Financial
Mortgage Calculator
Free mortgage calculator with PMI, taxes, HOA, extra payments, full amortization schedule, scenario comparison, and affordability analysis. Fast, accurate, and shareable.
Total Monthly Payment
$2,775.44
Principal & Interest
$2,275.44
Taxes
$375.00
Insurance
$125.00
Loan Summary
- Home Price
- $450,000.00
- Loan Amount
- $360,000.00
- Down Payment
- $90,000.00 (20.00%)
- Loan Term
- 30 years
- Interest Rate
- 6.50%
- Payoff Date
- Dec 1999
- Total Interest Paid
- $459,160.16
- Total Principal & Interest
- $819,160.16
- Total Taxes
- $135,000.00
- Total Insurance
- $45,000.00
- Total PMI
- $0.00
- Estimated Total Cost
- $1,089,160.16
Savings with extra payments
Principal vs Interest
Lifetime totals
Loan balance over time
Remaining principal per year
Principal vs Interest over time
Composition of each year's payments
Amortization
Balance falls as principal share grows each year
How this is calculated
Formula
M = P · r(1+r)ⁿ / ((1+r)ⁿ − 1)
P = loan principal, r = monthly rate (annual ÷ 12), n = total number of monthly payments (years × 12).
Step-by-step for your numbers
- Loan principal P = $450,000.00 − $90,000.00 = $360,000.00
- Monthly rate r = 6.5% ÷ 12 = 0.005417
- Number of payments n = 30 × 12 = 360
- Monthly principal & interest = $2,275.44
- Add taxes ($375.00) + insurance ($125.00) + PMI ($0.00) + HOA ($0.00) + other ($0.00) → $2,775.44
Common mistakes
- Confusing P&I with total payment — taxes, insurance, PMI, and HOA are separate.
- Ignoring PMI when down payment is under 20%.
- Assuming property tax and insurance never rise (they usually do).
- Comparing loans by monthly payment alone — always check total interest and payoff date.
FAQs
How is my monthly mortgage payment calculated?
Principal and interest come from the amortization formula M = P·r(1+r)ⁿ/((1+r)ⁿ−1). Taxes, insurance, PMI, HOA, and any other monthly costs are added on top to form the total monthly payment (PITI + extras).
When does PMI drop off?
By law, PMI on conforming loans automatically terminates when your loan balance falls to 78% of the original home value, and you can typically request cancellation at 80% LTV. This calculator drops PMI once you reach 80% LTV.
How much do extra payments save?
Every extra dollar goes straight to principal, so future interest is calculated on a smaller balance. Even a modest $100/month often shaves years off a 30-year loan and saves tens of thousands in interest.
Should I choose a 15 or 30-year term?
A 15-year loan has a higher monthly payment but a lower rate and dramatically less interest over the life of the loan. Use the Compare tab to see the tradeoff for your exact numbers.
What is a healthy debt-to-income (DTI) ratio?
Most lenders prefer a DTI under 43%, and many recommend keeping total housing costs under 28% of gross monthly income for a comfortable budget.
Does this include closing costs?
No — closing costs (typically 2–5% of the loan amount) are one-time and not part of the monthly payment. Budget for them separately.
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