Est. Total Selling Costs: $${totalSellingCosts.toFixed(2)}

Est. Net Cash From Sale: $${netCashFromSale.toFixed(2)}

`; outputDiv.style.display = 'block'; } else { outputDiv.style.display = 'none'; } } function calculateCurrentTotalMonthly() { const pi = getHCANum('currentPITI_PI_HCA'); const tax = getHCANum('currentPropertyTaxHCA'); const insurance = getHCANum('currentHomeInsuranceHCA'); const hoa = getHCANum('currentHOAHCA'); const utilities = getHCANum('currentUtilitiesHCA'); const maintenance = getHCANum('currentMaintenanceHCA'); const total = pi + tax + insurance + hoa + utilities + maintenance; hcaReportData.inputs.current.pi = pi; hcaReportData.inputs.current.tax = tax; hcaReportData.inputs.current.insurance = insurance; hcaReportData.inputs.current.hoa = hoa; hcaReportData.inputs.current.utilities = utilities; hcaReportData.inputs.current.maintenance = maintenance; hcaReportData.calcs.current.totalMonthlyExpenses = total; const outputDiv = document.getElementById('currentTotalMonthlyOutputHCA'); outputDiv.innerHTML = `

Total Current Monthly Housing Expenses: $${total.toFixed(2)}

`; } // --- Tab 2 Calculations --- function calculateNewLoanDetails() { const price = getHCANum('newHomePriceHCA'); const downPayment = getHCANum('newHomeDownPaymentHCA'); const rate = getHCANum('newMortgageRateHCA') / 100; const term = getHCANum('newMortgageTermHCA'); hcaReportData.inputs.new.price = price; hcaReportData.inputs.new.downPayment = downPayment; hcaReportData.inputs.new.rate = rate * 100; hcaReportData.inputs.new.term = term; const loanAmount = price - downPayment; document.getElementById('newLoanAmountOutputHCA').innerHTML = `

Calculated New Loan Amount: $${loanAmount > 0 ? loanAmount.toFixed(2) : "0.00"}

`; hcaReportData.calcs.new.loanAmount = loanAmount > 0 ? loanAmount : 0; let monthlyPI = 0; if (loanAmount > 0 && rate >= 0 && term > 0) { // rate can be 0 for no-interest loan if (rate === 0) { monthlyPI = loanAmount / (term * 12); } else { const monthlyRate = rate / 12; const numberOfPayments = term * 12; monthlyPI = loanAmount * (monthlyRate * Math.pow(1 + monthlyRate, numberOfPayments)) / (Math.pow(1 + monthlyRate, numberOfPayments) - 1); } } hcaReportData.calcs.new.monthlyPI = monthlyPI; document.getElementById('newPAndIOutputHCA').innerHTML = `

Calculated New Monthly P&I: $${monthlyPI.toFixed(2)}

`; calculateNewTotalMonthly(); // Update total as P&I changed } function calculateNewTotalMonthly() { const pi = hcaReportData.calcs.new.monthlyPI || 0; // Use calculated P&I const tax = getHCANum('newPropertyTaxHCA'); const insurance = getHCANum('newHomeInsuranceHCA'); const hoa = getHCANum('newHOAHCA'); const utilities = getHCANum('newUtilitiesHCA'); const maintenance = getHCANum('newMaintenanceHCA'); const total = pi + tax + insurance + hoa + utilities + maintenance; hcaReportData.inputs.new.tax = tax; hcaReportData.inputs.new.insurance = insurance; hcaReportData.inputs.new.hoa = hoa; hcaReportData.inputs.new.utilities = utilities; hcaReportData.inputs.new.maintenance = maintenance; hcaReportData.calcs.new.totalMonthlyExpenses = total; const outputDiv = document.getElementById('newTotalMonthlyOutputHCA'); outputDiv.innerHTML = `

