cross-border angle is why they engage us in the first place.
We don't originate. The directory is free and direct: the listing shows the firm's website, email, or phone, and you contact it yourself — no introduction, no referral fee, and nothing paid for placement. Where we do have a commercial relationship — a few mortgage and insurance partners that appear inside the calculators — the link says so, and that relationship has no bearing on the directory or on which firms are vetted.
Fundamento was built by the team of an Americas-focused real-estate investment practice — advisory and private-equity work spanning hundreds of projects and dozens of countries over nearly two decades, recognized by an international real-estate awards program. The practice’s client work is private, so its name doesn’t appear here — a discretion its families would recognize. Fundamento, LLC is an independent software and research company; it is not an investment adviser, broker-dealer, or fund, and nothing on this platform is investment advice or an offer of securities. There is no spokesperson by design — the method is the product.
Two clicks. We don't make you call. Founding-member pricing is locked in for life as long as you don't cancel.
Fundamento gives you the intelligence and numbers to make it well — with your figures, in English or Spanish. Free to start.Fundamento te da la inteligencia y los números para tomarla bien — con tus cifras, en español o inglés. Empieza gratis.
Built by the team behind hundreds of real-estate projects across dozens of countries — billions advised or executed over nearly two decades.Creado por el equipo detrás de cientos de proyectos inmobiliarios en decenas de países — miles de millones asesorados o ejecutados durante casi dos décadas.
Example of rate impact on a $500K home purchase:Ejemplo del impacto de la tasa en la compra de una casa de $500K:
Three numbers decide a purchase: what a lender approves, what’s actually comfortable, and what breaks if rates rise. We show all three — and the honest verdict.Tres números definen una compra: lo que el banco aprueba, lo que realmente es cómodo, y qué se rompe si la tasa sube. Te mostramos los tres — y el veredicto honesto.
Live example — 30-yr fixed at 6.69%, 15% down, taxes and insurance included. Refine every assumption in the full tool.Ejemplo en vivo — fija a 30 años al 6.69%, 15% de cuota inicial, impuestos y seguro incluidos. Refina cada supuesto en la herramienta completa.
Live estimate — 30-yr fixed, 1.2% property tax, 0.5% insurance, $600/mo other debts assumed. Refine every assumption in the full tool.Estimación en vivo — hipoteca fija a 30 años, 1.2% de predial, 0.5% de seguro y $600/mes de otras deudas asumidos. Refina cada supuesto en la herramienta completa.
Founding pricing, locked for life — first 1,000 Pro at $99/yr · first 500 Premier at $890/yrPrecios fundadores, fijos de por vida — los primeros 1,000 Pro a $99/año · los primeros 500 Premier a $890/año
We compute three numbers: what a lender will approve, what's actually comfortable at your real cash flow, and what breaks if rates jump to 7%. The gap between them is your margin of safety.
Lenders look at two ratios. The front-end ratio is your monthly housing payment divided by gross monthly income — they want it under about 28%. The back-end ratio is the same number plus all your other monthly debt — they want that under about 36% (sometimes stretched to 43%).
We compute the monthly mortgage payment using the standard amortization formula, then add property tax, insurance, HOA, and PMI (if your down payment is under 20%). That's "PITI" — Principal, Interest, Taxes, Insurance — the number that actually has to clear your bank account every month.
The stress test re-runs the same math at a higher rate. If the stress-tested PITI eats more than 35–40% of your take-home, you're buying at the edge. A rate jump or a single bad month becomes existential.
Three scenarios side by side: list with an agent, sell yourself (FSBO), or take a cash offer. The headline price isn't the number that matters — what hits your bank account is. The difference between your three exit paths is rarely under $30,000 — see yours.
The order is always the same: start at sale price, subtract every cost, then pay off the mortgage, then pay tax on the gain.
The primary-residence exclusion in the US (IRC §121) shields up to $250,000 of gain if you're single, $500,000 if married filing jointly — but only if you've owned and lived in the home for at least 2 of the past 5 years. Everything above that is taxed as long-term capital gain (15% or 20% federal for most people, plus state).
FSBO saves the commission (~3%) but typically nets 5–10% less on price — most sellers don't have the negotiating leverage agents do. Cash-buyer offers ("we buy houses") are fast but you pay for the speed with a 10–20% discount. The calculator shows all three so you can weigh dollars against time and hassle.
Waiting feels safe — but if rates drop and prices rise, waiting can cost more than buying at the wrong time. Plug in your guess (or worst case) for next year, and see what happens.
Two things can change while you wait: price and rate. A higher price means more down payment and a bigger loan. A lower rate means a smaller monthly payment for the same loan. They push in opposite directions, and which one wins depends on the size of the moves.
We build both paths over the same 7-year window and compare what each one actually costs you: rent paid while waiting, the purchase-price difference, and the mortgage interest (P&I only) each path racks up. Your down payment and the principal you pay off are equity you keep, not money spent — counting them as costs is the classic mistake in buy-vs-wait math. The rent while waiting is the part most "wait for rates to drop" advice ignores — and it's often the biggest single cost of waiting.
