Mortgage Calculator with Taxes & Insurance
Pick a state to load what homeowners there actually pay in property tax and insurance (Census 2024 data), then see your full monthly payment — principal, interest, taxes, insurance and PMI — and the escrow your lender collects.
Free to use No sign-up needed Updates as you type
Default interest rate: 7.18% — Freddie Mac 30-year fixed average, week of Nov 5, 2026. Enter the rate from your own Loan Estimate.
How the mortgage calculator with taxes & insurance works
This calculator estimates your full monthly housing payment, often called PITI, rather than just the loan portion. Pick a state and it loads what homeowners with a mortgage there actually pay — the effective property-tax rate and the median insurance premium as a share of home value, from the Census Bureau's latest American Community Survey — and applies both to your price. Or choose "Enter my own" and type in a real tax bill and insurance quote.
Tax and insurance are usually collected monthly into an escrow account and paid on your behalf when the bills arrive, so this figure is closer to what actually leaves your account than principal and interest alone. The calculator also shows the escrow cushion — up to two months of tax and insurance that federal rules let a lender hold as a buffer — and adds PMI when you put down less than 20%.
Worked example: with home price of $380,000, down payment of $76,000 and interest rate of 7.18%, the mortgage calculator with taxes and insurance shows total monthly payment (PITI) of $2,474.24.
- Principal & interest
- $2,059.40
- Escrow: tax + insurance
- $414.83
- PMI
- —
- Escrow cushion
- $830
Taxes and insurance usually ride along with the loan payment in an escrow account. On a $380,000 home at U.S. median costs, this is what that account looks like.
- Monthly escrow deposit
- $414.83
- 17% of the PITI payment
- Property tax a year
- $3,458
- 0.91% of the price
- Insurance a year
- $1,520
- 0.40% of the price
- Escrow cushion
- up to $830
- two months, the most RESPA allows
Go deeper: how escrow works · closing cost calculator · tax and insurance by state
| Home price | Total monthly payment (PITI) |
|---|---|
| $300,000 | $1,953.34 |
| $450,000 | $2,930.02 |
| $600,000 | $3,906.69 |
| $850,000 | $5,534.47 |
Each row assumes 20% down, 7.18% fixed over 30 years and U.S. median costs: property tax at 0.91% of the price and insurance at 0.40% of it a year.
The formula
Total payment = (P × r ÷ (1 − (1 + r)^−n)) + (price × tax rate ÷ 12) + (annual insurance ÷ 12) + monthly PMI + monthly HOA. P is the loan amount, r the annual rate ÷ 12, n the number of payments; PMI applies while loan-to-value exceeds 80%. Escrow cushion ≤ (annual tax + annual insurance) ÷ 6.
How every calculator here computes, what it assumes and how the defaults stay current: our methodology.
- State figures are medians for homeowners with a mortgage; your county's rate, your home's assessment and your own policy can be well above or below them.
- Assumes a fixed-rate loan and that taxes and insurance are escrowed — if you pay those bills directly, your monthly mortgage line is lower but total cost is not.
- PMI is included only while loan-to-value is above 80%, at the rate you enter; the lender sets the exact premium and drop-off point.
- HOA dues, where they apply, are paid to the association, not the lender, and are not held in your mortgage escrow.
- Excludes one-time closing costs and special assessments. Windstorm and flood premiums vary sharply by location, so get a quote where they apply.
Property tax and homeowners insurance by state
What homeowners with a mortgage actually paid in 2024, from the Census Bureau's American Community Survey microdata — reported bills, not quotes. Pick a state in the calculator above to apply its rates to your own price; each state name opens its mortgage-rates page.