Total Est. New Monthly Housing Expenses: $${total.toFixed(2)}

`; } // --- Tab 3 Calculations --- function calculateFullComparison() { // Ensure all underlying data is collected from tabs 1 & 2 calculateNetCashFromSale(); calculateCurrentTotalMonthly(); calculateNewLoanDetails(); // This calls calculateNewTotalMonthly const buyerClosingCosts = getHCANum('buyerClosingCostsHCA'); const movingExpenses = getHCANum('movingExpensesHCA'); const newHomeImmediateCosts = getHCANum('newHomeImmediateCostsHCA'); hcaReportData.inputs.buyingMovingCosts = { buyerClosingCosts, movingExpenses, newHomeImmediateCosts }; const totalOneTimeBuyingMoving = buyerClosingCosts + movingExpenses + newHomeImmediateCosts; const totalOneTimeOverall = (hcaReportData.calcs.current.totalSellingCosts || 0) + totalOneTimeBuyingMoving; // Net Cash Change const netCashFromSale = hcaReportData.calcs.current.netCashFromSale || 0; const downPaymentForNew = hcaReportData.inputs.new.downPayment || 0; // Cash needed for new purchase (excluding loan) and move const cashNeededForNewAndMove = downPaymentForNew + buyerClosingCosts + movingExpenses + newHomeImmediateCosts; const overallImmediateCashChange = netCashFromSale - cashNeededForNewAndMove; // Ongoing Change const currentMonthly = hcaReportData.calcs.current.totalMonthlyExpenses || 0; const newMonthly = hcaReportData.calcs.new.totalMonthlyExpenses || 0; const monthlyExpenseChange = currentMonthly - newMonthly; // Positive if new is cheaper // Break-Even (only if downsizing saves money monthly AND there was an upfront net cost) let breakEvenMonths = Infinity; // Net One-Time Cost of Move = -(OverallImmediateCashChange) if OverallImmediateCashChange is negative const netOneTimeCostOfMove = overallImmediateCashChange < 0 ? Math.abs(overallImmediateCashChange) : 0; if (monthlyExpenseChange > 0 && netOneTimeCostOfMove > 0) { // Saving monthly and had an upfront cost to recoup breakEvenMonths = Math.ceil(netOneTimeCostOfMove / monthlyExpenseChange); } else if (monthlyExpenseChange > 0 && netOneTimeCostOfMove === 0 && overallImmediateCashChange >=0) { // Saving monthly and got cash upfront or broke even breakEvenMonths = 0; // Recouped immediately } hcaReportData.calcs.comparison = { totalOneTimeOverall, netCashChange: overallImmediateCashChange, monthlyExpenseChange, breakEvenMonths }; // Display const container = document.getElementById('financialAnalysisResultsHCA'); let html = `

Financial Impact Summary:

Estimated Net Cash from Sale of Current Home: $${netCashFromSale.toFixed(2)}

Cash Needed for New Home Purchase & Move (Down Payment + Costs): $${cashNeededForNewAndMove.toFixed(2)}

Overall Immediate Cash Change: $${Math.abs(overallImmediateCashChange).toFixed(2)} ${overallImmediateCashChange >= 0 ? 'Freed Up' : 'Needed'}

---

Current Total Monthly Housing Expenses: $${currentMonthly.toFixed(2)}

New Total Monthly Housing Expenses: $${newMonthly.toFixed(2)}

Change in Monthly Expenses: $${Math.abs(monthlyExpenseChange).toFixed(2)} ${monthlyExpenseChange >= 0 ? 'Savings' : 'Increase'} per month

Annual Impact on Expenses: $${Math.abs(monthlyExpenseChange * 12).toFixed(2)} ${monthlyExpenseChange >= 0 ? 'Saved' : 'Extra'} per year

`; if (isFinite(breakEvenMonths) && breakEvenMonths >= 0) { if (netOneTimeCostOfMove > 0) { html += `

Break-Even Point for Net One-Time Costs (via monthly savings): ${breakEvenMonths} months

`; } else if (overallImmediateCashChange >= 0 && monthlyExpenseChange > 0) { html += `

This move frees up cash immediately and saves money monthly!

`; } } else if (monthlyExpenseChange <=0 && overallImmediateCashChange < 0) { html += `

This move requires cash upfront and increases monthly expenses.

`; } else if (monthlyExpenseChange <= 0) { html += `

Monthly expenses will increase or stay the same. No break-even on one-time costs through monthly savings.

`; } container.innerHTML = html; document.getElementById('downloadHousingChangePdfButton').disabled = false; // Auto-navigate to summary if "Run" is clicked on Tab 3 if (currentHCATabIndex === hcaTabs.indexOf('analysisTabHCA')) { openHCATab(null, 'summaryPdfTabHCA'); } } // --- Tab 3 Budget Impact --- (Called from button on Tab 3) function calculateBudgetImpact() { // Ensure main comparison is run first if (!hcaReportData.calcs.comparison.hasOwnProperty('netCashChange')) { alert("Please run the full comparison on the 'Financial Analysis' tab first."); return; } const gmi = getHCANum('budgetGrossMonthlyIncome'); const otherDebts = getHCANum('budgetOtherMonthlyDebts'); const outputDiv = document.getElementById('budgetImpactOutput'); if (gmi <= 0) { outputDiv.innerHTML = "

Please enter Gross Monthly Income to see budget impact.