Important honesty: nobody can forecast rates. The point of this tool isn't to predict — it's to show you how big the move has to be for waiting to actually pay off.
Every tool on this site runs on the same working assumption: the current 30-year fixed rate, updated weekly (the rates page shows it, with the date); the affordability tool stress-tests at 7.5%, and each calculator names its own sensitivity convention where it appears. We don't forecast rates, and we distrust anyone who does. Our read is a rule, not a prediction: buy when the stress-rate payment is comfortable and your hold is five years or longer. Wait only when the break-even rate this tool computes is one you would genuinely bet your housing on — remembering that every month of waiting has a rent cost the calculator counts against you, and that a lower rate later is a refinance opportunity for the buyer who acted, not just a reward for the one who waited.
Our read is reviewed quarterly (next: October 2026). The 30-year rate itself updates weekly from Freddie Mac’s survey — the rates page always carries the current figure and its date.
Todas las herramientas de este sitio corren sobre el mismo supuesto de trabajo: la tasa fija a 30 años vigente, actualizada cada semana (la página de tasas la muestra, con su fecha); la herramienta de capacidad de compra aplica la prueba de estrés a 7.5%, y cada calculadora nombra su propia convención de sensibilidad donde aparece. No pronosticamos tasas, y desconfiamos de quien lo haga. Nuestra lectura es una regla, no una predicción: compra cuando el pago a la tasa de estrés sea cómodo y tu horizonte sea de cinco años o más. Espera solo cuando la tasa de equilibrio que calcula esta herramienta sea una a la que de verdad apostarías tu vivienda — recordando que cada mes de espera tiene un costo de renta que la calculadora te cuenta en contra, y que una tasa más baja después es una oportunidad de refinanciamiento para quien compró, no solo un premio para quien esperó.
Nuestra lectura se revisa cada trimestre (próxima: octubre 2026). La tasa a 30 años se actualiza cada semana con la encuesta de Freddie Mac — la página de tasas siempre muestra la cifra vigente y su fecha.
There are eight common strategies. Most education content tells you about all of them. We score them against your capital, your time, your tax situation, and your appetite for hassle — and recommend one.
REIT ETFs (VNQ, SCHH). Buy shares like stocks. Real-estate exposure in any retirement account, no minimums, fully liquid. Best for: anyone starting out, or anyone who doesn't want a second job.
Crowdfunding (Fundrise, Arrived). $10–$100 minimums; access to private real estate without accreditation. Returns lock up for 3–7 years. Best for: small dollar amounts, want above-public-REIT returns, can live without the liquidity.
Turnkey rental. Buy an already-renovated, already-tenanted single-family rental, usually out of state. Property manager handles operations. Best for: $50K+ deployable, want ownership tax benefits but not operations.
Local single-family rental. Buy in a market you know, screen tenants yourself, manage repairs. Hardest work; best information edge; full tax benefits. Best for: handy, local, time-rich.
House hack. Buy a 2–4 unit property with low-down owner-occupied financing, live in one unit, rent the others. Subsidized housing + landlord experience. Best for: under 35, no kids yet, willing to share a building with tenants.
BRRRR (buy, rehab, rent, refinance, repeat). Buy a distressed property, fix it, rent it, refinance to pull cash out, do it again. High-skill, high-return, high-risk. Best for: construction-fluent investors with reserves.
Short-term rental (Airbnb). 1.5–3× the gross rent of long-term, but higher costs, higher vacancy, regulatory risk. Many cities banning or restricting. Best for: vacation markets with stable regulation, hospitality temperament.
Syndication LP (accredited). Invest passively alongside a sponsor on a $5M–$50M property. $25K–$100K typical minimum. Sponsor risk is everything — vet the sponsor like you'd vet a CEO. Best for: accredited investors who want institutional-quality deals without operating.
You're selling an appreciated investment property. Three paths: pay the tax now, 1031-exchange into another property, or roll the gain into a Qualified Opportunity Fund. Same numbers, three very different outcomes.
When you sell an investment property, two things get taxed. Capital gain is the price above your basis — taxed at long-term rates (15% or 20% federal, plus state, plus 3.8% NIIT if you're high-earning). Depreciation recapture is the depreciation you wrote off over the years — it comes back as ordinary income, capped at 25% federal.
A 1031 exchange (IRC §1031) defers all of that tax if you reinvest the entire proceeds into "like-kind" real estate. Strict timing: 45 days to identify the next property; 180 days to close. Most serious rental investors trade up through 1031s for decades, then hold until death — at which point heirs get a stepped-up basis and the embedded gain disappears entirely.
A Qualified Opportunity Fund defers the original gain until 2026 (now extended/permanent under the OBBB Act of July 2025), and — this is the powerful part — any appreciation on the QOF itself is tax-free if you hold for 10+ years. The first new round of QOZ designations under the OBBB takes effect Jan 1, 2027.