| State | Tax rate | Median tax bill | Median insurance | Insurance % of value | Median home value | Tax + insurance / mo |
|---|---|---|---|---|---|---|
| United States | 0.91% | $3,450 | $1,500 | 0.40% | $380,000 | $413 |
| Alabama | 0.42% | $1,050 | $1,600 | 0.60% | $250,000 | $221 |
| Alaska | 0.99% | $3,850 | $1,400 | 0.35% | $390,000 | $438 |
| Arizona | 0.42% | $1,850 | $1,200 | 0.27% | $440,000 | $254 |
| Arkansas | 0.52% | $1,250 | $1,600 | 0.68% | $240,000 | $238 |
| California | 0.76% | $5,750 | $1,500 | 0.20% | $752,000 | $604 |
| Colorado | 0.52% | $2,850 | $2,300 | 0.40% | $550,000 | $429 |
| Connecticut | 1.62% | $6,500 | $1,700 | 0.40% | $400,000 | $683 |
| Delaware | 0.53% | $1,850 | $1,000 | 0.29% | $350,000 | $238 |
| District of Columbia | 0.57% | $4,250 | $1,200 | 0.16% | $750,000 | $454 |
| Florida | 0.76% | $3,050 | $2,600 | 0.63% | $400,000 | $471 |
| Georgia | 0.81% | $2,850 | $1,600 | 0.45% | $350,000 | $371 |
| Hawaii | 0.24% | $2,150 | $1,500 | 0.17% | $900,000 | $304 |
| Idaho | 0.43% | $1,950 | $1,200 | 0.25% | $450,000 | $263 |
| Illinois | 2.17% | $6,500 | $1,400 | 0.47% | $300,000 | $658 |
| Indiana | 0.74% | $1,850 | $1,300 | 0.54% | $250,000 | $263 |
| Iowa | 1.33% | $3,050 | $1,500 | 0.63% | $230,000 | $379 |
| Kansas | 1.30% | $3,250 | $2,000 | 0.78% | $250,000 | $438 |
| Kentucky | 0.74% | $1,850 | $1,400 | 0.60% | $250,000 | $271 |
| Louisiana | 0.58% | $1,450 | $2,500 | 1.00% | $250,000 | $329 |
| Maine | 0.93% | $3,250 | $1,000 | 0.31% | $350,000 | $354 |
| Maryland | 0.94% | $4,050 | $1,400 | 0.32% | $430,000 | $454 |
| Massachusetts | 1.08% | $6,500 | $1,700 | 0.28% | $600,000 | $683 |
| Michigan | 1.14% | $3,050 | $1,200 | 0.43% | $267,000 | $354 |
| Minnesota | 1.01% | $3,550 | $2,000 | 0.55% | $350,000 | $463 |
| Mississippi | 0.64% | $1,450 | $1,800 | 0.85% | $225,000 | $271 |
| Missouri | 0.83% | $2,150 | $1,700 | 0.64% | $260,000 | $321 |
| Montana | 0.70% | $3,150 | $1,600 | 0.38% | $450,000 | $396 |
| Nebraska | 1.53% | $4,050 | $2,200 | 0.80% | $265,000 | $521 |
| Nevada | 0.48% | $2,150 | $1,000 | 0.22% | $450,000 | $263 |
| New Hampshire | 1.42% | $6,500 | $1,200 | 0.25% | $459,000 | $642 |
| New Jersey | 1.90% | $9,500 | $1,400 | 0.28% | $500,000 | $908 |
| New Mexico | 0.68% | $2,050 | $1,200 | 0.43% | $300,000 | $271 |
| New York | 1.41% | $6,500 | $1,300 | 0.32% | $460,000 | $650 |
| North Carolina | 0.61% | $2,150 | $1,400 | 0.40% | $350,000 | $296 |
| North Dakota | 0.95% | $2,850 | $1,500 | 0.54% | $300,000 | $363 |
| Ohio | 1.22% | $3,050 | $1,200 | 0.48% | $250,000 | $354 |
| Oklahoma | 0.82% | $2,050 | $2,300 | 0.94% | $250,000 | $363 |
| Oregon | 0.81% | $4,050 | $1,100 | 0.22% | $500,000 | $429 |
| Pennsylvania | 1.18% | $3,550 | $1,100 | 0.38% | $300,000 | $388 |
| Rhode Island | 1.10% | $4,950 | $1,800 | 0.40% | $450,000 | $563 |
| South Carolina | 0.48% | $1,550 | $1,400 | 0.45% | $320,000 | $246 |
| South Dakota | 1.02% | $3,050 | $1,800 | 0.57% | $300,000 | $404 |
| Tennessee | 0.44% | $1,550 | $1,400 | 0.40% | $350,000 | $246 |
| Texas | 1.52% | $5,250 | $2,300 | 0.66% | $345,000 | $629 |
| Utah | 0.49% | $2,550 | $1,200 | 0.20% | $520,000 | $313 |
| Vermont | 1.44% | $5,250 | $1,000 | 0.30% | $365,000 | $521 |
| Virginia | 0.73% | $3,050 | $1,300 | 0.31% | $420,000 | $363 |
| Washington | 0.81% | $4,850 | $1,200 | 0.21% | $600,000 | $504 |
| West Virginia | 0.53% | $1,050 | $1,000 | 0.50% | $200,000 | $171 |
| Wisconsin | 1.22% | $3,650 | $1,200 | 0.38% | $300,000 | $404 |
| Wyoming | 0.59% | $2,050 | $1,600 | 0.48% | $350,000 | $304 |
Median insurance is highest in Florida ($2,600); Louisiana ($2,500); Colorado, Oklahoma and Texas ($2,300). It is lowest in Delaware, Maine, Nevada, Vermont and West Virginia ($1,000). Effective property-tax rates run from 0.24% in Hawaii to 2.17% in Illinois. Tax rate = median real-estate tax ÷ median home value. Insurance covers fire, hazard and flood policies as households reported them; premiums in some states have kept rising since 2024, and your county and policy can differ — use your own tax bill or a quote in "Enter my own" for a firm number.
