Compare your incentive expense
See a rate subsidy and a price reduction in dollars, including your administrative expense assumption.
Work Hard Builder Advantage
Compare a lower-rate incentive with a lower home price.
Give your next incentive a closer look. Explore what a permanent rate incentive could cost your business, what it means for a buyer’s payment, and how it fits across your homes.
For builders and loan officers. Financing arranged through Work Hard Mortgage, a mortgage broker.
A plan for the homes ahead.
$2 millionDocumented minimum loan volume*
60 daysDocumented period*
*Source terms dated May 1, 2026. Confirm current availability and written terms. Pricing is not protected; loans use market pricing at lock.
Understand the payment impact
Compare monthly principal and interest, or solve for a price that gives a similar P&I payment.
Look beyond one closing
Model initial cash, projected subsidy use and loan-volume capacity across multiple homes.
Bring this to your next builder meeting.
Share this page with builders or another loan officer. Each visitor enters their own assumptions.
Employee feedback (opens email)Tell us what worked or what should change. Please omit borrower information. Nothing is sent until you send the email.
01 / Compare one home
Find the incentive that fits your strategy.
See the builder expense and buyer payment side by side. Your assumptions stay in this page and are cleared when you leave.
Your inputs, not an available loan offer. Enter your own hypothetical rates and subsidy points independently. No current rates, APRs or approved pricing are supplied. The calculator does not determine the cost of achieving a particular rate.
1
Set up the home
Calculated loan amount—
2
Enter financing assumptions
Points are a percentage of loan amount, not a rate reduction.
3
Choose your comparison
Advanced financing assumptions
Use during a planning discussion. These controls do not save a scenario or create a lender quote.
This is a simplified fixed-rate P&I model. Financed FHA/VA fees, mortgage insurance, taxes, insurance, closing costs and qualification are outside Phase 1. Product eligibility requires separate review.
Your planning comparisonIllustrative
See what changes.
Start with your numbers.
Enter your own home price, down payment, rate, subsidy and price-cut assumptions to explore the comparison.
P&I means principal and interest only. Taxes, homeowners insurance, mortgage insurance, HOA and other charges are excluded; the actual payment obligation will be higher when those charges apply. Displayed rates and payments are calculated solely from your hypothetical inputs. Annual percentage rate (APR) is not calculated because transaction-specific finance charges are unavailable. Obtain a lender quote and required disclosures before using terms with a buyer. All financing is subject to eligibility, underwriting and actual pricing.
Payment differences use unrounded P&I and may differ by a cent from subtracting displayed payments. Administrative expense is a commitment-level fee; a per-home share is provisional until reconciled.
02 / Plan across homes
One commitment. A clearer view of your cash.
The commitment is mortgage loan volume. The builder funds the estimated subsidy and administrative fee, rather than the full loan volume.
Documented minimum: $2 million of loan volume.
Illustrative 0.25% / 25 bps. Confirm actual terms.
Product allocations and proxy subsidy
Allocations must equal total loan volume. Each product retains its own projected subsidy and volume limits. All products require eligibility review; FHA/VA loan amounts must separately account for any financed program fees. Jumbo, closed-end seconds and Non QM are excluded. USDA is not included pending confirmation.
The sample proxy subsidy is 3 points. Per-home subsidy may differ with loan attributes and market pricing at lock. Changing a proxy assumption does not change home-row points.
Estimated initial builder cash
$65,000.00$60,000.00 subsidy budget
+ $5,000.00 nonrefundable administrative fee
Planned homes
Model expected use. These rows do not allocate or lock actual loans.
01Home 1Projected
Estimated subsidy$12,750.00
02Home 2Projected
Estimated subsidy$16,000.00
Projected subsidy use$28,750.00
Projected unused subsidy$31,250.00Subject to actual usage and reconciliation
Remaining planned loan volume$1,175,000.00
Provisional fee not yet attributed to planned loan volume: $2,937.50. The entire $5,000.00 administrative fee remains a nonrefundable commitment expense even if fewer homes fund.
Cash and capacity are different. Both loan-volume and subsidy capacity must be available. Unused eligible subsidy is returned after commitment close and reconciliation under the agreement; administrative fees are not refundable. A projected balance is not an approved refund.