These are real money decisions. Use this to size the choice and narrow the conversation — then run the final structure past a CPA and a real estate attorney before you sign anything.
Per a January 2026 survey of 1,000 U.S. homeowners (Kin/Pollfish): 93% are concerned about climate-related damage in the next 2–3 years. 49% say they may move because of climate risk. 31% are not confident they'll maintain adequate insurance through 2026. Premiums rose 8.5% in 2025 on top of 18% in 2024.
Get a quote from at least three carriers, not just one. If only the state insurer of last resort (Florida Citizens, California FAIR Plan) will write it, you have an insurability problem, not a coverage problem. Ask your current carrier whether they're still writing new policies in this ZIP.
National average new-policy premiums rose 8.5% in 2025 after 18% in 2024 (Matic 2026 Predictions). In Florida the average is now ~4× the national average. Model the next decade at +6–10%/yr in higher-risk markets — that's the difference between cash flow and negative carry on a rental.
Flood (FEMA flood maps + ClimateCheck), wildfire (Verisk wildfire score; Wood Mackenzie), hurricane (NOAA storm-surge maps), wind, hail, severe convective storm. Don't trust a single source — they disagree at the property level.
Buyers in 2034 will price insurance into offers more than today's buyers do. Properties in tightening markets sell at a widening discount. Coastal Florida, parts of California wildfire zones, hurricane-vulnerable Gulf Coast — all already showing this.
Hurricane shutters, impact windows, roof-tie-downs, defensible space (wildfire), foundation elevation, backup power — these can lower premiums 5–25% and protect resale. If retrofit cost exceeds 10–15% of value with marginal premium benefit, that's a relocate signal.
Every real estate calculator on the internet assumes you know what "cap rate" means. Here's the version that doesn't.
Sixty-plus answers to questions the calculators don't cover — from "what's a REIT" to "how do I underwrite a syndication sponsor" to "what does the 2026 debt wall mean for me." Search any term, or browse by category.
Don't know where to start? Pick the path that matches your situation. Each one is a sequence of 6–8 cards and calculators in the right order — from the screening question through the specific mechanics.
Real estate is no longer a single asset class — it's thirteen distinct economic exposures. The cross-sectional dispersion of returns within real estate now regularly exceeds the dispersion across geographies. What you own matters more than where or when.
Each class is assessed from –5 to +5 against twelve disruption vectors (AI demand, demographics, supply, climate/insurance, regulation, and eight others). The scores below are Fundamento’s judgment-based conviction calls, as of July 2026 — not a published data model.
Free for first-time buyers and casual readers. Pro for serious individual investors. Premier for active investors. White-glove advisory for family offices and RIAs.
$0forever
What this is for: answering "can I afford this?" before involving a CPA — and not blocking you behind a paywall to do it.
$29/month
or $290/year · founding members $99/year lifetime
Worked example: on the $900K sale in our tax tool’s example, the 1031 path preserves $119,760 of deferred tax — run your own numbers free.
$99/month
or $990/year · founding members $890/year
Why this tier exists: the structuring decisions — 1031 vs. OZ, cost-segregation timing, REPS qualification — are where five- and six-figure tax outcomes are decided. Premier models them on your numbers, with the Crisis Playbook ready when the market turns.
$25K/year baseline
$50K–$100K premium · per-engagement also available
Why this tier exists: decisions on $25M+ portfolios compound across generations — one mis-structured 1031 or delayed lender conversation costs more than a decade of the retainer. The team advising them here is the one the region's families already hire.
The free tier is real and meant to be useful — not a bait-and-switch. We make money on Pro, Premier, and Family Office. Free users help us with SEO, refer paying users, and sometimes graduate into Pro themselves. The free tier alone is the most personalized free real-estate decision tool we've seen.
No — Premier’s software (portfolio analysis, 1031 / cost-seg / OZ modeling, the Crisis Playbook, deal evaluation) is open to any investor. Accreditation matters only for the specific Reg D 506(c) deal offerings surfaced in the deal room, which unlock after independent third-party verification, per SEC rules. Everything else works without it.
For families with $25M+ of real estate exposure, yes — a single bad 1031 decision, a mis-structured entity, or a missed cost-seg study typically costs more than a decade of the retainer. The tier is also intentionally service-led (not just software): a named senior advisor, quarterly written deliverables, and IC participation. Most clients renew above 90% in industry benchmarks.
The platform interface is available in English and Spanish. We work regularly across these markets — Mexican fideicomiso, Dominican CONFOTUR, and the FIRPTA / specialty foreign-buyer lending market that LatAm UHNW investors hit when buying US property — and the directory lists the local tax and legal specialists who execute them, with direct contact details so you reach them yourself. For most of our clients, the cross-border angle is why they engage us in the first place.
