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<!doctype html>
<html lang="en">
<head>
<meta charset="utf-8">
<meta name="viewport" content="width=device-width, initial-scale=1">
<!-- Bootstrap 5.0.2 -->
<link href="assets/bootstrap/bootstrap.css" rel="stylesheet">
<script type="module" src="./modules/utilities.js"></script>
<script type="module" src="./modules/housing.js"></script>
<script type="module" src="./modules/living.js"></script>
<script type="module" src="./modules/investments.js"></script>
<script type="module" src="main.js?v=3"></script>
<title>Retirement Calculator</title>
</head>
<body>
<div class="container-xl">
<div class="row">
<h1 class="text-center">Retirement Calculator</h1>
</div>
<hr/>
<div class="row">
<h2 class="text-center">Introduction</h2>
<p>
This calculator is designed to help you determine the financial implications of renting vs buying a home as you approach retirement.
By inputting your personal financial details and housing options, the calculator will provide a comparative analysis of the total costs, investment growth,
and net positions for both scenarios over time.
</p>
<p class="mb-0">
Assumptions used in these calculations:
</p>
<ol style="padding-left: 4rem;">
<li>All costs are adjusted for inflation based on the average inflation rate you provide.</li>
<li>Social security and other retirement income sources are NOT inflation adjusted.</li>
<li>Tax rates and contributions (outside of that assessed upon a home) do not factor into the calculations.</li>
<li>Values shown are calculated for what they would be at the end of the year.</li>
<li>Values are shown in nominal values, they are not inflation corrected.</li>
</ol>
<p>
As a general rule when interpreting the results, if the Investment Value is positive, you still have money in the bank. If it is negative, but your Cumulative Asset Value is positive,
you have equity in your home, but no money in the bank. If both are negative, you are in debt. Net Positions is an indicator of how efficient different scenarios are at building intergenerational wealth (i.e., inheritance).
</p>
<p>
Please note that this calculator is intended for educational purposes only and should not be considered as financial advice.
It is recommended to consult with a financial advisor for personalized guidance based on your specific situation. All information collected is stored locally in your browser and not transmitted to any server.
</p>
</div>
<hr/>
<!-- Settings Form with Tabs -->
<div class="row">
<h2 class="text-center">Starting Information</h2>
<form id="detailsForm">
<!-- Bootstrap Nav Tabs -->
<ul class="nav nav-tabs mb-3" id="settingsTabs" role="tablist">
<li class="nav-item" role="presentation">
<button class="nav-link active" id="general-tab" data-bs-toggle="tab" data-bs-target="#generalTab" type="button" role="tab">General</button>
</li>
<li class="nav-item" role="presentation">
<button class="nav-link" id="income-tab" data-bs-toggle="tab" data-bs-target="#incomeTab" type="button" role="tab">Income</button>
</li>
<li class="nav-item" role="presentation">
<button class="nav-link" id="housing-tab" data-bs-toggle="tab" data-bs-target="#housingTab" type="button" role="tab">Housing</button>
</li>
<li class="nav-item" role="presentation">
<button class="nav-link" id="investments-tab" data-bs-toggle="tab" data-bs-target="#investmentsTab" type="button" role="tab">Investments</button>
</li>
<li class="nav-item" role="presentation">
<button class="nav-link" id="taxes-tab" data-bs-toggle="tab" data-bs-target="#taxesTab" type="button" role="tab">Taxes</button>
</li>
<li class="nav-item" role="presentation">
<button class="nav-link" id="healthcare-tab" data-bs-toggle="tab" data-bs-target="#healthcareTab" type="button" role="tab">Healthcare</button>
</li>
</ul>
<!-- Tab Content -->
<div class="tab-content" id="settingsTabContent">
<!-- General Tab -->
