The property tax here doesn't match the home I'm looking at. Why?

Because it can't. This field starts as a typical rate for the area applied to the price you entered, and every property is taxed on its own assessment instead. Some states also reassess at the sale price when a home changes hands, so a long-time owner's bill can sit far below what a new buyer will owe on the same house. Type the actual annual tax amount into the field to fix the estimate — it's usually listed with the property, and always available on the county or municipal property record.

What counts as a special assessment?

Any fixed charge billed alongside property tax that isn't part of the base rate. Depending on the state that can mean a community facilities or improvement district, a municipal utility district, a sewer or water assessment, or a local improvement bond tied to a specific street or project. These are dollar amounts rather than percentages, so they don't scale with the purchase price, and they usually transfer with the property. They show up on the parcel's tax bill and, in an association, in the resale documents.

When does mortgage insurance come off?

On most conventional loans for a primary residence, the federal Homeowners Protection Act lets you request cancellation once the balance reaches 80% of the original value, if payments are current and the loan meets the servicer's conditions, and requires the servicer to terminate it automatically at 78%. This calculator estimates both dates for you when the down payment is under 20%. Extra principal payments move them up. FHA, VA, and USDA loans follow different rules entirely.

Does this tell me what I qualify for?

No. It applies one formula to whatever figures you type in, and it does not look at credit, income, assets, or the property itself. Only a licensed lender can tell you what you qualify for, and only a written preapproval carries weight with a seller. Use this to sanity check a price range, then bring the numbers to a lender.

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Every figure is editable and recalculates as you type. The tax and insurance numbers start as area estimates — replace them with the real figures for any home you're serious about.

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Home price

Down payment

Percent down

Loan term

30 yr 20 yr 15 yr 10 yr

Interest rate

Property tax / year

Home insurance / year

A general planning figure. Premiums vary by carrier, coverage limits, deductible, roof age, claims history, and hazard exposure. Get a real quote before writing an offer.

Special assessments / year

Fixed charges billed on top of property tax — special districts (CFD, PID, SID, MUD), sewer and water assessments, or local improvement bonds. Fixed dollar amounts, not a percentage, so they don't scale with price. Check the parcel's tax bill.

Flood / earthquake / year

Separate policies. Standard homeowners coverage excludes both. Earthquake is generally optional; a lender will require flood coverage in a FEMA Special Flood Hazard Area.

HOA dues / month

Estimated monthly payment

$0/mo

Principal & interest $0
Property tax $0
Special assessments $0
Home insurance $0
Flood / earthquake $0
HOA dues $0
Mortgage insurance $0

Loan amount$0

Total interest$0

Est. final payment—

Interest per $1 borrowed—

See the year-by-year payoff

Estimated interest, principal, and remaining balance by year. Assumes the first payment is made next month.
Year	Interest	Principal	Balance

Frequently asked questions

The property tax here doesn't match the home I'm looking at. Why?: Because it can't. This field starts as a typical rate for the area applied to the price you entered, and every property is taxed on its own assessment instead. Some states also reassess at the sale price when a home changes hands, so a long-time owner's bill can sit far below what a new buyer will owe on the same house. Type the actual annual tax amount into the field to fix the estimate — it's usually listed with the property, and always available on the county or municipal property record.
What counts as a special assessment?: Any fixed charge billed alongside property tax that isn't part of the base rate. Depending on the state that can mean a community facilities or improvement district, a municipal utility district, a sewer or water assessment, or a local improvement bond tied to a specific street or project. These are dollar amounts rather than percentages, so they don't scale with the purchase price, and they usually transfer with the property. They show up on the parcel's tax bill and, in an association, in the resale documents.
When does mortgage insurance come off?: On most conventional loans for a primary residence, the federal Homeowners Protection Act lets you request cancellation once the balance reaches 80% of the original value, if payments are current and the loan meets the servicer's conditions, and requires the servicer to terminate it automatically at 78%. This calculator estimates both dates for you when the down payment is under 20%. Extra principal payments move them up. FHA, VA, and USDA loans follow different rules entirely.
Does this tell me what I qualify for?: No. It applies one formula to whatever figures you type in, and it does not look at credit, income, assets, or the property itself. Only a licensed lender can tell you what you qualify for, and only a written preapproval carries weight with a seller. Use this to sanity check a price range, then bring the numbers to a lender.

This is an estimate, not a loan decision. This tool is not a loan offer, a preapproval, a commitment to lend, or a determination of what you qualify for. It does not review credit, income, or assets, and it applies the same calculation to every person who uses it. The interest rate shown is an adjustable placeholder for illustration, not a quoted or available rate, and it does not include points, lender fees, or an APR. The property tax and insurance figures are area estimates, not the amounts assessed on any particular home. The real estate brokerage publishing this tool is a brokerage, not a lender, mortgage broker, insurance agency, or tax advisor.

Your actual payment depends on your lender, loan program, and the specific property. Property tax rates and assessment practices vary by state and locality and change from year to year. Homeowners insurance, special assessments, and association dues depend on the property itself. Flood and earthquake coverage are separate policies that standard homeowners insurance excludes. Amortization figures assume a fixed rate, on-time payments beginning next month, and no extra principal. Confirm every number with a licensed lender, insurance producer, and tax professional before relying on it.

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