We don't originate. The directory is free and direct: the listing shows the firm's website, email, or phone, and you contact it yourself — no introduction, no referral fee, and nothing paid for placement. Where we do have a commercial relationship — a few mortgage and insurance partners that appear inside the calculators — the link says so, and that relationship has no bearing on the directory or on which firms are vetted.
Fundamento was built by the team of an Americas-focused real-estate investment practice — advisory and private-equity work spanning hundreds of projects and dozens of countries over nearly two decades, recognized by an international real-estate awards program. The practice’s client work is private, so its name doesn’t appear here — a discretion its families would recognize. Fundamento, LLC is an independent software and research company; it is not an investment adviser, broker-dealer, or fund, and nothing on this platform is investment advice or an offer of securities. There is no spokesperson by design — the method is the product.
Two clicks. We don't make you call. Founding-member pricing is locked in for life as long as you don't cancel.
Fundamento began inside a working real-estate practice — one that, for nearly two decades, has advised and invested alongside corporations, institutions, and family offices across the Americas: hundreds of projects, dozens of countries, billions of dollars advised or executed, work recognized among the region’s leading real-estate practices by an international awards program.
You won’t find the practice’s name here. Its client work is private by design, and Fundamento keeps it that way — a discretion its families would recognize. What you will find is what that work taught us: the analysis that protects institutional capital — stress tests, net-proceeds math, tax paths, honest caveats — almost never reaches the person buying a first home. The tools existed. The access didn’t.
Fundamento is that discipline, productized: the same standard of analysis, pointed at your decision, in English and Spanish, starting free. No spokesperson, no personality — a method. Your numbers are the protagonist here.
Fundamento, LLC is an independent software and research company. It is not an investment adviser, broker-dealer, or fund, and nothing on Fundamento constitutes investment advice or an offer of securities.
Fundamento nació dentro de una práctica inmobiliaria en ejercicio — una que, durante casi dos décadas, ha asesorado e invertido junto a corporaciones, instituciones y family offices en las Américas: cientos de proyectos, decenas de países, miles de millones de dólares asesorados o ejecutados, un trabajo reconocido entre las prácticas inmobiliarias líderes de la región por un programa internacional de premios.
Aquí no encontrarás el nombre de la práctica. Su trabajo con clientes es privado por diseño, y Fundamento lo mantiene así — una discreción que sus familias reconocerían. Lo que sí encontrarás es lo que ese trabajo nos enseñó: el análisis que protege al capital institucional —pruebas de estrés, matemática de venta neta, rutas fiscales, advertencias honestas— casi nunca llega a quien compra su primera casa. Las herramientas existían. El acceso no.
Fundamento es esa disciplina, convertida en producto: el mismo estándar de análisis, apuntado a tu decisión, en inglés y español, desde gratis. Sin vocero y sin personalidades — un método. Aquí los protagonistas son tus números.
Fundamento, LLC es una empresa independiente de software e investigación. No es asesor de inversiones, corredor de valores ni fondo, y nada en Fundamento constituye asesoría de inversión ni una oferta de valores.
Committee-grade reporting on the portfolio you actually hold. Every layer — composition, income, returns, debt, stress, hold/sell — computes from the holdings in your Portfolio section, and each plan unlocks deeper layers.Reportes de nivel comité sobre el portafolio que realmente posee. Cada capa — composición, ingresos, retornos, deuda, estrés, retener/vender — se calcula con las propiedades de su sección Portafolio, y cada plan desbloquea capas más profundas.
Tools and an advisory tier for families with $25M+ of real-estate exposure: a named senior advisor, quarterly written deliverables, and cross-border judgment — in both of your languages.Un nivel de herramientas y asesoría para familias con más de $25M en exposición inmobiliaria: un asesor senior designado, entregables trimestrales por escrito y criterio transfronterizo — en sus dos idiomas.
The team behind this tier has spent nearly two decades across the table from the region’s most established families and institutions — hundreds of projects across dozens of countries, billions of dollars advised or executed, with investment-management work recognized by an international awards program.El equipo detrás de este nivel ha pasado casi dos décadas del otro lado de la mesa con las familias e instituciones más consolidadas de la región — cientos de proyectos en decenas de países, miles de millones de dólares asesorados o ejecutados, con una gestión de inversiones reconocida por un programa internacional de premios.
You won’t find the practice’s name here. Its client work is private by design, and Fundamento keeps it that way — a discretion its families would recognize.Aquí no encontrará el nombre de la práctica. Su trabajo con clientes es privado por diseño, y Fundamento lo mantiene así — una discreción que sus familias reconocerían.
References from current engagements are available on request.Hay referencias de mandatos actuales disponibles a solicitud.
Four things stand behind every decision: a playbook built from two decades of doing this, artificial intelligence that reads the market against primary sources and never sleeps, explicit rules applied to every holding you own, and the people who wrote them — a message away.Cuatro cosas respaldan cada decisión: un manual construido en dos décadas haciendo este trabajo, inteligencia artificial que lee el mercado contra fuentes primarias y nunca duerme, reglas explícitas aplicadas a cada activo que usted posee, y las personas que las escribieron — a un mensaje de distancia.
