Free Mortgage Calculator with Full PITI — Taxes, Insurance & PMI Included
TruePITI — See the Real Monthly Cost. Accurate payment estimates including principal, interest, taxes, insurance & PMI. No signup, calculations run entirely in your browser. Supports Conventional, FHA, VA, and USDA loans with full amortization schedule.
Loan Parameters
Government-backed, 3.5% down. MIP required for life of loan.
Current FHA Loan avg: 6.46%
Debt-to-Income (DTI) Calculator
Lenders use DTI ratio to determine how much you can borrow. Most loans require DTI below 36-43%.
Scenario Presets
Estimated Monthly Payment
Based on the national 30-year average of 6.71% (Freddie Mac PMMS, 09/03/2026). Your rate may vary.
Includes $131/mo PMI
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Amortization Schedule
| Year | Principal | Interest | Balance |
|---|---|---|---|
| Year 1 | $3,383 | $21,034 | $311,617 |
| Year 2 | $3,617 | $20,800 | $308,000 |
| Year 3 | $3,867 | $20,549 | $304,133 |
| Year 4 | $4,135 | $20,282 | $299,998 |
| Year 5 | $4,421 | $19,996 | $295,577 |
| Year 6 | $4,727 | $19,690 | $290,850 |
| Year 7 | $5,054 | $19,362 | $285,796 |
| Year 8 | $5,404 | $19,013 | $280,392 |
| Year 9 | $5,778 | $18,639 | $274,614 |
| Year 10 | $6,178 | $18,239 | $268,436 |
| Year 11 | $6,605 | $17,811 | $261,831 |
| Year 12 | $7,062 | $17,354 | $254,769 |
| Year 13 | $7,551 | $16,866 | $247,218 |
| Year 14 | $8,074 | $16,343 | $239,144 |
| Year 15 | $8,632 | $15,784 | $230,512 |
| Year 16 | $9,230 | $15,187 | $221,283 |
| Year 17 | $9,868 | $14,548 | $211,414 |
| Year 18 | $10,551 | $13,865 | $200,863 |
| Year 19 | $11,281 | $13,135 | $189,581 |
| Year 20 | $12,062 | $12,354 | $177,519 |
| Year 21 | $12,897 | $11,520 | $164,622 |
| Year 22 | $13,789 | $10,627 | $150,833 |
| Year 23 | $14,744 | $9,673 | $136,089 |
| