Last updated October 18, 2026 · operated by The Last Cactus LLC
The short version. HearthFacts produces estimates, not quotes. Every figure is built from public averages or from what you typed in. Nobody has looked at your house, called your assessor, or checked whether you qualify for anything. Do not make a purchase decision on these numbers alone.
HearthFacts is an estimation tool. You enter details about a home and it works out an approximate monthly and long-term cost of owning it, using published averages for property tax, insurance, utilities and similar costs. Working out an estimate costs nothing.
Nothing on this site is, or should be treated as:
Using this site creates no professional, fiduciary, advisory or client relationship between you and The Last Cactus LLC.
Figures come from state and national averages gathered on the dates shown in the Where every figure came from section of the tool. Averages are not measurements. Real costs at a real address routinely differ, sometimes substantially.
Property tax is the clearest example: rates are set by individual towns and two towns a short drive apart can differ by half. The tool says so where it matters, and labels each figure by where it came from rather than claiming it is verified.
The tool holds our reading of statutes in all fifty states and the District of Columbia. That reading has not been reviewed by an attorney or an accredited veterans service officer. Eligibility rules, amounts, filing deadlines and local options change, and are administered by counties and towns rather than by any single authority.
Treat anything the tool says about a benefit as a prompt to contact your local assessor or an accredited representative. It is never a determination, and we do not prepare, present or prosecute claims for benefits.
Interest rates and cost data carry the date they were gathered. They go out of date. Figures shown may be weeks or months old. Check current rates with a lender before relying on any payment figure.
You may use HearthFacts for your own purposes, including advising people you work with. You may not resell it, present it as your own product, or strip out the disclosures. If you want a version carrying your own branding, contact us.
You are responsible for what you enter and for anything you choose to share. A share link contains the information you chose to include; anyone holding that link can read it.
HearthFacts, its name, logo, software, calculations, wording and design belong to The Last Cactus LLC. Using the site gives you a personal, non-transferable permission to use it for the purposes above, nothing more. You may not copy or resell the site or its methods, get around a payment, a limit or a security measure, interfere with how the site runs, use it to deceive anyone, or present its estimates as certified, approved or guaranteed. What you type in stays yours.
The site is provided as is, without warranties of any kind, express or implied, including any implied warranty of merchantability, fitness for a particular purpose, accuracy or non-infringement. We do not warrant that figures are correct, current or complete, or that the site will be available or error free.
To the fullest extent permitted by law, The Last Cactus LLC is not liable for any indirect, incidental, special, consequential or punitive damages, or for any loss of profits, savings, data or opportunity, arising from your use of or reliance on this site.
Where liability cannot be excluded, our total liability for any claim relating to the free tool is limited to one hundred US dollars.
A Property Cost Check is arranged by email for now. Any paid service is governed by separate terms provided before you pay, which set out what is checked, by whom, when, how long it stays valid, and the correction and refund policy. Nothing on this page is an offer of a paid service.
We may change these terms. The date at the top shows when they last changed. Continuing to use the site after a change means you accept the current version.
These terms are governed by the laws of the Commonwealth of Massachusetts, without regard to conflict of law rules. Any dispute will be brought in the state or federal courts located in Massachusetts, except where the consumer protection law where you live gives you a different right. If any part of these terms cannot be enforced, the rest still applies.
The Last Cactus LLC · support@hearthfacts.com