Sample portfolio — illustrative figures. An engagement runs this against your own holdings.Portafolio de muestra — cifras ilustrativas. Un mandato ejecuta esto sobre sus propios activos.
| HoldingActivo | LTV | CoC | ActionAcción | WhyPor qué |
|---|---|---|---|---|
| Single-family rental — AustinVivienda unifamiliar en renta — Austin | 56.0% | 5.9% | HOLDRETENER | Metrics within acceptable bands.Métricas dentro de bandas aceptables. |
| Multifamily — San José — Barrio EscalanteMultifamiliar — San José — Barrio Escalante | 36.8% | 3.2% | REFIREFINANCIAR | Low LTV with thin cash-on-cash — refinance to redeploy capital.LTV bajo con cash-on-cash delgado — refinanciar para redesplegar capital. |
| Industrial — MonterreyIndustrial — Monterrey | 55.0% | 2.8% | HOLDRETENER | Metrics within acceptable bands.Métricas dentro de bandas aceptables. |
| Hospitality — TamarindoHotelería — Tamarindo | 73.0% | −7.3% | REFIREFINANCIAR | High LTV — refinance or reduce debt to de-risk.LTV alto — refinanciar o reducir deuda para bajar el riesgo. |
The same view carries:La misma vista incluye: the portfolio in 10 numbers · composition & concentration · income & operations · returns & appreciation · debt, coverage & covenants · stress & risk · per-property recommendations · asset pages.el portafolio en 10 números · composición y concentración · ingresos y operación · retornos y apreciación · deuda, cobertura y covenants · estrés y riesgo · recomendaciones por activo · fichas de activo.
Every fee is quoted in writing before an engagement begins. Founding clients lock baseline pricing for two years.Todo honorario se cotiza por escrito antes de iniciar un mandato. Los clientes fundadores fijan la tarifa base por dos años.
Most engagements start with a 30-minute exploratory call between the family principal, an existing advisor (CPA or attorney), and one of our senior advisors. We discuss what you own, what you're trying to accomplish, and whether what we offer is a fit. No pitch deck.
Pick a time directly on our calendar. If you'd rather give us context in writing first, use the form below.
Trouble seeing the calendar? Open it in a new tab →
Currently accepting 10 new family-office engagements in 2026.
Upload your existing real estate holdings. We compute portfolio-level KPIs, identify concentration risks (asset class, geography, lender), and surface hold / sell / refinance recommendations on each line item. Cargue sus propiedades inmobiliarias. Calculamos los KPIs a nivel de portafolio, identificamos riesgos de concentración (clase de activo, geografía, prestamista) y mostramos recomendaciones de retener / vender / refinanciar en cada línea.
Every lease, appraisal, policy, and closing document you’ve stored — organized by property. Your files stay with you on any plan. Cada contrato, avalúo, póliza y documento de cierre que has guardado — organizados por propiedad. Tus archivos siempre son tuyos, en cualquier plan.
The diagnostic, capital-structure framework, tenant relief structures, lender negotiation playbook, valuation methodology, and recovery framework from the Fundamento v4.0 institutional playbook — accessible to Premier and Family Office members during downturns. El diagnóstico, el marco de estructura de capital, las estructuras de alivio para inquilinos, el manual de negociación con prestamistas, la metodología de valuación y el marco de recuperación del playbook institucional Fundamento v4.0 — disponible para miembros Premier y Family Office durante las caídas del mercado.
Curated co-investment opportunities — 1031 replacements, syndications, branded residential vintages, Opportunity Fund deals — vetted by the platform before reaching the wider Premier base. Family Office members get priority access. Oportunidades de coinversión seleccionadas — reemplazos 1031, sindicaciones, cosechas residenciales de marca, deals de Opportunity Fund — verificadas por la plataforma antes de llegar a la base Premier más amplia. Los miembros Family Office obtienen acceso prioritario.
Longer-form pieces from Fundamento Research — opinionated, sourced, and aimed at decisions, not just description. Subscribe to alerts for the topics you care about.
Tracked items relevant to your real estate decisions — rates, regulation, market data releases, insurance and climate, distress, capital flows. Filter by topic; subscribe to alerts on the ones that matter to you.
The events that change your math, since your last visit: rate moves and Fed decisions, housing-market prints, FHA and tax-policy changes, climate-insurance shifts, and LatAm central-bank moves — every item sourced, refreshed four times a day. Subscribe to specific topics to filter the firehose; opt into email digests when you want the platform to push to your inbox.
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Thank you — your payment went through. We created your account and sent a one-time sign-in link to the email you paid with. No password to remember.Gracias — tu pago se procesó. Creamos tu cuenta y enviamos un enlace de acceso de un solo uso al correo con el que pagaste. Sin contraseña que recordar.