"; hcaReportData.budgetImpact = null; return; } const currentTotalMonthlyHousing = hcaReportData.calcs.current.totalMonthlyExpenses || 0; const newTotalMonthlyHousing = hcaReportData.calcs.new.totalMonthlyExpenses || 0; const currentFrontDTI = currentTotalMonthlyHousing > 0 ? (currentTotalMonthlyHousing / gmi) * 100 : 0; const currentBackDTI = ((currentTotalMonthlyHousing + otherDebts) / gmi) * 100; const newFrontDTI = newTotalMonthlyHousing > 0 ? (newTotalMonthlyHousing / gmi) * 100 : 0; const newBackDTI = ((newTotalMonthlyHousing + otherDebts) / gmi) * 100; const cashFlowChange = hcaReportData.calcs.comparison.monthlyExpenseChange || 0; hcaReportData.budgetImpact = { gmi, otherDebts, currentFrontDTI, currentBackDTI, newFrontDTI, newBackDTI, cashFlowChange }; outputDiv.innerHTML = `

Change in Monthly Cash Flow (Housing Expenses): $${Math.abs(cashFlowChange).toFixed(2)} ${cashFlowChange >= 0 ? 'Improved' : 'Reduced'}

Current Front-End DTI: ${currentFrontDTI.toFixed(1)}% → New Front-End DTI: ${newFrontDTI.toFixed(1)}%

Current Back-End DTI: ${currentBackDTI.toFixed(1)}% → New Back-End DTI: ${newBackDTI.toFixed(1)}%

`; } // --- Tab 4 Summary --- function displayHCAOverallSummary() { const container = document.getElementById('hcaOverallSummaryContainer'); if (!hcaReportData.calcs.comparison.hasOwnProperty('netCashChange')) { container.innerHTML = "

Complete the analysis on previous tabs to view the summary.

"; document.getElementById('downloadHousingChangePdfButton').disabled = true; return; } const { inputs, calcs } = hcaReportData; let summaryHTML = `

Financial Overview of Housing Change:

Metric	Current Home	New Home
Est. Value / Purchase Price	$${(inputs.current.homeValue || 0).toFixed(2)}	$${(inputs.new.price || 0).toFixed(2)}
Mortgage Balance / New Loan	$${(inputs.current.mortgageBalance || 0).toFixed(2)}	$${(calcs.new.loanAmount || 0).toFixed(2)}
Monthly P&I	$${(calcs.current.monthlyPI || inputs.current.pi || 0).toFixed(2)}	$${(calcs.new.monthlyPI || 0).toFixed(2)}
Total Monthly Housing Exp.	$${(calcs.current.totalMonthlyExpenses || 0).toFixed(2)}	$${(calcs.new.totalMonthlyExpenses || 0).toFixed(2)}

Key Financial Impacts:

Total One-Time Transaction & Moving Costs (Selling + Buying): $${(calcs.comparison.totalOneTimeOverall || 0).toFixed(2)}

Net Immediate Cash Change: $${Math.abs(calcs.comparison.netCashChange || 0).toFixed(2)} ${calcs.comparison.netCashChange >= 0 ? 'Freed Up' : 'Required'}

Change in Ongoing Monthly Housing Expenses: $${Math.abs(calcs.comparison.monthlyExpenseChange || 0).toFixed(2)} / month ${calcs.comparison.monthlyExpenseChange >= 0 ? 'Savings' : 'Increase'}

`; if(isFinite(calcs.comparison.breakEvenMonths) && calcs.comparison.breakEvenMonths >= 0 && calcs.comparison.monthlyExpenseChange > 0){ if (calcs.comparison.netCashChange < 0) { // If there was an upfront cost summaryHTML += `

Months to Recoup Net Upfront Costs (via monthly savings): ${calcs.comparison.breakEvenMonths} months

`; } else { // No upfront cost, savings start immediately summaryHTML += `

Monthly savings begin immediately as this move also freed up cash upfront.

