A mortgage payment is more than principal and interest. This calculator adds the escrow parts a real lender bills you every month - property tax and home insurance (each an annual figure spread over 12 months) and PMI (private mortgage insurance) while your down payment is under 20%. The result is your true monthly housing cost, not just the loan payment. Everything runs locally in your browser: nothing is uploaded, it updates on every keystroke, and the amortization schedule shows the balance falling and PMI dropping off month by month. The figures are currency-agnostic, so read them as dollars, euros, pounds or anything else.
Free Mortgage Calculator with Taxes, Insurance & PMI
Runs entirely in your browser - no upload, no sign-up.
Your mortgage
Taxes & insurance (optional)
Monthly payment
2,178.13
- Principal & interest
- 1,769.79
- Property tax
- 291.67
- Home insurance
- 116.67
- Loan amount
- 280,000.00
- Down payment
- 70,000.00 (20%)
- Total interest
- 357,124.40
- Total cost
- 784,126.80
- Number of payments
- 360
Amortization schedule
| Month | Principal | Interest | Balance |
|---|---|---|---|
| 1 | 253.12 | 1,516.67 | 279,746.88 |
| 2 | 254.49 | 1,515.30 | 279,492.39 |
| 3 | 255.87 | 1,513.92 | 279,236.52 |
| 4 | 257.26 | 1,512.53 | 278,979.26 |
| 5 | 258.65 | 1,511.14 | 278,720.61 |
| 6 | 260.05 | 1,509.74 | 278,460.56 |
| 7 | 261.46 | 1,508.33 | 278,199.10 |
| 8 | 262.88 | 1,506.91 | 277,936.22 |
| 9 | 264.30 | 1,505.49 | 277,671.92 |
| 10 | 265.73 | 1,504.06 | 277,406.19 |
| 11 | 267.17 | 1,502.62 | 277,139.02 |
| 12 | 268.62 | 1,501.17 | 276,870.40 |
Results update as you type. Amounts are currency-agnostic, decimals (dot or comma) work, and nothing is uploaded - the math runs in your browser.
How do you calculate a monthly mortgage payment?
Your mortgage payment is principal and interest on the loan plus escrow. Principal & interest use M = L·i(1+i)^n/((1+i)^n-1), where L is the loan (home price minus down payment), i is the monthly rate and n is the number of payments. Add property tax and home insurance (each annual amount divided by 12) and PMI while your equity is under 20%. This calculator sums all four live as you type.
How to use
- 1Enter the home price and down payment. Type the purchase price and your down payment. Toggle between a percent (like 20%) and a fixed amount - the calculator works out the loan you actually finance.
- 2Add the rate, term, taxes and insurance. Enter the annual interest rate and the term in years, then the annual property tax, home insurance and PMI rate. Leave any of the escrow fields blank to skip them.
- 3Read the full payment and schedule. The total monthly payment and its breakdown - principal & interest, tax, insurance and PMI - update instantly. Scroll the amortization schedule to watch the balance fall and PMI drop off; use Copy to grab the monthly total.
Who it's for
- First-time buyers checking what they can actually afford, taxes and insurance included, not just the loan payment.
- House hunters comparing homes at different prices and down payments before making an offer.
- Buyers weighing the down payment who want to see when PMI disappears and how a bigger deposit cuts the monthly cost.
- Refinancers testing how a new rate or term changes the monthly payment and total interest.
- Anyone budgeting who needs the full PITI figure a lender will quote, broken down line by line.
FAQ
Is this mortgage calculator free?
Yes - 100% free, no sign-up and no limits. The whole calculation runs in your browser with plain JavaScript, so it also works offline once the page has loaded.
Are my numbers uploaded anywhere?
No. The math happens locally on your device. Nothing you type - price, income figures, rate or term - is sent to a server, stored or shared. Close the tab and it is gone.
What is included in the monthly payment?
Four parts, often called PITI plus PMI: principal and interest on the loan, property tax, home insurance, and private mortgage insurance (PMI) while your equity is under 20%. Each is shown as its own line so you can see exactly where the money goes.
What is PMI and when does it stop?
PMI is private mortgage insurance a lender charges when your down payment is under 20%. It is billed monthly as a percentage of the loan. By convention it drops off automatically once your loan balance falls to 80% of the home's original value, and this calculator ends it at that point in the schedule.
Should I enter the down payment as a percent or an amount?
Either - use the toggle. Percent is handy when you are aiming for a target like 20%; a fixed amount is handy when you know exactly how much cash you have. The calculator converts between them and shows both, then finances the rest.
Does it include property tax and home insurance?
Yes, if you enter them. Both are annual figures that the calculator divides by 12 and adds to your monthly payment, matching how an escrow account works. Leave them blank to see principal and interest only.
Which currency does it use?
None in particular - the figures are currency-agnostic. Enter the price and amounts in whatever currency applies and read the results the same way. Digits are grouped for your language, but no currency symbol is added.
How is a mortgage calculator different from a loan calculator?
A loan calculator gives you principal and interest for any loan. A mortgage calculator adds the housing-specific costs - property tax, home insurance and PMI - and works from a home price and down payment, so the figure matches what a lender will actually quote for buying a home.