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".
3% down · 620 minimum score
Watch out: HomeReady/Home Possible carry area income limits — your lender checks the address against the limit map.
3.5% down from a 580 score · 10% down from 500–579
Watch out: Compare against conventional once your score passes ~680 — cancellable PMI usually wins from there.
0% down · eligible rural and suburban-fringe areas · income caps
Watch out: Check the property address on the USDA eligibility map before you fall in love with the house.
Home Sweet Texas · My First Texas Home · TSAHC / TDHCA
Terms and funding change through the year — confirm the current sheet with the agency before you plan around it.
Program parameters as of July 2026 — thresholds and assistance funding move; verify current terms with your lender or state agency. This is orientation, not a preapproval.
| 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, cancels at 20% equity | 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, se cancela con 20% de plusvalía | 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
Can you afford it? Should you wait? What would you actually walk away with? Fundamento answers the questions that decide a purchase — with your numbers, in the language you think in. Born inside a real-estate investment practice. Free to start.¿Te alcanza? ¿Conviene esperar? ¿Cuánto te quedaría de verdad? Fundamento responde las preguntas que definen una compra — con tus números, en el idioma en que piensas. Nacido dentro de una firma de inversión inmobiliaria. 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.
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.
Every tool answers the same thing — should you act, and on what evidence — with source-cited math, not opinion.Cada herramienta responde lo mismo — si debes actuar, y con qué evidencia — con matemática citada, no opinión.
Which decision is on your table? Five calculators — affordability, sell & net, buy-now-vs-wait, investor strategy fit, and tax strategy — tied to your figures.¿Qué decisión tienes sobre la mesa? Cinco calculadoras — capacidad de compra, vender y recibir neto, comprar ahora o esperar, estrategia de inversionista y estrategia fiscal — atadas a tus cifras.
Free & upGratis y másAn institutional v4.0 framework: diagnostic, capital structure, lender negotiation, tenant relief, and recovery — applied to your position.Un marco institucional v4.0: diagnóstico, estructura de capital, negociación con prestamistas, alivio a inquilinos y recuperación — aplicado a tu posición.
PremierThirteen asset classes scored against twelve disruption vectors, projected through 2035 — so allocation rests on evidence.Trece clases de activo evaluadas contra doce vectores de disrupción, proyectadas hasta 2035 — para que la asignación descanse en evidencia.
13 × 1213 × 12The answers behind the numbers. More than 70 topics and a 54-term glossary, written in plain English and plain Spanish — cross-referenced and searchable.Las respuestas detrás de los números. Más de 70 temas y un glosario de 54 términos, en inglés y español sencillos — referenciados y buscables.
FreeGratisEvery page exists in English and Spanish as parallel originals — not a translation bolted on. Switch at any moment without losing state.Cada página existe en inglés y español como originales paralelos — no una traducción añadida. Cambia en cualquier momento sin perder tu lugar.
EN · ESFor $25M+ portfolios: a named senior advisor, quarterly written deliverables, curated co-investment, and cross-border tax architecture.Para portafolios de $25M+: un asesor senior nombrado, entregables trimestrales, co-inversión curada y arquitectura fiscal transfronteriza.
Family OfficeNot dashboards for their own sake. Each view carries a single, defensible insight — modeled on your numbers and cited to its source.No tableros por sí mismos. Cada vista carga una sola conclusión defendible — modelada con tus números y citada a su fuente.
Portfolio-level view across 13 tracked asset classes — one insight, surfaced: a recommended overweight to multifamily for this risk profile.Vista a nivel de portafolio en 13 clases de activo monitoreadas — una conclusión: una sobreponderación recomendada a multifamiliar para este perfil de riesgo.
Guided allocation vs. market benchmark — one highlighted series, one outcome.Asignación guiada vs. referencia de mercado — una serie destacada, un resultado.
Capital deployment dips before it compounds. We model the trough — so the hold period is a decision, not a hope.El despliegue de capital baja antes de capitalizar. Modelamos el valle — para que el período de tenencia sea una decisión, no una esperanza.
Start free. The affordability and buy-vs-wait calculators show the full cost of a decision — taxes, insurance, rate paths — in plain language.Empieza gratis. Las calculadoras de capacidad y de comprar-o-esperar muestran el costo completo de una decisión — impuestos, seguros, trayectorias de tasas — en lenguaje claro.
Start free →Empieza gratis →Pro and Premier add deal evaluation, 1031-vs-OZ tax modeling, cost-segregation ROI, and sponsor due diligence — the analysis that protects a return. One mis-structured 1031 costs more than a decade of this subscription.Pro y Premier añaden evaluación de operaciones, modelado fiscal 1031-vs-OZ, ROI de segregación de costos y debida diligencia de sponsors — el análisis que protege un retorno. Un 1031 mal estructurado cuesta más que una década de esta suscripción.
Compare Pro & Premier →Compara Pro y Premier →Family Office is service-led: a named advisor in your Investment Committee, quarterly written reviews, and cross-border structuring across jurisdictions.Family Office es liderado por servicio: un asesor nombrado en tu Comité de Inversión, revisiones trimestrales escritas y estructuración transfronteriza entre jurisdicciones.
