Mortgage Calculator with Taxes & Insurance
Estimate your true monthly payment — principal, interest, property taxes, insurance, PMI, and HOA — plus a full amortization schedule.
Loan Details
Taxes, Insurance & Fees
Total Monthly Payment
$2,539/mo
Loan Amount
$320,000
Total Interest
$408,142
Total Cost
$994,142
Payoff Date
Aug 2056
Amortization Schedule (Yearly)
| Year | Principal | Interest | Balance |
|---|---|---|---|
| 1 | $3,577 | $20,695 | $316,423 |
| 2 | $3,816 | $20,455 | $312,607 |
| 3 | $4,072 | $20,200 | $308,535 |
| 4 | $4,345 | $19,927 | $304,191 |
| 5 | $4,636 | $19,636 | $299,555 |
| 6 | $4,946 | $19,325 | $294,609 |
| 7 | $5,277 | $18,994 | $289,332 |
| 8 | $5,631 | $18,641 | $283,701 |
| 9 | $6,008 | $18,264 | $277,694 |
| 10 | $6,410 | $17,861 | $271,284 |
| 11 | $6,839 | $17,432 | $264,444 |
| 12 | $7,297 | $16,974 | $257,147 |
| 13 | $7,786 | $16,485 | $249,361 |
| 14 | $8,308 | $15,964 | $241,053 |
| 15 | $8,864 | $15,407 | $232,189 |
| 16 | $9,458 | $14,814 | $222,732 |
| 17 | $10,091 | $14,180 | $212,641 |
| 18 | $10,767 | $13,505 | $201,874 |
| 19 | $11,488 | $12,784 | $190,386 |
| 20 | $12,257 | $12,014 | $178,129 |
| 21 | $13,078 | $11,193 | $165,051 |
| 22 | $13,954 | $10,317 | $151,097 |
| 23 | $14,888 | $9,383 | $136,208 |
| 24 | $15,886 | $8,386 | $120,323 |
| 25 | $16,949 | $7,322 | $103,373 |
| 26 | $18,085 | $6,187 | $85,289 |
| 27 | $19,296 | $4,976 | $65,993 |
| 28 | $20,588 | $3,683 | $45,405 |
| 29 | $21,967 | $2,305 | $23,438 |
| 30 | $23,438 | $833 | $0 |
Free Mortgage Calculator with Taxes, Insurance, PMI & HOA
Most mortgage calculators only show principal and interest — but that is not what you will actually pay each month. Property taxes, homeowners insurance, private mortgage insurance (PMI), and HOA dues routinely add 25–40% on top of the base payment. This calculator estimates your complete PITI payment so you can budget on real numbers before you talk to a lender.
Worked example: on a $400,000 home with 20% down ($80,000), a 30-year loan at 6.5% gives a $320,000 mortgage with principal & interest of about $2,023/month. Add average property tax (1.1% of home value ≈ $367/mo) and $1,800/year insurance ($150/mo), and the true monthly payment is roughly $2,540 — over $500 more than the P&I-only figure. Over 30 years you would pay about $408,000 in interest on top of the principal.
Everything runs in your browser — nothing you enter is uploaded or stored. Comparing loan scenarios? Try our loan EMI calculator, compound interest calculator, or debt payoff calculator.
Understanding Your Monthly Payment
Principal & Interest
The core loan payment, calculated with the standard amortization formula. Early payments are mostly interest; later payments mostly principal.
Property Taxes
Set by your county as a percentage of assessed value — from ~0.3% in Hawaii to 2%+ in New Jersey. Usually collected monthly into an escrow account.
Homeowners Insurance
Required by every lender. The national average is roughly $1,500–$2,500 per year depending on state, coverage, and home value.
PMI — and how to avoid it
Charged on conventional loans with under 20% down, typically 0.3–1.5% of the loan per year. It ends automatically at 78% loan-to-value; this tool shows the exact month.
15-Year vs 30-Year
A 15-year term roughly halves total interest and usually earns a lower rate, at the cost of a higher monthly payment. Toggle the term buttons to compare.
HOA Dues
Condos and planned communities charge monthly association fees. Lenders count them in your debt-to-income ratio, so include them when budgeting.
Frequently Asked Questions
What does PITI mean in a mortgage payment?+
When do I have to pay PMI, and when does it stop?+
How much should my down payment be?+
How are property taxes calculated?+
Does this calculator include closing costs?+
Is a 15-year or 30-year mortgage better?+
Does this work for FHA or VA loans?+
Is my financial data stored anywhere?+
This calculator provides estimates for planning purposes only and is not financial advice. Actual rates, taxes, insurance premiums, and fees vary by lender and location.
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