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Mortgage Calculator with Taxes, Insurance & PMI
Work out your full monthly mortgage payment (principal, interest, property tax, insurance, PMI and HOA), total interest, and how extra payments pay it off sooner.
1. The home and loan
2. Monthly costs
Your monthly payment
$2,942.11
Loan amount
$360,000
Down payment
10.0%
Total interest
$459,160
Paid off in
30.0 years
PMI ends automatically after about 9.1 years (when you owe 78% of the original value). You can ask to cancel it at 80%.
💡 Before you buy
- Lenders like your total monthly debts to stay under about 36% to 43% of your gross income.
- Get quotes from at least 3 lenders: compare the APR, not just the rate.
- Budget 2% to 5% of the price for closing costs.
- First-time buyer? FHA loans allow 3.5% down; VA and USDA loans can need 0% down.
Estimate. Taxes and insurance vary by location and change over time. Rules last checked: October 2026. 🔒 Everything stays on your device.
✅ Rules last checked:
📚 Official sources: CFPB: Owning a home · CFPB: When can I remove PMI?
We build every tool from the official rules and re-check them when they change. Always confirm with the official source before you rely on a result.
🛠️ Spotted a mistake or an out-of-date rule? Tell us
Questions people ask
What's included in a monthly mortgage payment?+
Usually PITI: principal, interest, property taxes and homeowners insurance, plus PMI if you put down less than 20% and HOA fees if you have them.
When does PMI go away?+
Under the Homeowners Protection Act, PMI on a conventional loan ends automatically when your balance is scheduled to reach 78% of the home's original value. You can ask your lender to cancel it once you reach 80%.
Is a 15-year or 30-year mortgage better?+
A 15-year loan has a higher monthly payment but usually a lower rate and far less total interest. A 30-year loan keeps payments lower; you can still pay extra to finish early.