03 / From a plan to a commitment
A clear process, with a team beside you.
Work Hard Mortgage coordinates the financing relationship. Actual commitments, funding and loan locks require the appropriate parties’ approval and documentation.
- 01
Review the opportunity
Discuss your homes, anticipated mortgage volume, eligible products and target rates. Obtain current proxy pricing.
- 02
Execute and activate
The builder, broker and funding lender execute the required agreement. Receipt of the commitment fee activates it under its terms.
- 03
Lock eligible loans
Eligible loans are allocated at lock using current pricing. Existing purchase contracts cannot be added to a new commitment.
- 04
Reconcile the balance
After commitment close, reconcile usage and return eligible unused subsidy under the agreement. The administrative fee is nonrefundable.
Builder questions
Know what you’re planning for.
Program terms matter as much as the math. Here are the details to discuss with your loan officer.
How does a permanent rate incentive work?
A builder funds a subsidy that can support a lower permanent mortgage note rate for eligible buyers. Work Hard Mortgage helps arrange the financing, reviews the builder’s goals and coordinates with the funding lender. The actual rate and subsidy cost depend on loan attributes and pricing; they are not determined by this calculator.
Does a $2 million commitment mean I deposit $2 million?
No. The minimum refers to committed mortgage loan volume. Estimated initial builder cash consists of the proxy subsidy budget plus a nonrefundable administrative fee. Enter your own subsidy and fee assumptions in the planner. Obtain current terms before committing funds.
Is the rate or subsidy cost guaranteed for 60 days?
The documented commitment period is 60 days and provides access to specified target rates under the agreement. It does not protect pricing. Individual loans are priced using current market conditions at lock; required subsidy may differ. Allocation and closing deadlines must be confirmed in the executed agreement.
Can I include homes that are already under contract?
Transactions already under purchase contract cannot be allocated to a newly created commitment. Work Hard Mortgage must review contract timing and the agreement’s eligibility rules before any loan is allocated.
Can I add money if I need more capacity?
Additional money cannot simply be added to an existing commitment. New capacity would require a separate arrangement and approval. This planner does not initiate that process or automatically move funds between product allocations.
What happens to money that is not used?
After the commitment closes and is reconciled, unused or unallocated eligible subsidy funds are returned to the builder under the agreement. Subsidy associated with allocated loans that fall out after the commitment period is treated as unused for return. Administrative fees are nonrefundable. Refund timing and any new-commitment rollover require confirmation.
Which loans may be eligible?
Planning can begin with Conventional, FHA and VA, subject to written product requirements, underwriting and standard loan balance restrictions. Jumbo, closed-end second and Non QM loans are excluded. USDA is not included in this version pending written confirmation. Selecting a product here does not establish eligibility.
How are seller-contribution limits and disclosures handled?
The treatment of the subsidy, other seller contributions and loan disclosures must be confirmed for each product and transaction. This tool does not automatically classify the program as exempt from interested-party contribution limits.
Can my loan officer prepare and save a proposal here?
Your loan officer can adjust the comparison and advanced assumptions during a meeting. Phase 1 keeps scenarios in page memory only. Saved scenarios, private sharing, emailing and branded PDF proposals are planned for a later phase after the necessary review and access controls.
Work Hard Mortgage
Let’s put your next incentive in context.
Ask our team for a customized builder financing proposal. We’ll review your homes, timeline and pricing before recommending a structure.
Scenarios stay in page memory. Sharing the page does not share your inputs. Contact links open your email or phone application. Use the contact options to start a conversation when you’re ready.
Work Hard Builder Advantage provides builder financing education and hypothetical planning through Work Hard Mortgage, a DBA of Work Harding Home Mortgage Team, LLC, NMLS #2396714. Equal Housing Opportunity. This is not a commitment to lend, a rate lock or a loan approval. Examples and entered assumptions do not establish actual pricing or product eligibility. Legal agreements and required loan disclosures identify the parties responsible for funding and commitments. Program descriptions reflect source materials dated May 1, 2026 and are subject to change. Current availability, licensed state, product eligibility, fees, contribution-limit treatment and deadlines must be confirmed with Work Hard Mortgage and the funding lender in writing. No current rate, APR, guaranteed savings or eligibility determination is provided here.