You already own. You still have options.

What would make home work better?

Stay, improve or plan your next move. Start with what you need—we will keep the next step manageable.

What would you like to do?

Choose one to open the relevant tools and questions. You can switch at any time.

Other plans, or not sure yet?

A place to start

Improve instead of moving

Verified financing paths for staying and improving:

FHA 203(k) and Fannie Mae HomeStyle — renovation costs rolled into a mortgage refinance.
HELOC / home-equity loan — borrow against what you own; the renovation must fit the equity.
Local rehabilitation, repair, weatherization, and accessibility programs — many local jurisdictions run them; check the directory and your county housing office.
ADU and energy-efficiency incentives — growing fast and jurisdiction-specific; verify against the official source before counting on one.

Explore move-versus-improve costs

Move versus improve — under your assumptions

Rough renovation costUsable equity (from the estimate above)Likely next-home priceCurrent home's rough valueMoving & overlap costs

Compare these options side by side

HELOC, home equity loan, cash-out refinance, bridge loan, recast, rent-back, shared-equity agreements and renovation mortgages — what each one claims against your home, when it comes due, and what it costs to get out.

See the comparison →

Ready to look at the buying side?

The assessment works for current owners too — it treats you as a repeat buyer and shows which programs still fit. Get my plan →

Everything on this page is educational — not an appraisal, a lending decision, tax advice, legal advice, or brokerage advice. Numbers you enter stay on this device. Confirm specifics with a lender, HUD-certified counselor, tax professional, or attorney.

Repair and accessibility helpExplore published programs that may help you stay safely in the home.Explore →Compare ways to use equitySee how loans, refinancing, bridge tools, and shared equity differ.Explore →Refinance loan productsFind lender-specific refinance loans without mixing them into homebuying help.Explore →Talk with a housing counselorGet independent help before a late payment becomes a crisis.Explore →

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Improve instead of moving

Verified financing paths for staying and improving:

FHA 203(k) and Fannie Mae HomeStyle — renovation costs rolled into a mortgage refinance.
HELOC / home-equity loan — borrow against what you own; the renovation must fit the equity.
Local rehabilitation, repair, weatherization, and accessibility programs — many local jurisdictions run them; check the directory and your county housing office.
ADU and energy-efficiency incentives — growing fast and jurisdiction-specific; verify against the official source before counting on one.