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Every specialist a real-estate decision depends on, in one place — across tax, legal, capital, design-build, and closing: CPAs and attorneys, 1031 qualified intermediaries and cost-segregation firms, appraisers, lenders, architects, developers, general contractors, and property managers, plus the cross-border specialists most directories miss — civil-law notaries, trust officers, FX specialists, and immigration counsel. Across major US metros and Latin America. The directory is free and direct: you find the firm here and contact it yourself, using the website or email on its listing. Fundamento makes no introductions, takes no referral fee, and is not a party to whatever you agree with the firm. Our part is two things — consolidation: every specialty a decision needs, gathered in one place; and vetting: an independent check that adds to your own. Most listings were compiled from public rankings and industry sources, without a review of ours; the firms we vetted ourselves carry a Vetted by Fundamento badge. Todos los especialistas de los que depende una decisión inmobiliaria, en un solo lugar — en lo fiscal, legal, de capital, diseño y construcción, y cierre: contadores (CPA) y abogados, intermediarios calificados 1031 y firmas de segregación de costos, tasadores, prestamistas, arquitectos, desarrolladores, contratistas y administradores de propiedades, más los especialistas transfronterizos que la mayoría de los directorios omite — notarios, oficiales de fideicomiso, especialistas en divisas y abogados de inmigración. En los principales mercados de EE. UU. y de América Latina. El directorio es gratuito y directo: encuentras la firma aquí y la contactas por tu cuenta, con el sitio web o el correo de su ficha. Fundamento no hace presentaciones, no cobra comisión por referidos y no es parte de lo que acuerdes con la firma. Nuestro aporte es doble — consolidación: todas las especialidades que una decisión necesita, reunidas en un mismo lugar; y verificación: un control independiente que se suma al tuyo. La mayoría de las fichas se compiló de rankings públicos y fuentes del sector, sin revisión nuestra; las firmas que verificamos nosotros llevan el distintivo Verificado por Fundamento.
Tell us what you looked for and couldn't find, and we'll work on adding it. This is a note about the directory, not a request for contact — we don't approach firms on your behalf. We'll email you when the listing goes in.Dinos qué especialidad y qué mercado buscaste y no encontraste, y trabajamos en agregarlos. Es una señal de cobertura sobre el directorio, no una solicitud de contacto: no hacemos presentaciones ni abordamos firmas por ti. Te escribimos cuando la ficha esté publicada.
Each year, Fundamento curates the professionals who most consistently earn their fee across a real-estate decision — vetted, never paid for placement. Browse the list, or download it as a PDF. Cada año, Fundamento selecciona a los profesionales que con mayor consistencia justifican su honorario en una decisión inmobiliaria — verificados, sin pagar por aparecer. Explora la lista o descárgala en PDF.
Editorial and independent — firms cannot buy a place on the list. Editorial e independiente — las firmas no pueden comprar un lugar en la lista. Browse the full directory →Ver el directorio completo →
The full monthly number — principal, interest, property tax, insurance, HOA, and PMI when your down payment is under 20%. Not the teaser figure: the one that has to clear your account every month.El número mensual completo — capital, intereses, predial, seguro, HOA y PMI cuando la cuota inicial es menor a 20%. No la cifra de gancho: la que debe salir de tu cuenta cada mes.
Rate locks and points, mortgage insurance cancellation timing, utilities and maintenance (budget 1–2% of value per year), and special assessments. PMI is estimated at 0.75%/yr of the loan while the down payment is under 20% — the same assumption every tool on this site uses; your quote will vary with credit. For whether you can afford this payment, use the affordability tool.Bloqueos de tasa y puntos, el momento de cancelación del seguro hipotecario, servicios y mantenimiento (presupuesta 1–2% del valor al año) y derramas extraordinarias. El PMI se estima en 0.75%/año del préstamo mientras la cuota inicial sea menor a 20% — el mismo supuesto que usa cada herramienta de este sitio; tu cotización variará según el crédito. Para saber si puedes pagar esta cuota, usa la herramienta de capacidad de compra.
→ How much house can I afford?→ ¿Cuánto puedo pagar por una vivienda?
Six answers and you get the loan paths that actually fit — credit thresholds, down-payment programs, and the routes that work without a Social Security number. Including the honest answer when the answer is "not yet."Seis respuestas y obtienes los caminos de crédito que realmente encajan — umbrales de puntaje, programas de cuota inicial y las rutas que funcionan sin número de Seguro Social. Incluida la respuesta honesta cuando la respuesta es "todavía no".
| Program | Min. credit | Min. down | Mortgage insurance | Built for |
|---|---|---|---|---|
| VA | None official (~580–620 in practice) | 0% | None — one-time funding fee | Military families |
| FHA | 580 (500 with 10% down) | 3.5% | Upfront + annual, usually life of loan | Thin or recovering credit |
| Conventional 97 | 620 | 3% | PMI, cancelable from 80% of original value | First-time buyers with fair credit |
| USDA | ~640 in practice | 0% | Guarantee fee, cheaper than FHA | Eligible rural / suburban-fringe areas |
| ITIN | No score required — alternative credit | 10–20% | Varies by lender | Taxpayers without an SSN |
| Foreign national | No US credit required | 25–30% | Varies by lender | Buyers without US residency |
Two years of tax returns (filed under your SSN or ITIN), 30 days of pay stubs, 60 days of bank statements, government ID, and a gift letter for any gifted funds. Self-employed: two years of returns plus a current profit-and-loss. Having the folder ready is the single cheapest way to move fast when the right house appears.
