Mortgage Calculator with Taxes and Insurance
Estimate your full monthly housing payment — principal, interest, property tax, insurance and PMI (PITI).
A worked example
Running this tool on current national benchmarks (Federal Reserve / Freddie Mac via FRED (St. Louis Fed)) — swap in your own numbers to see how the result moves.
- Home price
- $360,000
- Down payment
- $72,000
- Interest rate
- 6.50%
- Loan term (years)
- 30
- Property tax (per year, %)
- 1.10%
- Home insurance (per year)
- $1,600
- HOA (per month)
- $0
$288,000 financed at 6.50%
- Principal & interest$1,820.36
- Property tax$330.00
- Home insurance$133.33
How the total monthly payment (PITI) changes with home price
Holding the other inputs at the example above, here is how the result moves as home price changes.
| Home price | Total monthly payment (PITI) | Principal & interest |
|---|---|---|
| $250,000 | $1,487.58 | $1,125.08 |
| $350,000 | $2,211.32 | $1,757.15 |
| $500,000 | $3,546.58 | $2,705.25 |
| $750,000 | $5,501.75 | $4,285.42 |
The math behind it
This adds up all four parts of a monthly housing payment — PITI. Principal and interest come from amortizing your loan (price minus down payment) at your rate and term. Property tax is your annual tax rate times the home price, divided by twelve; homeowners insurance is your annual premium divided by twelve. If your loan-to-value is above 80%, it also adds PMI at roughly 0.7% of the loan a year. Any monthly HOA dues are added on top.
Assumptions & limits
- The total is PITI plus PMI and HOA — a fuller picture than principal and interest alone.
- Property tax is estimated as a flat percentage of the home price and held constant; real assessments and rates change over time.
- PMI is applied at about 0.7% of the loan per year whenever you put less than 20% down, and is not removed later in this view.
- Homeowners insurance is a fixed annual amount you enter, divided evenly across twelve months.
- A single fixed interest rate is assumed for the entire term.
Source: Freddie Mac PMMS via FRED. Annual averages; latest weekly reading shown.
Common questions
What does PITI stand for?
PITI is principal, interest, taxes, and insurance — the four core components of a monthly mortgage payment when taxes and insurance are escrowed. This calculator adds PMI and HOA dues where they apply, since lenders count those toward your qualifying payment too.
Are taxes and insurance included in my mortgage payment?
Usually yes, through an escrow account. Your servicer collects one-twelfth of the annual tax and insurance bills with each payment and pays them when due. That is why your actual monthly payment is higher than principal and interest alone, which is what this calculator captures.
How is property tax estimated here?
It is calculated as the annual tax-rate percentage you enter multiplied by the home price, then divided by twelve. Effective rates vary widely by state and county, so check your local rate — it is one of the largest swing factors in the total payment.