Explore Family Office →Explora Family Office →An advisory tier for SFOs, MFOs, and multi-generational principals. A quarterly strategic review with a named senior advisor. Curated co-investment access. Cross-border tax architecture.Un nivel de asesoría para SFOs, MFOs y principales multi-generacionales. Una revisión estratégica trimestral con un asesor senior nombrado. Acceso a co-inversiones curadas. Arquitectura fiscal transfronteriza.
Real estate,on solid foundations.Bienes raíces,sobre fundamentos sólidos.
From a first home to a $300M portfolio — one analytical standard, in two languages.Desde una primera casa hasta un portafolio de $300M — un solo estándar analítico, en dos idiomas.
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 compare your monthly PITI today against your monthly PITI in N months, plus the total rent paid in the meantime. That last number 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 dated working assumption: 6.75% on a 30-year fixed, stress-tested at 7.5% (the rates page explains both). 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.
Dated July 2026 · reviewed quarterly · next review October 2026. When the working assumption moves, this note and every tool default move with it — on review, never silently.
Todas las herramientas de este sitio corren sobre el mismo supuesto de trabajo fechado: 6.75% a 30 años fija, con prueba de estrés a 7.5% (la página de tasas explica ambos). 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.
Fechado julio 2026 · revisión trimestral · próxima revisión octubre 2026. Cuando el supuesto de trabajo cambie, esta nota y los valores por defecto de las herramientas cambian con él — con revisión, nunca en silencio.
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 scored from –5 to +5 across twelve disruption vectors (AI demand, demographics, supply, climate/insurance, regulation, and eight others). The composite below is the weighted average.
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. Enterprise for co-investment platforms and white-label.
$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.
Custom
white-label, syndication platform, sponsor capital-raise services
Build-vs-buy: $50K–$500K per year for the full Fundamento stack delivered under your brand, vs. an in-house engineering build of $1M+ and 18 months to first revenue.
The free tier is real and meant to be useful — not a bait-and-switch. We make money on Pro, Premier, Family Office, and Enterprise. 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 have native fluency in Mexican fideicomiso structuring, Dominican CONFOTUR designations, and the FIRPTA / specialty foreign-buyer lending market that LatAm UHNW investors hit when buying US property. For most of our clients, the cross-border angle is why they engage us in the first place.
We don't originate. We refer to vetted partners and share revenue with them. You typically get better rates and better service than you would going direct, because the partner is paid only on outcomes and we hold them accountable to our clients' experience.
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.
Decisions at $25M+ of real estate exposure are not "should I subscribe to a tool" decisions — they're "who is the small team I trust to think alongside my IC for the next decade" decisions. That is what this tier is.
We model the trough — capital calls before distributions — so the hold period is a decision the IC makes with eyes open, not a number on a deck.Modelamos el valle — las llamadas de capital antes de las distribuciones — para que el período de tenencia sea una decisión informada del Comité, no un número en una presentación.
A written deliverable, customized to your portfolio, your jurisdictions, your goals. Depth equivalent to the comprehensive family-office playbook — not generic content with your name on the cover.
One in-person (or video) full-day session with the family principal and investment committee. We bring the asset-class disruption scorecard, the cycle read, and the recommended reallocations — calibrated to your numbers.
A senior advisor attends 1–2 IC meetings per year as observer or formal member. Available between meetings for diagnostic and structuring questions.
Priority access to platform-curated deals — 1031 replacements, syndications, branded residential, Opportunity Fund vintages — vetted before they reach the wider Premier base.
Entity structure review, cross-border tax efficiency, estate-planning integration. Coordinated with your existing CPA and attorney — we work with them, not around them.
During downturns or distress events, your dedicated advisor is on call. Diagnostic-first thinking, capital-structure analysis, lender negotiation, tenant relief structuring — the v4.0 playbook applied to your specific position.
$25,000/year
For SFOs & MFOs with up to $50M real estate exposure
$50–100K/year
Full-service engagement, larger portfolios, multi-jurisdiction
$10–50K
Strategic review · tax audit · crisis engagement · one-time deliverable
By consultation
Co-investment and capital-raise structures are discussed with qualified clients.
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. Founding clients lock baseline pricing for 5 years.
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.
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.
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.
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.
New posts and news items since your last visit appear below. Subscribe to specific topics to filter the firehose; opt into email digests when you want the platform to push to your inbox.
Check the topics you care about. New posts and news matching any checked topic become "unread" alerts. Leave all unchecked to get everything.
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Curated directory of CPAs, attorneys, qualified intermediaries, cost-seg firms, and specialty lenders — selected for real-estate fluency, cross-border capability, and bilingual coverage. Free intros; we earn a referral fee from the professional, never the user.
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 0.6%/yr of the loan while the down payment is under 20% — 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 0.6%/año del préstamo mientras la cuota inicial sea menor a 20% — 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, cancels at 20% equity | 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, se cancela con 20% de plusvalía | 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.
Read the full accredited investor disclosure →
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.
Verification is valid for 90 days. Re-verify before expiry to maintain access.
Accepted methods: income documentation, net-worth statement, professional license (Series 7, 65, 82), or attorney / CPA letter.
If you do not currently meet accredited criteria, you can downgrade to Fundamento Pro and receive a prorated credit.
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