function getValue(theString)
{
	var noJunk = "";
	var withDollar = "";
	var foundDecimal = 0;
	var foundAlphaChar = 0;

	theString += "";
	for (i=0; i <= theString.length; i++) {
		var thisChar = theString.substring(i, i+1);

		if (thisChar == ".") {
		  foundDecimal = 1;
		  noJunk = noJunk + thisChar;
		}

		if ((thisChar < "0") || (thisChar > "9")) {
		  if ((thisChar != "$") && (thisChar !=".") && (thisChar != ",") && (thisChar != " ") && (thisChar !="")) foundAlphaChar = 1;
		} else {
	   withDollar = withDollar + thisChar
	   noJunk = noJunk + thisChar
	}

	if ((thisChar == "$") || (thisChar == ".") || (thisChar == ",")) {
	  withDollar = withDollar + thisChar
	}
	 }

	 if (foundDecimal) { return parseFloat(noJunk); }
	 else if (noJunk.length > 0) { return parseInt(noJunk); }
	 else return 0;
}

function formatUSCurrency(theNumber) {
  var isNegative = 0
  if (theNumber != "") {

	var workingNumber = theNumber + "" // Evaluate to a string

	if (workingNumber.charAt(0) == "-") {
	  isNegative = 1;
	  workingNumber = workingNumber.substring(1, workingNumber.length)
	}

	var withoutChars = ""
	for (x=0; x<=((workingNumber.length)-1); x++) {
	  thisChar = workingNumber.charAt(x)
	  charAsNum = parseInt(thisChar)
	  if ( ((thisChar >= "0") & (thisChar <= "9")) || (thisChar == ".")  ) {
	withoutChars += workingNumber.charAt(x)
	  }
	}
	workingNumber = withoutChars
	decimalPoint = workingNumber.indexOf(".")

	if (decimalPoint == -1) {
	  dollarValue = workingNumber
	  centsValue = "00"
	  } else if (decimalPoint == 0) {
	  dollarValue = "0"
	  centsValue = workingNumber.substring(decimalPoint + 1, workingNumber.length)
	} else {
		dollarValue = workingNumber.substring(0, decimalPoint)
		if (decimalPoint == (workingNumber.length - 1)) {
	  centsValue = "00";
		} else {
		  centsValue = getValue(workingNumber.substring(decimalPoint + 1, workingNumber.length));
		  centsValue += "0";
		  centsValue = centsValue.charAt(0) + centsValue.charAt(1)
		}
	}

	var theString = dollarValue;
	var totalCommas = Math.floor((theString.length - 1) / 3)

	var dollarAmt = ""
	x=dollarValue.length
	position = 0
	while (x > 0) {
	x = x - 1
		thisChar = dollarValue.charAt(x)
	rounded = Math.round(position/3)
	if ( (position/3 == rounded ) & (position != 0) ) {
		   dollarAmt = "," + dollarAmt
	}
		dollarAmt = thisChar +  dollarAmt
	position = position + 1
	}

	if (isNegative) {
	  theString = "$" + dollarAmt + "." + centsValue
	  //theString = "($" + dollarAmt + "." + centsValue + ")"
	} else {
	  theString = "$" + dollarAmt + "." + centsValue
	}
	return (theString);
  } else {
	return("$0.00");
  }
}

function formatPercent(theNumber,decimalPlaces) {
  theNumber = getValue(theNumber);
  if (theNumber < 1) { theNumber = theNumber * 100; }
  with (Math) theNumber = (round(theNumber * pow(10,decimalPlaces))) / pow(10,decimalPlaces);
  return(theNumber + "%");
}

function formatPercentpts(theNumber,decimalPlaces) {
  theNumber = getValue(theNumber);
  with (Math) theNumber = (round(theNumber * pow(10,decimalPlaces))) / pow(10,decimalPlaces);
  return(theNumber + "%");
}

function removeCents(theNumber) {
  var isNegative = 0

  if (theNumber != "") {

	var workingNumber = theNumber + "" // Evaluate to a string

	if (workingNumber.charAt(0) == "-") {
	  isNegative = 1;
	  workingNumber = workingNumber.substring(1, workingNumber.length)
	}

	theNumber = getValue(workingNumber)

	theNumber = Math.round(theNumber * 100) / 100;
	theNumber = theNumber + ""
	decimalPoint = theNumber.indexOf(".")

