Current Home vs. Prospective Homes

01 · EDITABLE BASELINE

Test assumptions by refining the values.

Prospective homes

Candidate name or address

Current home · 4,000 sq ft ranch

One story · bayou view · secure subdivision

Estimated resale value $ Current home size sq ft Remaining mortgage $ Monthly principal & interest $Planning estimate; edit to match your statement. Homeowners insurance / year $ Flood insurance / year $ Property tax / year $Frozen assessment for age 65+. Maintenance reserve / month $Planning allowance—not a current bill. Other housing / HOA monthly $ Total current spending / month $Reduced from $8,000 to reflect the lower Current home maintenance reserve and removal of ADT. Credit-card debt to pay off from sale proceeds $Shared by all candidates and deducted only when the Current home is sold. Minimum cash to retain after the sale $Cash kept outside Vanguard after the transaction. Enter 0 if no separate cash reserve is required.

UTILITIES & SERVICESIncluded in total current spending

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Cleco electric / month $ Atmos gas / month $ Magnolia Water / month $ 1Gb internet / month $ YouTube TV / month $

Candidate 1

Required for financial calculations. Enter 0 when a cost does not apply.

URL Enter a URL to activate the link. The model stores the link only and does not import listing data.

Asking Price $Enter the property’s listed asking price. % Below Asking %Enter 0 if no reduction is being tested. Revised Asking Price $Calculated from asking price and the percentage above. Assumed Purchase Price $Used by all financial calculations.

Smaller-home size sq ft Est. Closing Date The cash-flow effect begins on this date.

ALL-CASH PURCHASE OBJECTIVENo new mortgageNet sale proceeds are used first. Cash above the retained reserve goes to Vanguard; Vanguard funds only a shortfall.

Homeowners insurance / year $Estimated from Current-home insurance and square footage until replaced with an actual value. Flood zone Reference information only; enter the actual annual premium below. Flood insurance / year $Enter 0 if no flood-insurance cost applies. Property tax / year $Verify assessment and age-freeze treatment. Maintenance reserve / month $Enter 0 if no reserve is being modeled. HOA / other monthly $Enter 0 if none. Current Home Selling Costs % %The 6% baseline matches the current Mandeville commission range of about 5%–6%; a 2026 Louisiana survey reports 5.66%. Commission is negotiable. Because this is the model's entire seller-cost allowance, replace it with a broker or title-company net-sheet percentage if other costs are expected. Buyer closing costs %Enter 0 if none. Moving & setup $Enter 0 if none. One-time social membership (if required) $Included in move-day calculations; enter 0 if not required.

Estimated utilities & services—Calculated from home size and the current provider costs.

How the utility estimate works

Cleco electric is treated as 65% size-sensitive; Atmos gas as 50%; and Magnolia Water as 20%. Internet and YouTube TV are held constant because they depend more on the household and fixed service charges than square footage.

Rate context: Cleco lists a $12 residential customer charge; the Louisiana PSC lists Atmos at $27.50 before usage; and Magnolia publishes system tariffs. Actual property usage and rates may differ.

Income and cost growth

Social Security receives the entered COLA. The annuity is fixed unless Ameritas approves a later step-up.

Social Security / month $The annual cash-flow table increases this amount by the entered COLA. Annual Social Security COLA % General annual cost growth % Annuity / month $Contract-derived baseline; confirm with an Ameritas income quote. Annuity start year year First payment month February reflects the latest first-payment deadline if notice is received Dec. 24, 2030. Starting Vanguard balance $$165,002.22 is the sum of the seven holdings in your September 4 portfolio snapshot. Estimated Vanguard growth % / yearConstant planning rate, before taxes and fees.

AMERITAS RIDER · CONTRACT-BASED PLANNING

What the model assumes from 2031 forward

The baseline is derived from the rider—not an Ameritas income quote. The actual benefit may differ if the policy value, vested bonus, prior withdrawals, or ownership history changes the benefit base.

$2,779/moModeled lifetime income

February 2031Modeled first payment

No automatic COLAFixed unless a step-up applies

Joint lifetimeThrough the last covered death

Oct. 1, 2030Request the current income quote and forms; do not authorize an early withdrawal.

Oct. 25, 2030Submit the activation letter only if Ameritas confirms a future-dated Dec. 24 effective date in writing.

Dec. 24, 2030Earliest effective date after the full 10-year period. If future-dating is unavailable, have completed notice received on this date.

Feb. 22, 2031Deadline for the first payment if Ameritas receives written notice on Dec. 24, 2030.

When the monthly payout could double

The rider's 2.00 Income Booster factor would make the modeled payment about $5,557/month while approved. It is not included in the baseline.

Qualification is based on functional impairment: a covered person must be unable to perform at least two of six activities of daily living without another person's physical assistance, or must need someone within arm's reach to prevent injury through physical intervention.

BathingContinenceDressingEatingToiletingTransferring

Ameritas requires written notice, acceptable proof, and annual recertification. Other rider conditions apply. The booster stops without proof or when the policy accumulation value plus vested bonus reaches zero.

Model treatment: February 2031 includes one full monthly payment. The annuity offsets living costs and therefore reduces Vanguard withdrawals; it is not deposited into Vanguard unless you choose to save it.

EDITABLE ASSUMPTIONS END HERE Calculated home-cost results begin below

The information below is calculated from the Current home, prospective-home, and Income & Timing values entered above.