| Programa | Puntaje mín. | Cuota inicial mín. | Seguro hipotecario | Pensado para |
|---|---|---|---|---|
| VA | Sin mínimo oficial (~580–620 en la práctica) | 0% | Ninguno — cuota única de financiamiento | Familias militares |
| FHA | 580 (500 con 10% de cuota inicial) | 3.5% | Inicial + anual, usualmente toda la vida del préstamo | Crédito corto o en recuperación |
| Convencional 97 | 620 | 3% | PMI, cancelable desde 80% del valor original | Primeros compradores con crédito regular |
| USDA | ~640 en la práctica | 0% | Cuota de garantía, más barata que FHA | Zonas rurales / periurbanas elegibles |
| ITIN | Sin puntaje — crédito alternativo | 10–20% | Varía por prestamista | Contribuyentes sin SSN |
| Extranjero no residente | Sin crédito en EE. UU. | 25–30% | Varía por prestamista | Compradores sin residencia en EE. UU. |
Dos años de declaraciones de impuestos (con tu SSN o ITIN), 30 días de talones de pago, 60 días de estados bancarios, identificación oficial y carta de regalo para fondos regalados. Independientes: dos años de declaraciones más un estado de resultados actual. Tener la carpeta lista es la forma más barata de moverte rápido cuando aparece la casa correcta.
It doesn't pull your credit, quote a rate, or preapprove you — and it can't see lender overlays, which routinely sit above the official floors shown here. Loan limits vary by county. Use it to walk into a lender conversation knowing which programs to ask for, in the order they fit.No consulta tu crédito, no cotiza tasa ni te preaprueba — y no ve los requisitos adicionales de cada prestamista, que suelen estar por encima de los pisos oficiales mostrados aquí. Los límites de préstamo varían por condado. Úsala para llegar a la conversación con el prestamista sabiendo qué programas pedir, en el orden en que encajan.
→ How much house can I afford?→ ¿Cuánto puedo pagar por una vivienda? · → What will the monthly payment be?→ ¿Cuánto será el pago mensual? · → First-buyer guided path→ Ruta guiada del primer comprador
The buyer-side number nobody itemizes until it's too late — lender fees, title, taxes, prepaids, and what the new agent-compensation rules mean for your side of the table. Stated as honest ranges, by state.El número del comprador que nadie desglosa hasta que es tarde — comisiones del prestamista, título, impuestos, anticipos y lo que las nuevas reglas de compensación de agentes significan para tu lado de la mesa. En rangos honestos, por estado.
Since the industry settlement took effect in August 2024, three things changed. One: offers of buyer-agent compensation no longer appear in the MLS, so nothing is "standard" anymore. Two: your agent must put their fee in a written buyer-representation agreement before touring homes with you — read it; the number in that document is what you owe if nobody else covers it. Three: everything is negotiable in the offer itself — sellers can still cover your agent as a concession, and in most markets they frequently do, because it widens the pool of buyers who can close.
What to negotiate in the representation agreement: the fee itself (asks typically run 2–3%), how long the agreement binds you and to which properties, and what happens if the seller's concession comes in below the agreed fee. If you're also short on closing cash, a seller credit toward closing costs — capped by loan type — can matter more than a price cut of the same size.
Desde que el acuerdo del sector entró en vigor en agosto de 2024, cambiaron tres cosas. Uno: las ofertas de compensación al agente del comprador ya no aparecen en el MLS, así que ya nada es "estándar". Dos: tu agente debe poner sus honorarios en un contrato escrito de representación antes de mostrarte casas — léelo; el número de ese documento es lo que debes si nadie más lo cubre. Tres: todo se negocia en la oferta misma — el vendedor aún puede cubrir a tu agente como concesión, y en la mayoría de los mercados lo hace con frecuencia, porque amplía el grupo de compradores que pueden cerrar.
Qué negociar en el contrato de representación: los honorarios (las propuestas suelen ir de 2–3%), cuánto tiempo te obliga el contrato y sobre qué propiedades, y qué pasa si la concesión del vendedor queda por debajo de lo pactado. Si además te falta efectivo para el cierre, un crédito del vendedor hacia costos de cierre — con topes según el tipo de préstamo — puede importar más que una rebaja de precio del mismo tamaño.