	if (decimalPoint == -1) {
	  dollarValue = theNumber
	} else if (decimalPoint == 0) {
	  dollarValue = 0
	} else {
	  dollarValue = theNumber.substring(0, decimalPoint)
	}

	var dollarAmt = ""
	x=dollarValue.length
	position = 0
	while (x > 0) {
	x = x - 1
		thisChar = dollarValue.charAt(x)
	rounded = Math.round(position/3)
	if ( (position/3 == rounded ) & (position != 0) ) {
		   dollarAmt = "," + dollarAmt
	}
		dollarAmt = thisChar +  dollarAmt
	position = position + 1
	}

	if (isNegative == 1) {
	  theString = "-$" + dollarAmt
	  //theString = "($" + dollarAmt + "." + centsValue + ")"
	} else {
	  theString = "$" + dollarAmt
	}

	dollarValue = "$" + dollarAmt
	return(theString)
  } else {
	return("$0")
  }
}

function calculate() {

	userdata    = document.forms[0];
	price       = getValue(userdata.price.value);
	percentdown = getValue(userdata.percentdown.value);
	rate        = getValue(userdata.rate.value);
	points      = getValue(userdata.points.value);
	taxes       = getValue(userdata.taxes.value);
	insurance   = getValue(userdata.insurance.value);
	term        = getValue(userdata.term.options[userdata.term.selectedIndex].text);

	var mortgage

	results = document.forms[0].results

	if (percentdown > 100) {
			results.value  = ('Your down payment should never exceed 100%.  ')
			results.value += ('You have entered a down payment of ' + percentdown + '%.')
	} else if ( (price == 0) || (rate == 0) ) {
			results.value  = ('Sorry...Some important information is missing from your form.  ')
			results.value += ('Please fill-in all necessary fields, and click "Calculate" again.');
	} else {


		if (percentdown < 100) {
			downpayment = (percentdown * price)/100
		} else {
		downpayment = price
		}


	 //// MORTGAGE AND percentdown AMOUNTS

	  ratioDown = downpayment/price * 100

	  if (term >= 25) {
		if (ratioDown >= 20) {
		MIfactor = 0
		} else if (ratioDown >= 15) {
		MIfactor = .39
		} else if (ratioDown >= 10) {
		MIfactor = .52
		} else if (ratioDown >= 5) {
		MIfactor = .78
		} else {
		MIfactor = 1.04
		}

	  } else if (term == 20) {

		if (ratioDown >= 20) {
		MIfactor = 0
		} else if (ratioDown >= 15) {
		MIfactor = .21
		} else if (ratioDown >= 10) {
		MIfactor = .41
		} else if (ratioDown >= 5) {
		MIfactor = .67
		} else {
		MIfactor = .79
		}

	  } else {

		if (ratioDown >= 20) {
		MIfactor = 0
		} else if (ratioDown >= 15) {
		MIfactor = .21
		} else if (ratioDown >= 10) {
		MIfactor = .41
		} else if (ratioDown >= 5) {
		MIfactor = .67
		} else {
		MIfactor = .79
		}
	  }

	//// INSURANCE RATES - NOT BEING USED

		////propertyInsur = 17.5
		////if (taxes == 0) taxes = propertyInsur

		////homeownersInsur = 3
		////if (insurance == 0) insurance = homeownersInsur

	//// TAX BRACKET

		if (term == 15) taxBracket = 15
		if (term == 20) taxBracket = 17
		if (term == 25) taxBracket = 28
		if (term == 30) taxBracket = 33

		mortgage       = price - downpayment
		payment        = monthlyPayment(term, rate, mortgage)

		//maxMortgage    = payment
		monthlyTAX     = (taxes + insurance) / 12

		monthlyMI 	   =  (MIfactor * mortgage) / 12 / 100

		PITI 	   = payment + monthlyTAX + monthlyMI
		PITI           = Math.round(PITI * 100) / 100;

		payment        = Math.round(payment * 100) / 100;
		monthlyTAX     = Math.round(monthlyTAX * 100) / 100;
		monthlyMI      = Math.round(monthlyMI * 100) / 100;

	 //// POINTS

		pointsPaid = mortgage * points / 100

	 //// LOAN AMOUNT & APR

		monthly = payment + monthlyMI
		amountFinanced = mortgage - (mortgage * .01) - 375 - (mortgage * rate / 100 / 365 * 30)

		loanAmount = price - downpayment
		APR = figureLoanAPR(term, rate, loanAmount, monthly)

	 /// CLOSING COSTS

		closingCosts = (mortgage * .01) + 850 + (mortgage / 1000 * 2.1)

