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Amortization
All three lines are running totals since the loan started — not a breakdown of the monthly payment.
What goes into your monthly payment?
Paying back the loan itself plus interest, based on your rate and term.
Set by county, city and school district — we default to the effective rate for your selected county.
Varies hugely by state — from ~$700/yr in Hawaii to ~$4,800/yr in Oklahoma.
If you put less than 20% down, PMI applies until you reach 78% LTV. HOA is optional.
Mortgage Guides
Every figure below comes from the same data the calculators use. The state rate tables, the county tax rates and the insurance estimates are not a second copy kept in step by hand — a rate update rewrites them.
Property tax rates for all 50 states and DC ranked by effective rate, with the median annual bill and how the tax is actually calculated.
Average homeowners insurance by state for all 50 states and DC, from the highest premiums in Oklahoma, Nebraska and Florida to the lowest in Hawaii.
Twenty percent down is not a rule, it is where PMI stops. What a smaller down payment costs each month, and when it is worth waiting to have more.
When private mortgage insurance can come off a conventional loan: the 78% automatic rule, the 80% request, appraisals, and what PMI costs each month.
FHA and conventional mortgages compared on down payment, credit score and mortgage insurance — including when the insurance stops, which is what decides it.
What a 15-year mortgage costs per month against a 30-year at today's rates, how much interest it saves, and what the 20-year term in between looks like.
Frequently asked questions
What is PITI?
PITI stands for Principal, Interest, Taxes and Insurance — the four parts of a real monthly mortgage payment. Many calculators only show principal & interest, which can understate your true cost by hundreds of dollars in high-tax states like New Jersey, Illinois or Texas.
How much house can I afford?
A common rule of thumb: keep total housing costs (PITI + HOA) under 28% of gross monthly income, and total debt under 36%. On a $120,000 salary, that points to roughly a $2,800–$3,500 monthly payment — but taxes and insurance in your county move this a lot, which is why this calculator localizes them.
How accurate are the tax and insurance numbers?
Effective property tax rates are computed from U.S. Census Bureau ACS 2024 5-year county estimates (median real estate tax ÷ median home value), and insurance defaults reflect state-level medians. Your actual bill depends on the exact house, school district, exemptions (like homestead credits) and coverage — treat results as a solid planning estimate and confirm with the County Assessor and real quotes.