Calculate principal, interest, taxes, insurance and PMI — instantly, with a full amortization breakdown.
| Month | Payment | Principal | Interest | Balance |
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Follow these simple steps to estimate your monthly mortgage payment and total loan cost.
Start by typing the purchase price of the home you're considering. This is the total price before any down payment is subtracted.
Enter the amount you plan to put down, either as a dollar amount or a percentage. A larger down payment lowers your monthly payment and may help you avoid PMI.
Select a loan term (e.g. 30 or 15 years) and enter your expected interest rate. Shorter terms have higher payments but much less total interest.
Include annual property tax, homeowner's insurance, and any HOA dues. These are added to your monthly payment to give you the true cost of ownership.
The calculator instantly shows your estimated monthly payment, total interest over the life of the loan, and a full amortization schedule you can view as a chart or table.
Fetching latest rates from the Federal Reserve (FRED)…
Weekly data · Source: Freddie Mac via FRED (Federal Reserve Bank of St. Louis)
Every calculator you need to make a confident home buying decision — free, no login required.
Your monthly mortgage payment combines several costs into one bill — commonly called PITI (Principal, Interest, Taxes, Insurance). Most lenders want your total PITI below 28% of gross income. Here's what each piece means and why it matters.
Principal is the portion that reduces your loan balance and builds equity. Interest is the cost of borrowing, charged monthly on your remaining balance. With standard amortization, early payments are mostly interest — on a 30-year loan at 6.75%, only about 13% of your first payment goes to principal. The ratio gradually flips over time, which is why extra payments early on have the biggest impact on total savings.
Property taxes are assessed by your local government at 0.5%–2.5% of home value annually. Homeowners insurance covers damage, theft, and liability — typically $1,200–$2,500/year. Both are usually collected monthly into an escrow account managed by your lender. In high-risk areas, you may also need flood or earthquake coverage.
Required when your down payment is under 20%, PMI protects the lender and costs 0.2%–1.5% of your loan per year. It's automatically removed at 78% loan-to-value (or by request at 80%). Putting 20%+ down eliminates it entirely. Note: FHA loans have their own mortgage insurance (MIP) with different removal rules.
A 30-year term keeps payments low but costs more in total interest. A 15-year term has higher payments but typically offers a lower rate and saves dramatically on interest — on a $350K loan, the difference can be over $280,000 in lifetime interest savings. Choose based on your monthly cash flow and how quickly you want to build equity.
The interest rate determines your monthly payment. The APR adds in lender fees, points, and charges to show the true annual cost. A loan with a lower rate but high fees can cost more than one with a slightly higher rate and low fees. Always compare APR to APR when shopping lenders.
Your credit score directly affects the rate you're offered — scores above 760 get the best rates, while scores below 680 may add 0.5–1.25% to your rate. A larger down payment reduces your loan, lowers payments, eliminates PMI at 20%, and may unlock better rates. However, always keep 3–6 months of expenses in reserve.
A fixed-rate mortgage locks your rate for the full term — predictable and chosen by ~90% of buyers. An ARM offers a lower initial rate for 5–7 years, then adjusts annually. ARMs can save money if you plan to sell or refinance before the adjustment period, but carry the risk of significantly higher payments later.
Your monthly principal & interest payment is calculated using the standard amortization formula.
Monthly payment (principal & interest only)
Principal loan amount (home price minus down payment)
Monthly interest rate (annual rate ÷ 12 ÷ 100)
Total number of payments (years × 12)
Let's walk through a $400,000 home purchase with 20% down, 6.75% interest rate, and a 30-year loan term.
Subtract the down payment from the home price.
Divide the annual rate by 12 months.
Multiply loan term in years by 12.
Plug P, r, and n into the formula to get monthly P&I:
Add your monthly escrow costs. With 20% down, no PMI applies.
Everything you need to know about mortgage calculations.