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Tools · free, no sign-up

Run the numbers yourself

Four calculators built on our published method. Pick a tool, change any input, and the result updates as you type.

Get my shortlist How we do the math
  • Free to you, and your rent is the same either way
  • 120 new communities tracked
  • Prices pulled every morning
Calculator and lease quote on a stone counter in a new kitchen
  • Licensed brokerage Spirit Real Estate Group, TREC #562021
  • Every price dated Every price dated and sourced
  • Commission-blind Commission never touches our score or sort
  • Corrections logged Corrections logged within one business day
Special Decoder Turn weeks free into a monthly number, add fees and bills, and see what year two costs. Toll Check Price your DNT, PGBT or SRT commute per month before you pick a building. Break or Wait Compare breaking your lease for a new special against waiting out your current lease. 24-Month Compare Compare two new buildings over 24 months, including the special, fees and year-two rent.

Where it usually goes wrong

1

The special is spread over a 12 to 24-month term

Eight weeks free sounds like two months of rent. Spread over a 15 or 18-month lease, it lowers your monthly number less than you think.

2

Required fees sit outside the base rent

At 12 board buildings, required fees ran $43 to $226.88 a month, median $141.50 (fee survey, Oct 25, 2026). The ad shows none of them.

3

Renewals price from base, not the special

When the special ends, your renewal starts from base rent. At the board median special, year two jumped about 20% on Oct 25, 2026.

So we price every building after the special, the fees and year two, and we confirm it in writing.

About the tools

Are these calculators accurate?

They use the same formulas we publish on our method page. They are estimates; the community sets the price and the special.

What do the defaults show?

Our calibration examples: 8 weeks free on a $1,500 base with $141.50 in fees, a DNT commute from Frisco to downtown, and 6 weeks on $1,350 vs 8 weeks on $1,500 over 24 months.

Do you store what I type?

No. The calculators run in your browser and nothing is sent to us unless you submit the shortlist form.

Can you guarantee a price or approval?

No. The community sets both, and we confirm them before you sign.

Guides for this decision

ExplainerWhat Is Net Effective Rent? How Weeks Free Become a Monthly NumberNet effective rent = (base × months − free rent) ÷ months. See the formula, a worked Dallas example, and why gift cards are shown separately.Read the guide Decision guideNTTA Toll Costs for DFW Commuters: DNT, PGBT, and SRT Monthly MathMonthly toll math before you pick a building: DNT Frisco to downtown $297.78 with a TollTag, PGBT Garland to the DNT $133.98. ZipCash doubles.Read the guide

All guides

Want us to run these on real buildings?

Text your move date, budget, and where you work. You'll get buildings decoded and tolls priced within hours.

Get my shortlist See the New Build Board

Free. Your rent is the same either way. Same day during hours.

We don't guarantee pricing or approval. The community sets both, and we confirm them before you sign.