The whole payment, not half of it.
Principal and interest are only the start. Your real monthly payment stacks taxes, homeowners insurance, PMI if you're under 20% down, and any HOA dues on top — often hundreds more than the number other calculators show. This one adds every piece, so the figure you plan around is the figure that actually leaves your account.
Home price
Down payment
$520,000 loan · 80% LTV · no PMI at 20%+ down
Interest rate
Term
Property tax / yr
Insurance / yr
HOA dues / mo
A planning estimate, not a quote. Your real rate, taxes, and PMI depend on your file and your county.
The number that actually hits your account.
Most mortgage calculators quote you principal and interest and stop — which is how people get blindsided at closing by a payment hundreds of dollars higher than the one they planned around. Your real payment is PITI: principal, interest, taxes, and insurance — plus PMI if you're under 20% down, plus HOA dues where they apply. This calculator stacks every piece so the number you see is the number you'll pay.
Where PMI comes from (and where it goes).
Put less than 20% down and a conventional loan adds PMI — private mortgage insurance — until you've built roughly 20% equity, then it cancels and your payment drops. This tool auto-adds a PMI estimate the moment your down payment dips under 20%, so you can see the real early-years payment. Whether conventional PMI or FHA's longer-lived MIP fits you better is its own decision worth getting right.
From estimate to a rate you can lock.
This is a planning estimate — your real rate depends on your credit, the property, and which of 50+ lenders prices your file best. When the payment here looks livable, the next move is a real rate: see your actual number in seconds, no personal info and no obligation. Then we shop it.
Straight answers.
Straight answers — the same way you'd get them on the phone.
Why is your payment higher than other calculators?+
Because ours is honest — it includes taxes, insurance, PMI, and HOA, not just principal and interest. That's the real number that leaves your account, which is the whole point.
How is the PMI estimated?+
We apply a common planning rate to the loan whenever your down payment is under 20%. Real PMI is priced by your credit and loan-to-value, so treat it as a ballpark — and remember it cancels once you reach ~20% equity.
What property-tax rate should I use?+
California runs roughly 1.1–1.25% of value per year in many counties, but yours may differ — plug in your actual rate if you know it. The field is editable for exactly that reason.
Is 15-year really that much cheaper overall?+
The monthly is higher, but you pay far less interest across the life of the loan and build equity faster. Toggle the term above to see the monthly trade-off; we'll model the lifetime difference on a call.
This calculator is an educational estimate only — not a loan commitment, offer to lend, or guarantee of terms. Actual rates, taxes, insurance, and PMI vary by lender, county, and your file. Every situation is different.
Payment looks livable? Let's make it real.
See your actual rate and APR in seconds — no personal info, no obligation — then we shop 50+ lenders to sharpen it.