Monthly mortgage payment with taxes, insurance, PMI and HOA, and the amortization schedule
Estimates only, not financial advice. What you type stays on your device. Checked against sources on 5 Oct 2026.A mortgage payment is principal and interest plus property tax, homeowners insurance, PMI under 20% down, and HOA dues. A $400,000 home with 10% down at 6.5% for 30 years costs $2,275.44 in principal and interest and $2,975.44 a month with example tax, insurance and PMI.
Rates and rules read from the sources listed on this page (the earliest on 5 Oct 2026); they may have changed since.
Enter the home price, your down payment (as a percent or in dollars), the interest rate and the term.
Add the yearly property tax and homeowners insurance from your county and insurer, and any monthly HOA dues.
With less than 20% down, enter the PMI rate from your lender quote; it drops off by the federal 78% rule.
Read the total monthly payment and its parts; add an extra monthly payment to see the interest saved.
Open the yearly or monthly schedule to see the balance, interest and PMI over the loan.
The Mortgage Calculator works out the monthly payment on a conventional US home loan the way a lender's estimate presents it: principal and interest, property tax, homeowners insurance, private mortgage insurance and HOA dues. Lenders call the first four PITI.
Principal and interest. The payment uses the standard amortization formula, P × r × (1 + r)^n ÷ ((1 + r)^n − 1), with r the yearly rate divided by 12, the same formula as this site's EMI Calculator. Each month's interest is rounded to the cent, so the schedule ends at exactly zero and a lender's figures can differ by a few cents.
Tax, insurance and HOA. These are your own figures, because they depend on the county, the insurer and the association. Enter the yearly property tax and insurance; the page divides them by 12. The defaults are examples only.
PMI. With less than 20% down, most conventional loans charge PMI. The rate comes from your lender's quote, so it is an input; the 0.5% shown is an example. The Homeowners Protection Act sets when it ends: automatically when the balance on the original schedule reaches 78% of the home's original value, on request at 80% if your payment record is good and the value has not fallen, and in any case after the middle of the loan term. Extra payments do not move the automatic date, but they bring the 80% request date forward, which the switch on the page shows.
Extra payments. An extra amount each month goes straight to principal, so the loan ends sooner and costs less interest. The page shows the months and interest saved.
What it does not do. It covers fixed-rate loans only. Adjustable rates, FHA and VA loans (use the FHA Loan Calculator or VA Loan Calculator), closing costs, points, lender-paid mortgage insurance and changes in tax or insurance over time are not modelled.
Principal and interest come from the amortization formula P × r × (1 + r)^n ÷ ((1 + r)^n − 1), where r is the yearly rate divided by 12. Borrowing $360,000 at 6.5% for 30 years gives $2,275.44. Monthly property tax, insurance, PMI and HOA dues are then added on top.
Under the Homeowners Protection Act, borrower-paid PMI ends automatically when the balance on the original schedule reaches 78% of the home's original value, if payments are current. A borrower can ask to cancel it at 80%, with a good payment record. It cannot continue past the midpoint of the loan term.
PMI is priced by the lender and mortgage insurer, mainly on the credit score and the down payment, so the rate is an input here. As an example, 0.5% a year on a $360,000 loan is $150 a month. Use the rate on your loan estimate, which lists the monthly mortgage insurance in the projected payments.
Extra principal cuts interest because every later month charges interest on a smaller balance. On a $360,000 loan at 6.5% for 30 years, paying $200 more each month saves about $108,919 of interest and ends the loan 73 months early. Check your loan for prepayment penalties before sending extra.
PITI is principal, interest, taxes and insurance: the four parts of most monthly mortgage payments. Taxes and insurance are usually collected into an escrow account by the servicer and paid when due. PMI and HOA dues are separate costs, and this calculator adds both to show the full monthly housing payment.
No. Conventional loans are made with less than 20% down, FHA loans need at least 3.5% under HUD rules, and VA loans can need none. Below 20% on a conventional loan, PMI is usually charged until the balance falls to 78% of the price. With 10% down on a $400,000 home in this example, PMI adds $150 a month for 109 months.
Rates and rules change; check the source before you rely on a figure.
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Same job, other tools: VA Mortgage Calculator – Full VA house payment with zero down: principal, interest, property tax and insurance · FHA MIP Calculator – Upfront and annual FHA mortgage insurance, and whether it lasts 11 years or the whole loan · Credit Card Interest Calculator – Daily and monthly interest on a card balance from its APR, and the total until paid off · Credit Card Minimum Payment Calculator – How long paying only the minimum takes and what it costs, against the 36-month payment.
On the related tools: CLTV Calculator – Combined loan-to-value and HCLTV from your mortgage, second loans and credit line.
Also works as: Mortgage Payment Calculator.
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