Lender-specific fee sheets, rate-lock and float-down charges, HOA transfer and capital-contribution fees, city-level transfer taxes, and seller credits you may negotiate. Title customs (who pays the owner's policy) vary by state and even county. Your Loan Estimate is the binding document — this page exists so the Loan Estimate doesn't surprise you.Las hojas de comisiones de cada prestamista, cargos por bloqueo de tasa, cuotas de traspaso y aportación de capital de la HOA, impuestos de transferencia municipales y créditos del vendedor que negocies. Las costumbres de título (quién paga la póliza del propietario) varían por estado y hasta por condado. Tu Loan Estimate es el documento vinculante — esta página existe para que el Loan Estimate no te sorprenda.
→ What do I need to qualify?→ ¿Qué necesito para calificar? · → What will the monthly payment be?→ ¿Cuánto será el pago mensual? · → How much house can I afford?→ ¿Cuánto puedo pagar?
The entry question, answered with observable numbers only: what each path costs you for good every month, what builds equity, and the price-to-rent test. No appreciation guesses — when the numbers alone can't decide it, this tool says so.La pregunta de entrada, respondida solo con números observables: cuánto pierdes para siempre cada mes en cada camino, qué construye plusvalía y la prueba precio-renta. Sin apuestas de plusvalía — cuando los números solos no deciden, esta herramienta lo dice.
This tool deliberately ignores home appreciation and what your down payment could earn invested elsewhere — the two numbers that dominate long horizons and that nobody actually knows in advance. The Pro Buy-vs-rent NPV models both as explicit scenarios, side by side, so you can see which assumption your decision actually hinges on. If you'll stay under three years, transaction costs usually decide it before either assumption matters.Esta herramienta ignora deliberadamente la plusvalía de la vivienda y lo que tu cuota inicial podría rendir invertida en otra cosa — los dos números que dominan horizontes largos y que nadie conoce de antemano. El Buy-vs-rent NPV de Pro modela ambos como escenarios explícitos, lado a lado, para que veas de cuál supuesto depende realmente tu decisión. Si te quedarás menos de tres años, los costos de transacción suelen decidir antes de que importe cualquier supuesto.
→ What do I need to qualify?→ ¿Qué necesito para calificar? · → How much house can I afford?→ ¿Cuánto puedo pagar? · → Buy now, or wait?→ ¿Comprar ahora o esperar?
The working assumption every Fundamento tool uses today — stated plainly, dated, and stress-tested. Not a rate quote: the number to plan around until your lender prices your file.El supuesto de trabajo que usan hoy todas las herramientas de Fundamento — declarado con claridad, fechado y sometido a pruebas de estrés. No es una cotización: es el número para planear hasta que tu prestamista evalúe tu expediente.
Every calculator on Fundamento defaults to the figure above, and every assumption carries its date — when the market moves, the tools move with it on review, not silently. Two things matter more than the headline number: the spread your own file prices at (credit, down payment, property type routinely move quotes by 0.5%+), and what a higher rate does to your plan — which is exactly what the stress tests model.
If your decision hinges on rates falling, run the buy-now-vs-wait tool: it computes the break-even rate at which waiting actually wins, against the rent you burn while you wait.
Cada calculadora de Fundamento parte de la cifra de arriba, y cada supuesto lleva su fecha — cuando el mercado se mueve, las herramientas se actualizan con revisión, no en silencio. Dos cosas importan más que el número de titular: el diferencial al que cotiza tu propio expediente (crédito, cuota inicial y tipo de propiedad mueven las cotizaciones 0.5%+ de forma rutinaria), y qué le hace una tasa más alta a tu plan — que es exactamente lo que modelan las pruebas de estrés.
Si tu decisión depende de que las tasas bajen, corre la herramienta de comprar-ahora-o-esperar: calcula la tasa de equilibrio a la que esperar realmente gana, contra la renta que quemas mientras esperas.
Cost segregation ROI under the OBBB 100% bonus depreciation rules, and Real Estate Professional Status (REPS) eligibility assessment. The 1031 and Opportunity Zone comparisons remain on the Tax strategy page.
50-point Institutional Due Diligence Questionnaire across 16 categories — Firm history, track record, strategy, pipeline, investment process, risk, team, conflicts, operations, compliance, insurance, past issues, side letters, references, AI/tech. Score the sponsor; flag what's missing; save reports per sponsor for IC review.
Paste the deal's numbers; get cap rate, cash-on-cash, leveraged IRR, DSCR, and a 10-year projection. Compares against the asset-class median from the Fundamento Scorecard so you see whether the deal beats the benchmark.
SEC Rule 506(c) requires third-party verification before access to specific deal offerings. Self-certification grants Premier educational access only.
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Confirm you meet at least one accredited-investor criterion. Grants access to educational content.
Unlocks: Library, news, research, calculators, sponsor profiles.
Does NOT unlock: deal offerings, co-investments, sponsor diligence (require Track 2).
VerifyInvestor confirms your accredited status through an independent review. Required by SEC Rule 506(c) for access to specific deal offerings.
Unlocks: co-investments, deal evaluations, sponsor due diligence, full deal-room.
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