<div class="tab-pane fade show active" id="generalTab" role="tabpanel">
<div class="row g-3">
<div class="col-md-6 col-lg-4">
<label for="currentAge" class="form-label">Current Age</label>
<input type="number" class="form-control" id="currentAge" value="60" min="18" max="100" required>
<div class="invalid-feedback">Please enter a valid age between 18 and 100.</div>
</div>
<div class="col-md-6 col-lg-4">
<label for="retirementAge" class="form-label">Retirement Age</label>
<input type="number" class="form-control" id="retirementAge" value="70" min="18" max="100" required>
<div class="invalid-feedback">Retirement age must be greater than current age.</div>
</div>
<div class="col-md-6 col-lg-4">
<label for="deathAge" class="form-label">Life Expectancy</label>
<input type="number" class="form-control" id="deathAge" value="95" min="18" max="120" required>
<div class="invalid-feedback">Life expectancy must be greater than retirement age.</div>
</div>
</div>
<div class="row g-3 mt-2">
<div class="col-md-6 col-lg-4">
<label for="averageInflation" class="form-label">Average Inflation</label>
<div class="input-group">
<input type="number" class="form-control" id="averageInflation" value="3" min="0" max="50" step="0.1" required>
<span class="input-group-text">%</span>
</div>
<small class="form-text text-muted">Expected average inflation rate (3% is typical)</small>
</div>
<div class="col-md-6 col-lg-4">
<label for="currentMonthlySpending" class="form-label">Current Monthly Living Expenses</label>
<div class="input-group">
<span class="input-group-text">$</span>
<input type="number" class="form-control" id="currentMonthlySpending" value="2000" min="0" step="1" required>
</div>
<small class="form-text text-muted">Average monthly expenditures excluding housing</small>
</div>
<div class="col-md-6 col-lg-4">
<label for="expectedMonthlySpendingInRetirement" class="form-label">Retirement Monthly Living Expenses</label>
<div class="input-group">
<span class="input-group-text">$</span>
<input type="number" class="form-control" id="expectedMonthlySpendingInRetirement" value="2000" min="0" step="1" required>
</div>
<small class="form-text text-muted">Expected monthly expenditures in retirement</small>
</div>
</div>
</div>
<!-- Income Tab -->
<div class="tab-pane fade" id="incomeTab" role="tabpanel">
<div class="row g-3">
<div class="col-md-6">
<label for="monthlySocialSecurity" class="form-label">Monthly Social Security</label>
<div class="input-group">
<span class="input-group-text">$</span>
<input type="number" class="form-control" id="monthlySocialSecurity" value="2000" min="0" step="1">
</div>
<small class="form-text text-muted">Expected monthly Social Security benefits</small>
</div>
<div class="col-md-6">
<label for="otherMonthlyRetirementSources" class="form-label">Other Monthly Retirement Income</label>
<div class="input-group">
<span class="input-group-text">$</span>
<input type="number" class="form-control" id="otherMonthlyRetirementSources" value="0" min="0" step="1">
</div>
<small class="form-text text-muted">Annuities, pensions, etc.</small>
</div>
</div>
</div>
<!-- Housing Tab -->
<div class="tab-pane fade" id="housingTab" role="tabpanel">
<div class="row g-4">
<!-- Renting Column -->
<div class="col-lg-6">
<h4 class="mb-3">Renting Information</h4>
<div class="mb-3">
<label for="monthlyRent" class="form-label">Monthly Rent</label>
<div class="input-group">
<span class="input-group-text">$</span>
<input type="number" class="form-control" id="monthlyRent" value="2000" min="0" step="1" required>
</div>
</div>
<div class="mb-3">
<label for="rentIncrease" class="form-label">Rent Increase Rate</label>
<div class="input-group">
<input type="number" class="form-control" id="rentIncrease" value="3" min="0" max="50" step="0.1" required>
<span class="input-group-text">%</span>
</div>
</div>
<div class="mb-3">