	 //// PREPAIDS

		prePaids = (price * rate / 100 / 365 * 30) + ((taxes + insurance) / 12) + (monthlyMI * 2)

	 //// RESERVES

		if (ratioDown >= 20) {
		reserves = PITI
		} else {
		reserves = PITI * 2
		}

	 //// TOTAL CASH

		totalCash = downpayment + pointsPaid + closingCosts + prePaids + reserves

	 //// FORMAT RESULTS

		downpayment    	= formatUSCurrency(downpayment)
		mortgage     	= formatUSCurrency(mortgage)
		payment           	= formatUSCurrency(payment)
		monthlyTAX          = formatUSCurrency(monthlyTAX)
		monthlyMI		= formatUSCurrency(monthlyMI)
		PITI            	= formatUSCurrency(PITI)
		price            	= formatUSCurrency(price)
		APR                 = formatPercent(APR,3)
		closingCosts    	= formatUSCurrency(closingCosts)
		pointsPaid    	= formatUSCurrency(pointsPaid)
		prePaids    	= formatUSCurrency(prePaids)
		reserves    	= formatUSCurrency(reserves)
		totalCash    	= formatUSCurrency(totalCash)


	 //// REMOVE CENTS

		price 	 = removeCents(price)
		downpayment  = removeCents(downpayment)
		mortgage 	 = removeCents(mortgage)
		closingCosts = removeCents(closingCosts)
		pointsPaid   = removeCents(pointsPaid)
		prePaids     = removeCents(prePaids)
		reserves     = removeCents(reserves)
		totalCash    = removeCents(totalCash)

	 //// DISPLAY RESULTS

		if (percentdown >= 5) {
			   results.value += ('\r\n');
		}

			results.value = ('Based on the information you have provided, ');
			results.value += ('you will need the following amounts to  ');
			results.value += ('purchase a home of  ');
			results.value += ( price );
			results.value += (' with a mortgage amount of  ');
			results.value += ( mortgage );
			results.value += ('. ');

			results.value += ('\r\n\r\n');

			results.value += ('Downpayment:                       ' + downpayment  + '\r\n');
			results.value += ('Discount Points:                   ' + pointsPaid  + '\r\n');
			results.value += ('Closing Costs:                     ' + closingCosts  + '\r\n');
			results.value += ('Prepaids:                          ' + prePaids  + '\r\n');
			results.value += ('Reserves:                          ' + reserves  + '\r\n');
			results.value += ('Total Cash:                        ' + totalCash  + '\r\n');

			results.value += ('\r\n\r\n');
			results.value += ('Your total monthly payment would be: ');
		results.value += ('\r\n');
			results.value += ('P&I Payment:                       ' + payment  + '\r\n');
			results.value += ('Monthly Tax/Ins. Escrows:          ' + monthlyTAX + '\r\n');
			results.value += ('Monthly MI:                        ' + monthlyMI  + '\r\n');
			results.value += ('Total PITI:                        ' + PITI       + '\r\n');
			results.value += ('Estimated Annual Percentage Rate:  ' + APR       + '\r\n');

	}


}


function monthlyPayment(term, rate, loanAmount) {
  if (rate > 1) { (rate = rate / 100); }
  rateMonthly = (rate / 12);

  totalPayments = (term * 12);
  if (rate == 0) {
	  payment = (loanAmount / totalPayments)
  } else {
	  payment = (loanAmount * rateMonthly) / (1 - Math.pow((1+rateMonthly), (-1*totalPayments)) )
  }
  return(payment)
}


function figureLoanAPR (loanYears, iRateAnnual, loanAmount, monthly) {
  loanMonths = loanYears * 12;
  if (iRateAnnual > 1) { (iRateAnnual = iRateAnnual / 100); }
  iRateMonthly = iRateAnnual / 12;

  prepaidFinanceCharges = Math.round(((.01 * loanAmount) + 375 + pointsPaid + (((loanAmount * iRateAnnual) / 365) * 30)) * 100) / 100;

  aprPrinciple = Math.round((loanAmount - prepaidFinanceCharges) * 100) / 100;
  compoundX = Math.pow( (1 + iRateMonthly) , (-1 * loanMonths) );

  loanAPR = ((monthly * (1 - (compoundX) )) / aprPrinciple) * 12 * 100;
  loanAPR = Math.round(loanAPR * 1000) / 1000;
  return(loanAPR);
}
function MM_openBrWindow(theURL,winName,features) { //v2.0
  window.open(theURL,winName,features);
}
// -->