`; } } container.innerHTML = summaryHTML; document.getElementById('downloadHousingChangePdfButton').disabled = false; } // --- PDF Generation --- function downloadHCAPdf() { if (!hcaReportData.calcs.comparison.hasOwnProperty('netCashChange')) { alert("Please complete the analysis first."); return; } if (typeof window.jspdf === 'undefined' || typeof window.jspdf.jsPDF === 'undefined') { alert('PDF generation library (jsPDF) is not loaded.'); return; } const jsPDFConstructor = window.jspdf.jsPDF; const doc = new jsPDFConstructor(); if (typeof doc.autoTable !== 'function') { alert('jsPDF AutoTable plugin not loaded.'); return; } const { inputs, calcs, budgetImpact, amortization } = hcaReportData; const primaryColor = '#007bff', textColor = '#212529', tableHeaderColor = '#e9ecef'; let yPos = 22; const pageHeight = doc.internal.pageSize.height; const margin = 20; function checkYPdf(increment = 10) { if (yPos + increment > pageHeight - margin) { doc.addPage(); yPos = margin; } } doc.setFontSize(18); doc.setTextColor(primaryColor); doc.text("Downsizing/Upsizing Housing Expense Analysis", 14, yPos); yPos += 8; doc.setFontSize(10); doc.setTextColor(textColor); doc.text(`Report Date: ${new Date().toLocaleDateString()}`, 14, yPos); yPos += 10; // Current Home checkYPdf(30); doc.setFontSize(12); doc.setTextColor(primaryColor); doc.text("Current Housing Summary", 14, yPos); yPos += 6; let currentBody = [ ['Est. Market Value:', `$${(inputs.current.homeValue || 0).toFixed(2)}`], ['Remaining Mortgage:', `$${(inputs.current.mortgageBalance || 0).toFixed(2)}`], ['Monthly P&I:', `$${(inputs.current.pi || 0).toFixed(2)}`], ['Monthly Taxes:', `$${(inputs.current.tax || 0).toFixed(2)}`], ['Monthly Insurance:', `$${(inputs.current.insurance || 0).toFixed(2)}`], ['Monthly HOA:', `$${(inputs.current.hoa || 0).toFixed(2)}`], ['Monthly Utilities:', `$${(inputs.current.utilities || 0).toFixed(2)}`], ['Monthly Maintenance:', `$${(inputs.current.maintenance || 0).toFixed(2)}`], [{content: 'Total Monthly Expenses:', styles:{fontStyle:'bold'}}, `$${(calcs.current.totalMonthlyExpenses || 0).toFixed(2)}`], ['--- Selling Costs ---',''], ['Realtor Commission:', `$${(inputs.current.homeValue * (inputs.sellingCosts.realtorCommissionPercent/100) || 0).toFixed(2)} (${inputs.sellingCosts.realtorCommissionPercent}%)`], ['Other Seller Costs:', `$${(inputs.sellingCosts.otherSellerCosts || 0).toFixed(2)}`], ['Pre-Sale Repairs/Staging:', `$${(inputs.sellingCosts.presaleRepairs || 0).toFixed(2)}`], [{content: 'Total Selling Costs:', styles:{fontStyle:'bold'}}, `$${(calcs.current.totalSellingCosts || 0).toFixed(2)}`], [{content: 'Net Cash From Sale (Est.):', styles:{fontStyle:'bold'}}, `$${(calcs.current.netCashFromSale || 0).toFixed(2)}`] ]; doc.autoTable({startY: yPos, body: currentBody, theme:'plain', styles:{fontSize:9, cellPadding:1.2}, columnStyles:{0:{fontStyle:'bold'}}}); yPos = doc.lastAutoTable.finalY + 7; // New Home checkYPdf(40); doc.setFontSize(12); doc.setTextColor(primaryColor); doc.text("New Housing Summary", 14, yPos); yPos += 6; let newBody = [ ['Move Type:', getHCAStr('moveTypeHCA')], ['Purchase Price:', `$${(inputs.new.price || 0).toFixed(2)}`], ['Down Payment:', `$${(inputs.new.downPayment || 0).toFixed(2)}`], ['New Loan Amount:', `$${(calcs.new.loanAmount || 0).toFixed(2)}`], ['New Interest Rate:', `${(inputs.new.rate || 0).toFixed(3)}%`], ['New Loan Term:', `${inputs.new.term || 0} years`], ['New Monthly P&I:', `$${(calcs.new.monthlyPI || 0).toFixed(2)}`], ['Est. Monthly Taxes:', `$${(inputs.new.tax || 0).toFixed(2)}`], ['Est. Monthly Insurance:', `$${(inputs.new.insurance || 0).toFixed(2)}`], ['Est. Monthly HOA:', `$${(inputs.new.hoa || 0).toFixed(2)}`], ['Est. Monthly Utilities:', `$${(inputs.new.utilities || 0).toFixed(2)}`], ['Est. Monthly Maintenance:', `$${(inputs.new.maintenance || 0).toFixed(2)}`], [{content: 'Total Est. New Monthly Expenses:', styles:{fontStyle:'bold'}}, `$${(calcs.new.totalMonthlyExpenses || 0).toFixed(2)}`], ['--- Buying & Moving