<label for="monthlyRentInsurance" class="form-label">Monthly Rental Insurance</label>
<div class="input-group">
<span class="input-group-text">$</span>
<input type="number" class="form-control" id="monthlyRentInsurance" value="10" min="0" step="1">
</div>
</div>
</div>
<!-- Buying Column -->
<div class="col-lg-6">
<h4 class="mb-3">Buying Information</h4>
<div class="mb-3">
<label for="mortgage" class="form-label">Mortgage Amount</label>
<div class="input-group">
<span class="input-group-text">$</span>
<input type="number" class="form-control" id="mortgage" value="300000" min="0" step="1000" required>
</div>
<small class="form-text text-muted">Mortgage excluding down payment</small>
</div>
<div class="mb-3">
<label for="mortgageDownPayment" class="form-label">Down Payment</label>
<div class="input-group">
<span class="input-group-text">$</span>
<input type="number" class="form-control" id="mortgageDownPayment" value="20000" min="0" step="1000" required>
</div>
</div>
<div class="mb-3">
<label for="mortgageRate" class="form-label">Mortgage Rate</label>
<div class="input-group">
<input type="number" class="form-control" id="mortgageRate" value="6" min="0" max="30" step="0.01" required>
<span class="input-group-text">%</span>
</div>
</div>
<div class="mb-3">
<label for="oneTimeRepairs" class="form-label">One-Time Repairs</label>
<div class="input-group">
<span class="input-group-text">$</span>
<input type="number" class="form-control" id="oneTimeRepairs" value="10000" min="0" step="100">
</div>
<small class="form-text text-muted">Expected initial repairs cost</small>
</div>
<div class="mb-3">
<label for="annualTaxAssessment" class="form-label">Annual Property Tax</label>
<div class="input-group">
<span class="input-group-text">$</span>
<input type="number" class="form-control" id="annualTaxAssessment" value="2000" min="0" step="100" required>
</div>
</div>
<div class="mb-3">
<label for="monthlyHomeInsurance" class="form-label">Monthly Home Insurance</label>
<div class="input-group">
<span class="input-group-text">$</span>
<input type="number" class="form-control" id="monthlyHomeInsurance" value="100" min="0" step="10" required>
</div>
</div>
<div class="mb-3">
<label for="annualHomeMaintenance" class="form-label">Annual Home Maintenance</label>
<div class="input-group">
<span class="input-group-text">$</span>
<input type="number" class="form-control" id="annualHomeMaintenance" value="7500" min="0" step="100">
</div>
<small class="form-text text-muted">Around 5% of home value</small>
</div>
<div class="mb-3">
<label for="annualHomeValueAppreciation" class="form-label">Annual Home Value Appreciation</label>
<div class="input-group">
<input type="number" class="form-control" id="annualHomeValueAppreciation" value="6" min="-50" max="50" step="0.1" required>
<span class="input-group-text">%</span>
</div>
</div>
</div>
</div>
</div>
<!-- Investments Tab -->
<div class="tab-pane fade" id="investmentsTab" role="tabpanel">
<div class="row g-3">
<div class="col-md-6 col-lg-4">
<label for="totalCurrentInvestments" class="form-label">Total Current Investments</label>
<div class="input-group">
<span class="input-group-text">$</span>
<input type="number" class="form-control" id="totalCurrentInvestments" value="100000" min="0" step="1000" required>
</div>
</div>
<div class="col-md-6 col-lg-4">
<label for="monthlyInvestmentContribution" class="form-label">Monthly Investment Contribution</label>
<div class="input-group">
<span class="input-group-text">$</span>
<input type="number" class="form-control" id="monthlyInvestmentContribution" value="550" min="0" step="10" required>
</div>
</div>
<div class="col-md-6 col-lg-4">
<label for="annualInvestmentAppreciation" class="form-label">Annual Investment Return</label>
<div class="input-group">
<input type="number" class="form-control" id="annualInvestmentAppreciation" value="6" min="-50" max="50" step="0.1" required>
