It is a good calculator BUT you have to go into “advanced options” and tweak a few things.
First of all, it uses 20% income tax rate by default, which is not applicable here. Anyone who thinks about buying in San Diego will have his last dollar taxed at around 35%.
“Costs of buying home” are 4% of purchase price by default – I think it should be lower.
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I’m slow on these things. My federal tax rate is 15%. State is 9.3%? I take it your “35%” has something to do with tax breaks?
Most people here must be in the higher brackets; Homeownership tax benefits can be overstated. A couple earning 65K this year that is thinking about buying a place with $300 HOAs should thoroughly investigate the “tax benefits offset fees/taxes” thing. Do not take “offset” to mean “almost cancels out.”
