Finance

Mortgage Calculator with Taxes and Insurance

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This mortgage calculator with taxes adds property tax, homeowners insurance, and monthly HOA fees to your principal-and-interest estimate so you see a realistic total monthly payment—not just the loan installment. Enter home price, down payment, rate, and term, then fill in annual tax and insurance to budget confidently.

Lenders often quote principal and interest only, but your actual housing check includes taxes, insurance, and sometimes HOA dues. Budgeting on P&I alone can underestimate your monthly cost by hundreds of dollars.

Property tax and insurance vary by county and carrier. Use last year's tax bill and an insurance quote for the most accurate estimate—this calculator spreads annual amounts evenly across twelve months.

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Your data never leaves your computer.

How to use this tool

Enter home price, down payment, interest rate, and loan term first. Then add annual property tax, annual home insurance, and monthly HOA in the optional fields. The results panel shows principal-and-interest separately from tax, insurance, and HOA so you can see each piece of PITI.

Worked example

Example: $400,000 home, $80,000 down, 6.5% rate, 30-year term gives about $2,022/month P&I. Adding $5,000/year tax ($417/mo), $1,800/year insurance ($150/mo), and $75 HOA brings the estimated total to roughly $2,664/month.

When to use this

Comparing two homes with different tax assessments or HOA fees.
Checking whether a listing fits your monthly budget after escrow items.
Preparing for lender pre-approval with a realistic total payment.
Explaining PITI to a first-time buyer before making an offer.

Common examples

Buying a $350,000 home with 20% down ($70,000), 6.5% APR, 30 years, $4,200/year tax and $1,800/year insurance → principal and interest near $1,770/month; total housing payment near $2,270/month before PMI.
Buying a $500,000 home with 10% down ($50,000), 7% APR, 30 years, $6,000/year tax, $2,400/year insurance, and $150/month HOA → P&I near $2,994/month; estimated total near $3,844/month.
First-time buyer: $275,000 home with 5% down ($13,750), 6.75% APR, 30 years, modest tax and insurance → P&I near $1,694/month; total near $2,094/month—PMI often applies below 20% down.
$425,000 home with 15% down, 6.75% APR, 30 years → P&I near $2,350/month before tax and insurance.
Refinance scenario: $280,000 remaining balance at 5.9% for 25 years → compare to current 6.5% payment on the same balance.

What people search for

Common mistakes

Using the seller's current tax bill when your purchase will reset the assessment.
Forgetting flood or wind insurance in high-risk areas.
Treating the total monthly figure as a firm lender approval amount.
Omitting PMI when the down payment is below 20%.

estimate PITI from listing price
compare tax bills in two counties
budget home insurance in monthly terms
see how HOA affects affordability
calculate escrow portion of payment

How it works

Enter the home price, down payment, interest rate, and term. The calculator derives the loan amount and uses the standard amortizing loan formula for principal and interest. Optional annual property tax, home insurance, and monthly HOA fees are added to estimate a total monthly payment. Fees, PMI, and taxes beyond your inputs are not included.

Limitations

Monthly payment estimates exclude HOA, PMI changes, escrow adjustments, and property tax reassessments. Not a loan offer or pre-approval.

Privacy and file handling

Your data is processed in your browser and is not uploaded to our server.

Accuracy & methodology

This section documents how the calculator works, what it leaves out, and when results were last reviewed. Figures are educational estimates—not professional advice—and are not labeled "current" unless tied to automatically updated reference data.

Formula source or methodology: Loan amount = home price − down payment. Monthly principal & interest uses the standard amortizing loan payment formula (same as loan calculator). Optional annual property tax, insurance, and HOA are divided by 12 and added to P&I for total monthly housing payment.
Jurisdiction: General mortgage math (not country-specific underwriting rules)
Unit system: Currency for price, down payment, tax, insurance, HOA; years for term; percent for rate
Rounding method: Currency amounts round to two decimal places (half up via Math.round × 100 / 100).
Assumptions: Fixed annual interest rate for the full term
Level monthly payments (fully amortizing)
Down payment is a dollar amount, not a separate percent field
Known omissions: Not tax, legal, investment, or lending advice. Confirm material decisions with qualified professionals.
Origination fees, points, PMI/MIP, and lender-specific charges unless a field exists
Property taxes, insurance, and HOA unless explicitly entered
Prepayment penalties and variable or adjustable rates after the initial period
Tax deductibility of interest
Test cases (automated): Typical home price, down payment, rate, and term return positive P&I and total interest
Down payment greater than home price is rejected
Version & last verified: Logic version 1.0. Content and formulas last verified 2026-07-06.

Results are estimates for educational purposes and are not financial advice. Taxes, insurance, HOA fees, and lender-specific costs may not be included. Consult a qualified financial professional for personal guidance.

Related Mortgage Calculator guides

These pages use the same mortgage calculator with guides tailored to specific search intents.

Frequently asked questions

What is included in the total monthly payment?

Total monthly payment combines principal and interest with optional monthly shares of annual property tax, annual home insurance, and monthly HOA fees. PMI and closing costs are not included.

Where do I find property tax and insurance amounts?

Use the county tax assessor's site for property tax estimates and request an insurance quote for the specific address. Divide annual amounts by twelve for the monthly fields.

Does this include PMI?

No. Private mortgage insurance is not modeled here. If your down payment is under 20%, add an estimated PMI amount to your budget separately.