<span class="input-group-text">%</span>
</div>
</div>
</div>
<div class="row g-3 mt-2">
<div class="col-md-6">
<div class="form-check">
<input type="checkbox" id="includeDownPayment" class="form-check-input">
<label for="includeDownPayment" class="form-check-label">Include Down Payment in Investments</label>
</div>
<small class="form-text text-muted">Check to include the theoretical down payment as part of your investment total</small>
</div>
</div>
</div>
<!-- Taxes Tab -->
<div class="tab-pane fade" id="taxesTab" role="tabpanel">
<div class="row g-3">
<div class="col-md-6">
<label for="filingStatus" class="form-label">Filing Status</label>
<select class="form-select" id="filingStatus">
<option value="single">Single</option>
<option value="joint">Married Filing Jointly</option>
</select>
</div>
<div class="col-md-6">
<label for="stateIncomeTaxRate" class="form-label">State Income Tax Rate</label>
<div class="input-group">
<input type="number" class="form-control" id="stateIncomeTaxRate" value="5" min="0" max="15" step="0.1">
<span class="input-group-text">%</span>
</div>
<small class="form-text text-muted">Enter 0 for states with no income tax</small>
</div>
</div>
<div class="row g-3 mt-2">
<div class="col-md-6">
<div class="form-check">
<input type="checkbox" id="itemizeDeductions" class="form-check-input">
<label for="itemizeDeductions" class="form-check-label">Itemize Deductions</label>
</div>
<small class="form-text text-muted">Check if you plan to itemize (vs. standard deduction)</small>
</div>
<div class="col-md-6">
<label for="otherDeductions" class="form-label">Other Annual Deductions</label>
<div class="input-group">
<span class="input-group-text">$</span>
<input type="number" class="form-control" id="otherDeductions" value="0" min="0" step="100">
</div>
<small class="form-text text-muted">Charitable contributions, medical expenses, etc.</small>
</div>
</div>
</div>
<!-- Healthcare Tab -->
<div class="tab-pane fade" id="healthcareTab" role="tabpanel">
<div class="row g-4">
<!-- Pre-Medicare Column -->
<div class="col-lg-6">
<h4 class="mb-3">Pre-Medicare (Before Age 65)</h4>
<div class="mb-3">
<label for="preMedicareMonthlyPremium" class="form-label">Monthly Premium</label>
<div class="input-group">
<span class="input-group-text">$</span>
<input type="number" class="form-control" id="preMedicareMonthlyPremium" value="800" min="0" step="50">
</div>
</div>
<div class="mb-3">
<label for="preMedicareAnnualOutOfPocket" class="form-label">Annual Out-of-Pocket</label>
<div class="input-group">
<span class="input-group-text">$</span>
<input type="number" class="form-control" id="preMedicareAnnualOutOfPocket" value="3000" min="0" step="100">
</div>
<small class="form-text text-muted">Deductibles, copays, prescriptions</small>
</div>
</div>
<!-- Medicare Column -->
<div class="col-lg-6">
<h4 class="mb-3">Medicare (Age 65+)</h4>
<div class="mb-3">
<label for="medicarePartBPremium" class="form-label">Medicare Part B Premium</label>
<div class="input-group">
<span class="input-group-text">$</span>
<input type="number" class="form-control" id="medicarePartBPremium" value="174.70" min="0" step="0.01">
</div>
<small class="form-text text-muted">Monthly, 2024 standard: $174.70</small>
</div>
<div class="mb-3">
<label for="medigapPremium" class="form-label">Medigap/Supplemental Premium</label>
<div class="input-group">
<span class="input-group-text">$</span>
<input type="number" class="form-control" id="medigapPremium" value="200" min="0" step="10">
</div>
<small class="form-text text-muted">Monthly supplemental insurance</small>
</div>
<div class="mb-3">
<label for="medicareAnnualOutOfPocket" class="form-label">Annual Out-of-Pocket</label>
<div class="input-group">
<span class="input-group-text">$</span>
<input type="number" class="form-control" id="medicareAnnualOutOfPocket" value="2000" min="0" step="100">