Results are estimates for educational purposes and are not financial advice. Confirm exact figures with your lender or a licensed advisor.
Questions about the mortgage calculator with taxes & insurance
Why is my escrow payment higher than the tax and insurance bills divided by twelve?
Lenders keep a cushion. Federal rules let a servicer hold up to two extra months of escrow as a buffer against rising bills, and if taxes or premiums jumped, they spread the shortfall plus the cushion across your next twelve payments.
That is why an escrow line can climb even when your principal and interest stay fixed.
Are property taxes and insurance ever optional in the payment?
The costs are not optional, but escrowing them can be. With enough equity — often 20% down — some lenders let you pay taxes and insurance yourself instead of through escrow.
That lowers the monthly amount the servicer collects, but you become responsible for paying large bills on time, so budget for them deliberately.
How much can property tax realistically change year to year?
It depends on your state and county. Some places cap annual assessment increases at a few percent; others reassess to full market value after a sale, which can raise the bill sharply the year after you buy.
Because tax is often the largest variable in PITI, treat the figure here as a snapshot and recheck local rules.
Is my information saved or shared?
No. Every calculation runs entirely in your browser. We never store, transmit or sell the numbers you enter.
What is PITI?
PITI is the four parts of a full mortgage payment — Principal, Interest, Taxes and Insurance. Lenders qualify you on the whole figure, so a quote showing only principal and interest understates what you will actually owe each month. This calculator adds taxes and insurance for the real number.
How much is homeowners insurance?
Homeowners with a mortgage paid a median $1,500 a year in 2024 — about $125 a month, or 0.40% of the home's value — for fire, hazard and flood coverage, according to the Census Bureau.
The median is highest in Florida ($2,600) and lowest in Delaware, Maine, Nevada, Vermont and West Virginia ($1,000). Your premium depends on the home, the coverage and the insurer, so get quotes before you commit.
How much are property taxes?
The typical homeowner with a mortgage paid $3,450 in property tax in 2024, about 0.91% of the home's value. Effective rates run from 0.24% in Hawaii to 2.17% in Illinois, and New Jersey has the highest median bill ($9,500).
Rates also vary by county, and in many places a home is reassessed after a sale, so your first bill can be higher than the seller's.
What is an escrow shortage?
Your servicer reviews the escrow account once a year. If it projects the account will run short — usually because the tax bill or premium went up — that gap is a shortage.
Under RESPA's Regulation X, a shortage smaller than one month's escrow payment can be billed within 30 days or spread over 12 months or more; a larger one, if the servicer asks you to repay it, must be spread over at least 12 months. Your monthly escrow deposit also rises to cover the higher bills going forward.
Sources
- IRS — Publication 936, Home Mortgage Interest Deduction
- IRS — Publication 530, Tax Information for Homeowners
- Freddie Mac — Primary Mortgage Market Survey (weekly average rates)
- CFPB — Loan Estimate explainer
How the figures on this site are calculated and tested: methodology · editorial policy.
Mortgage Calculator
Estimate your monthly principal-and-interest payment and see a full amortization schedule for any home loan.
Amortization Calculator
Generate a complete amortization schedule for any fixed-rate loan, every payment split into principal and interest.
Mortgage Calculator with PMI
Include private mortgage insurance in your payment and find out exactly when PMI drops off.
APR Mortgage Calculator
Convert a rate plus points and fees into the true annual percentage rate (APR) of your mortgage.
Interest-Only Mortgage Calculator
Compare the low interest-only payment with the jump once principal repayment begins.
Biweekly Mortgage Calculator
Pay half your mortgage every two weeks and see how one extra payment a year cuts your term and interest.