Costs ---',''], ['Buyer Closing Costs:', `$${(inputs.buyingMovingCosts.buyerClosingCosts || 0).toFixed(2)}`], ['Moving Expenses:', `$${(inputs.buyingMovingCosts.movingExpenses || 0).toFixed(2)}`], ['Immediate Furnishing/Repairs:', `$${(inputs.buyingMovingCosts.newHomeImmediateCosts || 0).toFixed(2)}`] ]; doc.autoTable({startY: yPos, body: newBody, theme:'plain', styles:{fontSize:9, cellPadding:1.2}, columnStyles:{0:{fontStyle:'bold'}}}); yPos = doc.lastAutoTable.finalY + 10; // Financial Impact Summary checkYPdf(30); doc.setFontSize(12); doc.setTextColor(primaryColor); doc.text("Financial Impact Summary", 14, yPos); yPos += 6; const comparisonPdfBody = [ ['Total One-Time Costs (Selling + Buying/Moving):', `$${(calcs.comparison.totalOneTimeOverall || 0).toFixed(2)}`], ['Net Immediate Cash Change:', `$${Math.abs(calcs.comparison.netCashChange || 0).toFixed(2)} ${calcs.comparison.netCashChange >= 0 ? 'Freed Up' : 'Required'}`], ['Change in Monthly Housing Expenses:', `$${Math.abs(calcs.comparison.monthlyExpenseChange || 0).toFixed(2)} / month ${calcs.comparison.monthlyExpenseChange >= 0 ? 'Savings' : 'Increase'}`], ]; if (isFinite(calcs.comparison.breakEvenMonths) && calcs.comparison.breakEvenMonths >= 0 && calcs.comparison.monthlyExpenseChange > 0) { if (calcs.comparison.netCashChange < 0) { comparisonPdfBody.push(['Break-Even for Net Upfront Costs:', `${calcs.comparison.breakEvenMonths} months`]); } else { comparisonPdfBody.push(['Break-Even for Net Upfront Costs:', `Immediate (Cash freed up)`]); } } doc.autoTable({startY: yPos, body: comparisonPdfBody, theme:'plain', styles:{fontSize:9, cellPadding:1.2}, columnStyles:{0:{fontStyle:'bold'}}}); yPos = doc.lastAutoTable.finalY + 7; // Budget Impact if(budgetImpact && budgetImpact.gmi > 0){ checkYPdf(30); doc.setFontSize(12); doc.setTextColor(primaryColor); doc.text("Budget Impact Analysis (DTI)", 14, yPos); yPos +=6; const budgetPdfBody = [ ['Gross Monthly Income:', `$${budgetImpact.gmi.toFixed(2)}`], ['Other Monthly Debts:', `$${budgetImpact.otherDebts.toFixed(2)}`], ['Current Front-End DTI:', `${budgetImpact.currentFrontDTI.toFixed(1)}%`], ['New Front-End DTI:', `${budgetImpact.newFrontDTI.toFixed(1)}%`], ['Current Back-End DTI:', `${budgetImpact.currentBackDTI.toFixed(1)}%`], ['New Back-End DTI:', `${budgetImpact.newBackDTI.toFixed(1)}%`] ]; doc.autoTable({startY: yPos, body: budgetPdfBody, theme:'plain', styles:{fontSize:9, cellPadding:1.2}, columnStyles:{0:{fontStyle:'bold'}}}); yPos = doc.lastAutoTable.finalY + 10; } // Important Considerations checkYPdf(50); doc.setFontSize(11); doc.setTextColor(primaryColor); doc.text("Important Considerations", 14, yPos); yPos += 6; doc.setFontSize(8.5); doc.setTextColor(textColor); const considerationsText = [ "This analysis is based on your estimates. Actual market values, interest rates, transaction costs, and ongoing expenses can vary significantly.", "Moving involves substantial non-financial factors such as lifestyle changes, neighborhood amenities, school districts, commute times, suitability of space, and emotional impact. These should be carefully weighed alongside this financial analysis.", "Future changes in property taxes, insurance rates, utility costs, and unexpected maintenance needs are not projected here and can affect long-term housing costs.", "It is highly recommended to consult with qualified professionals: a real estate agent for market insights, a mortgage advisor for loan options, and a financial planner for comprehensive financial strategy before making any significant housing decisions.", "This tool is for informational and planning purposes only and does not constitute financial or real estate advice." ]; considerationsText.forEach(line => { const splitLine = doc.splitTextToSize(line, 180); // Max width for text splitLine.forEach(l => { checkYPdf(4); doc.text(l, 14, yPos); yPos += 4; }); yPos += 1; // Small gap between bullet points }); doc.save("Housing_Change_Analysis.pdf"); } // Initial calls updateHCANavButtons();