Mortgage Calculator with Taxes and Insurance
Principal and interest is only part of what you pay each month. This version adds property tax and home insurance to show the full PITI payment your lender will actually collect — with a line-by-line breakdown.
Last updated: September 17, 2026
Advanced options taxes, insurance, PMI, HOA
Prefilled below with the example used throughout this page: 20% down, a 1.1% property tax rate, and $1,500 a year of home insurance. Change any of them and the Total monthly payment (PITI) updates immediately.
How each figure is derived. Property tax is charged on the home price, not on the loan. Since you enter the loan amount, the price is recovered as loan ÷ (1 − down payment %); with no down payment entered, the price is taken as the loan amount, which understates rather than overstates the tax bill. Home insurance is the yearly amount ÷ 12. PMI and HOA are added exactly as entered. None of these figures change the principal-and-interest calculation — they are added on top of it.
Estimates only — not financial advice. Property tax and insurance figures reflect the rates you enter, not a quote from any county, insurer, or lender.
| Year / Month | Payment | Principal | Interest | Remaining Balance |
|---|
The schedule tracks principal and interest only. Property tax, home insurance, PMI, and HOA are flat monthly costs on top of the loan and are not part of this table.
How to use this calculator
The tool above is prefilled with one worked example: a $300,000 loan at a 6.5% example rate over 30 years, with 20% down, a 1.1% property tax rate, and $1,500 a year of home insurance. The results panel shows principal and interest first, then the full PITI total underneath it.
To make it yours, replace the values one at a time and watch the PITI breakdown change. The rate field is a variable — type in whatever your lender quoted. Tax and insurance come from your county assessor and your insurer, not from this page.
What PITI Actually Covers
The headline number on most mortgage calculators — principal and interest — is only part of what leaves your bank account each month. A lender bundles four things into the payment it collects: principal (the balance you repay), interest (the cost of borrowing), property tax, and homeowners insurance. Their initials give the payment its name: PITI.
On the example loaded above, a $300,000 loan at 6.5% over 30 years costs $1,896 a month in principal and interest. Add $343.75 a month of property tax and $125.00 a month of home insurance and the real monthly outlay is $2,364.95. That is $468.75 more than the headline figure — about 19.8% of the full payment. Over the life of the loan, the escrow portion alone comes to roughly $168,750, on top of $382,633 of interest.
This is why a lender qualifies you on the full payment rather than on principal and interest. Two borrowers with identical loans can face very different monthly obligations purely because of where they live and what their house is worth.
Where Each Number Comes From
Property tax is charged on the home price, not on the loan. This page collects the loan amount, so the calculator recovers the price as loan ÷ (1 − down payment %). With 20% down on a $300,000 loan, the price is $375,000, and a 1.1% annual rate on that price is $4,125 a year — $343.75 a month. Leave the down payment blank and the calculator treats the loan amount as the price, which understates rather than overstates the bill.
Home insurance is an annual premium divided by twelve. $1,500 a year becomes $125.00 a month, matching the way an escrow account collects it.
PMI and HOA sit one layer below PITI. They are real costs but they are not part of PITI in the strict sense, so the calculator appends each as its own line only when you enter an amount. Nothing in this layer touches the amortization math: principal and interest is computed first, and everything else is added on top.
| Component | Per month | Basis |
|---|---|---|
| Principal & interest | $1,896.20 | $300,000 at 6.5% over 360 payments |
| Property tax | $343.75 | 1.1% a year on a $375,000 home price |
| Home insurance | $125.00 | $1,500 annual premium ÷ 12 |
| Total monthly payment (PITI) | $2,364.95 | Sum of the three lines above |
Property Tax: What to Type In
Effective property tax rates vary enormously by state and county — published ranges run from roughly 0.3% to about 2.2% of home value a year, and some jurisdictions add special assessments on top of the base rate. There is no single number that represents the country, so enter the rate your county assessor or your closing disclosure quotes. The table below applies a spread of rates to the same $375,000 home price used in the example.
| Tax rate (per year) | Per month | Per year |
|---|---|---|
| 0.3% | $93.75 | $1,125 |
| 0.5% | $156.25 | $1,875 |
| 0.8% | $250.00 | $3,000 |
| 1.1% (example) | $343.75 | $4,125 |
| 1.8% | $562.50 | $6,750 |
| 2.2% | $687.50 | $8,250 |
Note how wide the spread is: the same house costs $593.75 more per month at 2.2% than at 0.3%. That single field can matter more than a quarter point on your rate.