HOME-RELATED COST COMPARISONCurrent home vs. the selected prospective home

Current home gross equity—Home value − mortgage payoff

Current Home Monthly Costs—Includes utilities and maintenance

Prospective home-related / month—Includes size-based utility estimate

Monthly home-cost savings—Prospective home compared with Current home

Current home home-related costs

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Prospective home home-related costs

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Maintenance reserve

A planning allowance—not a current bill—for irregular repairs and replacements such as the roof, HVAC, appliances, plumbing, and painting.

02 · THE FINANCIAL COMPARISON

Compare the Financial Effects of Current home vs.Candidate 1

Vanguard Needed While Preserving Cash Reserve · Current home—Sept. 2026 through Dec. 2035

Vanguard Needed While Preserving Cash Reserve · Candidate 1—Same period

Withdrawals avoided—Candidate 1 compared with Current home

Yearly cash flow from closing through 2035

Annual income minus total annual expenses; negative years require Vanguard withdrawals.

LegendCurrent homeCandidate 1Above $0: surplus · Below $0: withdrawal

MOVE-DAY MATH

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See annual cash-flow table for Candidate 1

How to read the last four columnsWithdrawals measure cash taken out. Vanguard change measures what happened to the account after estimated investment growth and withdrawals.

Current home withdrawalsAmount taken from Vanguard during the year to cover the gap between income and expenses if you remain in the current home.

Prospective home withdrawalsAmount taken from Vanguard for the all-cash closing shortfall, if any, plus later cash-flow gaps after moving to the selected home.

Net Vanguard change · Current homeEstimated investment growth minus Current home withdrawals. “Ends” is the projected Vanguard balance at year-end.

Net Vanguard change · Prospective homeEstimated investment growth minus prospective-home withdrawals. “Ends” is the projected Vanguard balance at year-end.

Starting balance+estimated growth−withdrawals=ending balance

A positive Vanguard change means estimated growth exceeded withdrawals. A negative change means withdrawals exceeded estimated growth.

WHY VANGUARD CHANGES WHEN THE ANNUITY STARTSThe annuity reduces withdrawals—it does not enter Vanguard.

Beginning in February 2031, the fixed annuity supplies additional spending income, allowing more Vanguard investment growth to remain invested.

Year	ExpensesCurrent home	ExpensesCandidate 1	IncomeSS with COLA	WithdrawalsCurrent home	WithdrawalsCandidate 1	Vanguard changeCurrent home	Vanguard changeCandidate 1

Income includes Social Security increased annually by the entered COLA, plus the fixed annuity beginning in its entered month and year. The annuity itself receives no COLA in this model. Approximate Vanguard changes compound the entered annual growth rate monthly, then subtract modeled withdrawals. Each cell also shows the estimated year-end balance.

Compare/Evaluate saved prospective homes

Select a home to open its quality-of-life evaluation. Financial results use the shared current-home and income assumptions; quality-of-life scores and Must Have results remain specific to each prospective home.

Candidate	Monthly savings	Cash retained after sale	Quality-of-life score	Must Haves not met

03 · SEPARATE PROPERTY EVALUATION

Evaluate Candidate 1

This assessment is separate from the Current home/prospective-home financial model and does not change any financial calculation.

NEW-HOME SCORE · CANDIDATE 1Not scoredRate the factors that matter for this home.

New-home score: 1 = very poor; 3 = acceptable; 5 = excellent.

Must Have: Check this box when the item is required for any prospective home. The 1–5 controls are replaced with Meets, Does not meet, or Not evaluated. Does not meet contributes 0 to the quality-of-life percentage; Meets uses the factor’s saved 1–5 score.

Quality-of-life factor	Score or requirement	Must Have

04 · LONG-TERM RISK PROJECTION

How resilient is each housing choice through 2046?

A Monte Carlo projection tests thousands of possible futures rather than assuming that investment returns and costs follow one fixed path.

SIMULATION10,000 simulations for each housing choiceCurrent home plus every prospective home with complete financial information.Calculating total simulations…

Vanguard return volatility / year %How widely annual returns may vary around the growth assumption. Cost-growth variability / year pointsVariation around the general annual cost-growth assumption. Home-cost variability / year %Variation around each home's property-related costs.

How to read this section

Funds last through 2046 is the percentage of simulations in which Vanguard never reaches $0. The range shows the 10th–90th percentile of projected 2046 balances. The retained-cash amount stays separate; any closing surplus above it is added to Vanguard, while only a shortfall is withdrawn.

Housing choice	Funds last through 2046	Median 2046 Vanguard balance	Likely 2046 range

Median projected Vanguard balance(Monte Carlo projection)

Each line is the middle result from 10,000 simulations. If a median projection reaches $0, a tick marks the approximate month and year. Select a legend item to show or hide that housing choice.

Approximate Vanguard value at six-month intervals

Median projected balances from the Monte Carlo simulations. A dash identifies a prospective home with incomplete financial information.

Probability analysis only. It does not change the model's financial comparison, saved assumptions, or quality-of-life scores. Results are planning estimates—not investment advice or a guarantee.

05 · REVIEW GUIDE

Quick-start sequence and limitations

Quick-start sequence

Confirm the Current home information.
Confirm the shared Income & Timing assumptions.
Add or select a prospective home and complete its required fields.
Review the all-cash transaction and retained-cash result.
Review annual cash flow, Vanguard, and Monte Carlo projections.
Evaluate quality of life separately and compare saved homes.

Important limitations

This is a planning aid—not tax, investment, insurance, lending, legal, or real-estate advice.
Property values, costs, closing dates, and retained-cash needs must be entered or verified by the user.
The model stores listing URLs but does not import listing data.
Vanguard and Monte Carlo results are assumption-driven estimates, not guarantees.
An all-cash shortfall means the no-new-mortgage objective cannot be met using the entered values.

Downsize Scenario