Mortgage Calculator (with Taxes, Insurance & PMI)

What will my total monthly mortgage payment be, including property tax, insurance, HOA and PMI?

Single calculationv1.0.0Verified 2026-11-01Runs in your browser

Spec sheet

piti · v1.0.0

Method

Amortizing P&I + escrowed costs

01loan = price × (1 − down %)
02P&I = loan · r / (1 − (1 + r)^−n)
03tax = price × tax rate ÷ 12; insurance = annual ÷ 12
04PMI = loan × PMI rate ÷ 12 while down payment < 20 %

Limits — read before relying on it

Property tax and insurance vary by location and change over time.
PMI is shown as a flat rate until removed; lenders price PMI by credit score and LTV.

Sources

Annuity payment formulaformula

Worked example

computed by the same formula

$400k, 20 % down, 6.5 %, 30 yr

Inputs

Home price: 400000
Down payment: 20 %
Interest rate: 6.5 %
Loan term: 30 years
Property tax rate (per year): 1.1 %
Homeowners insurance (per year): 1800
HOA dues (per month): 0
PMI rate (per year, if < 20 % down): 0.5 %

Result

Total monthly payment: $2,539.29
Principal & interest: $2,022.62
Property tax: $366.67
Insurance: $150.00
PMI: $0.00
HOA: $0.00
Loan amount: $320,000.00
Total interest over the loan: $408,140.64

Questions

How is the mortgage calculator calculated?

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Amortizing P&I + escrowed costs. loan = price × (1 − down %) · P&I = loan · r / (1 − (1 + r)^−n) · tax = price × tax rate ÷ 12; insurance = annual ÷ 12 · PMI = loan × PMI rate ÷ 12 while down payment < 20 %

Example: $400k, 20 % down, 6.5 %, 30 yr?

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Total monthly payment: $2,539.29; principal & interest: $2,022.62.

What does this calculator not cover?

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Property tax and insurance vary by location and change over time. PMI is shown as a flat rate until removed; lenders price PMI by credit score and LTV.

Where do the numbers come from?

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Sources: Annuity payment formula. The formula is versioned (piti v1.0.0) and covered by automated tests.

Is my data stored?

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No. The calculation runs in your browser and nothing is sent unless you choose to save a shareable link.

Also searched asmortgage calculator · monthly mortgage payment with taxes and insurance · piti calculator · house payment calculator · mortgage with pmi

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