Home Insurance: What to Type In
Premiums depend on the rebuild cost of the structure, your deductible, local weather and catastrophe risk, and your claims history. Because so much is location-specific, this page deliberately avoids quoting a national average — use the annual premium on your insurer's quote or the figure on your escrow statement. The calculator only divides it by twelve.
| Annual premium | Added per month |
|---|---|
| $800 | $66.67 |
| $1,200 | $100.00 |
| $1,500 (example) | $125.00 |
| $2,200 | $183.33 |
| $3,000 | $250.00 |
| $4,000 | $333.33 |
HOA Dues
Condominiums, townhomes, and planned communities often charge a monthly or quarterly fee. It is not escrowed with your mortgage and it is not part of PITI, but lenders still count it when they qualify you, because it is money you cannot spend elsewhere. Since it is a flat monthly cost, it moves the total one-for-one on top of the $2,364.95 example above.
| HOA dues | Total monthly payment |
|---|---|
| $0 | $2,364.95 |
| $150 | $2,514.95 |
| $300 | $2,664.95 |
| $500 | $2,864.95 |
How to Substitute Your Own Numbers, Item by Item
- Loan amount. Home price minus your down payment. If you are buying a $375,000 house with 20% down, the figure is $300,000 — not $375,000.
- Interest rate. The rate on your loan estimate, not the APR. The APR bundles in lender fees and discount points, which is useful for comparing offers but wrong for computing a payment.
- Loan term. 30 and 15 years are the common choices, but any term works. A shorter term raises the payment and cuts total interest dramatically.
- Down payment percentage. Needed only to recover the home price for the tax calculation. Enter it even if you are still deciding, because it changes the tax base.
- Property tax rate. From your county assessor, your closing disclosure, or the listing. Use the rate applied to the price you are paying, not the seller's old assessed value, which is often reassessed upward at sale.
- Home insurance. The annual premium on your quote. Multiply a monthly quote by twelve before entering it.
- PMI and HOA. Leave them blank if they do not apply. Most conventional loans drop PMI once you reach 20% equity; see the PMI page linked below for the cancellation rules.
Frequently Asked Questions
Does PITI include PMI and HOA fees?
PITI covers principal, interest, property taxes, and homeowners insurance — the four components a lender counts when it qualifies you. PMI and HOA dues are separate: this calculator appends each one as its own line whenever you enter an amount, so the total you see can be larger than a textbook PITI figure. On the example loaded in the tool above, $2,364.95 is the PITI total because no PMI or HOA amount was entered.
Why does the calculator divide my annual insurance premium by 12?
Because that is how an escrow account works: the lender collects one twelfth of the annual premium with every payment, holds it, and pays the insurer when the bill comes due. Entering $1,500 a year therefore adds exactly $125.00 a month. If your premium is quoted to you as a monthly figure, multiply it by 12 before typing it in — the field expects an annual amount.
Can I type my home price into the loan amount field instead?
No — the field is the loan amount, which is the home price minus your down payment. If you only know the price, enter your down payment percentage under Advanced options and the calculator recovers the price as loan ÷ (1 − down payment %), then applies the property tax rate to that price. Typing the price in as if it were the loan inflates every single result, including the payment.
Do property taxes and insurance stay fixed for the life of the loan?
No, and they usually move upward. Property tax is set by your local assessor and can be reassessed after a sale or a renovation, while insurance premiums track rebuilding costs and claims. When the escrow account collects less than the actual bill, the shortage is passed through to you at the next annual review and your monthly payment rises. Treat the escrow portion of these results as a starting point, not a fixed number.
References
- Consumer Financial Protection Bureau — Owning a Home: the official U.S. guide to shopping for a mortgage, comparing loan offers, and reading a closing disclosure.
- CFPB — What is an escrow or impound account?: how lenders collect property tax and insurance with your monthly payment.
- Federal Housing Finance Agency (FHFA): the U.S. regulator overseeing Fannie Mae, Freddie Mac, and conforming loan limits — the rules that shape most American mortgages.
Related Scenarios
Related Tools
Bobo is an independent web developer who builds free, no-signup tools for personal finance decisions. Every formula these calculators use is printed on the page, so you can check the arithmetic yourself. Figures are estimates, not financial advice.