</div>
<small class="form-text text-muted">With Medicare coverage</small>
</div>
</div>
</div>
<!-- Long-Term Care (Full Width) -->
<div class="row g-3 mt-3">
<div class="col-12">
<h5>Long-Term Care Insurance (Optional)</h5>
</div>
<div class="col-md-6">
<div class="form-check">
<input type="checkbox" id="includeLongTermCare" class="form-check-input">
<label for="includeLongTermCare" class="form-check-label">Include Long-Term Care Insurance</label>
</div>
</div>
<div class="col-md-6">
<label for="longTermCarePremium" class="form-label">Monthly Premium</label>
<div class="input-group">
<span class="input-group-text">$</span>
<input type="number" class="form-control" id="longTermCarePremium" value="250" min="0" step="10">
</div>
<small class="form-text text-muted">If enabled, typically starts at age 60</small>
</div>
</div>
</div>
</div>
</form>
</div>
<hr/>
<!-- Scenario Management Section (Outside Form) -->
<div class="row">
<div class="col-12">
<h2 class="text-center">Scenario Management</h2>
<p class="text-center text-muted">Save and compare different planning scenarios</p>
<div class="row g-3">
<div class="col-md-6">
<label for="scenarioName" class="form-label">Scenario Name</label>
<input type="text" class="form-control" id="scenarioName" placeholder="e.g., Conservative Estimate, High Growth" maxlength="50">
<small class="form-text text-muted">Give this scenario a memorable name</small>
</div>
<div class="col-md-6">
<label for="savedScenarios" class="form-label">Saved Scenarios</label>
<select class="form-select" id="savedScenarios">
<option value="">-- No saved scenarios --</option>
</select>
</div>
</div>
<div class="row g-3 mt-2">
<div class="col-12">
<label for="scenarioNotes" class="form-label">Notes (Optional)</label>
<textarea class="form-control" id="scenarioNotes" rows="2" placeholder="Add any notes about this scenario..." maxlength="200"></textarea>
</div>
</div>
<div class="row g-2 mt-3">
<div class="col-sm-6 col-md-3">
<button type="button" class="btn btn-success w-100" id="saveScenarioBtn">Save Current Scenario</button>
</div>
<div class="col-sm-6 col-md-3">
<button type="button" class="btn btn-info w-100" id="loadScenarioBtn" disabled>Load Selected Scenario</button>
</div>
<div class="col-sm-6 col-md-3">
<button type="button" class="btn btn-warning w-100" id="deleteScenarioBtn" disabled>Delete Selected Scenario</button>
</div>
<div class="col-sm-6 col-md-3">
<button type="button" class="btn btn-outline-primary w-100" id="showComparisonBtn" disabled>Compare Scenarios</button>
</div>
</div>
</div>
</div>
<hr/>
<!-- Calculate and Export Buttons -->
<div class="row mb-4">
<div class="col-12">
<div class="d-grid gap-2 d-md-flex justify-content-md-center">
<button type="submit" form="detailsForm" class="btn btn-primary btn-lg px-5">Calculate</button>
<button type="button" class="btn btn-secondary btn-lg px-4" id="exportCsvBtn">Export to CSV</button>
<button type="button" class="btn btn-outline-secondary btn-lg px-4" id="clearDataBtn">Clear Saved Data</button>
</div>
</div>
</div>
<hr/>
<!-- Scenario Comparison Section -->
<div class="row mb-4" id="scenarioComparisonSection" style="display: none;">
<div class="col-12">
<h2 class="text-center">Scenario Comparison</h2>
<p class="text-center text-muted">Select scenarios to run full simulations and compare results</p>
<div class="mb-3">
<label class="form-label">Select scenarios to compare (select 2-3):</label>
<div id="comparisonCheckboxes" class="row">
<!-- Checkboxes will be dynamically added here -->
</div>
</div>
<div class="d-grid gap-2 mb-3">
<button type="button" class="btn btn-primary" id="compareBtn" disabled>Run Comparison Simulations</button>
<button type="button" class="btn btn-secondary" id="closeComparisonBtn">Close Comparison</button>
</div>
<!-- Input Parameter Comparison (Original) -->
<div id="comparisonResults" class="table-responsive" style="display: none;">
<h4 class="mt-3">Input Parameter Comparison</h4>
<table class="table table-bordered table-hover" id="comparisonTable">
<thead class="table-light">
<tr>
<th>Parameter</th>
<!-- Scenario names will be added dynamically -->
</tr>
</thead>
<tbody>
<!-- Comparison data will be added dynamically -->
</tbody>
</table>
</div>
<!-- NEW: Comparison Results with Tabs -->
<div id="comparisonResultsSection" style="display: none;">
<h3 class="text-center mt-4">Comparison Results</h3>
<!-- Tab Navigation for Each Scenario + Final Comparison -->
<ul class="nav nav-tabs" id="comparisonTabs" role="tablist">
<!-- Dynamically generated tabs: Scenario 1, Scenario 2, [Scenario 3], Comparison -->
</ul>
<!-- Tab Content -->
<div class="tab-content" id="comparisonTabContent">
<!-- Each scenario tab will contain all 6 data tables -->
<!-- Final tab will show head-to-head comparison -->
</div>
</div>
</div>
</div>
<hr/>
<div class="row">
<h2 class="text-center">Data Tables</h2>
<div class="col-sm-12 col-md-6 col-lg-4">
<h3>Total Costs</h3>
<div class="table-responsive">
<table class="table table-striped table-hover" id="comparativeTotalCostsTable">
<thead>
<tr>
<th scope="col">Age</th>
<th scope="col">Rent</th>
<th scope="col">15 Yr Loan</th>
<th scope="col">30 Yr Loan</th>
</tr>
</thead>
<tbody id="comparativeTotalCostsTableBody">
</tbody>
</table>
</div>
</div>
<div class="col-sm-12 col-md-6 col-lg-4">
<h3>Per Month Costs</h3>
<div class="table-responsive">
<table class="table table-striped table-hover" id="perMonthCostsTable">
<thead>
<tr>
<th scope="col">Age</th>
<th scope="col">Rent</th>
<th scope="col">15 Yr Loan</th>
<th scope="col">30 Yr Loan</th>
</tr>
</thead>
<tbody id="perMonthCostsTableBody">
</tbody>
</table>
</div>
</div>
<div class="col-sm-12 col-md-6 col-lg-4">
<h3>Per Month Investment Use</h3>
<div class="table-responsive">
<table class="table table-striped table-hover" id="perMonthInvestmentUseTable">
<thead>
<tr>
<th scope="col">Age</th>
<th scope="col">Rent</th>
<th scope="col">15 Yr Loan</th>
<th scope="col">30 Yr Loan</th>
</tr>
</thead>
<tbody id="perMonthInvestmentUseTableBody">
</tbody>
</table>
</div>
</div>
</div>
<div class="row">
<div class="col-sm-12 col-md-6 col-lg-4">
<h3>Investments Values</h3>
<div class="table-responsive">
<table class="table table-striped table-hover" id="investmentValueTable">
<thead>
<tr>
<th scope="col">Age</th>
<th scope="col">Rent</th>
<th scope="col">15 Yr Loan</th>
<th scope="col">30 Yr Loan</th>
</tr>
</thead>
<tbody id="investmentValueTableBody">
</tbody>
</table>
</div>
</div>
<div class="col-sm-12 col-md-6 col-lg-4">
<h3>Cumulative Asset Values</h3>
<div class="table-responsive">
<table class="table table-striped table-hover" id="comparativeAssetValuesTable">
<thead>
<tr>
<th scope="col">Age</th>
<th scope="col">Rent</th>
<th scope="col">15 Yr Loan</th>
<th scope="col">30 Yr Loan</th>
</tr>
</thead>
<tbody id="comparativeAssetValuesTableBody">
</tbody>
</table>
</div>
</div>
<div class="col-sm-12 col-md-6 col-lg-4">
<h3>Net Positions</h3>
<div class="table-responsive">
<table class="table table-striped table-hover" id="netPositionsTable">
<thead>
<tr>
<th scope="col">Age</th>
<th scope="col">Rent</th>
<th scope="col">15 Yr Loan</th>
<th scope="col">30 Yr Loan</th>
</tr>
</thead>
<tbody id="netPositionsTableBody">
</tbody>
</table>
</div>
</div>
</div>
<hr/>
<div class="row">
<h2 class="text-center">Graphs</h2>
<div class="col-sm-12 col-md-12 col-lg-6">
<h3>Total Costs</h3>
<div id="totalCostsGraph"></div>
</div>
<div class="col-sm-12 col-md-12 col-lg-6">
<h3>Cumulative Asset Values</h3>
<div id="totalAssetsGraph"></div>
</div>
<div class="col-sm-12 col-md-12 col-lg-6">
<h3>Net Positions</h3>
<div id="netPositionsGraph"></div>
</div>
</div>
</div>
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<script src="assets/d3/d3.v7.js"></script>
</body>
</html>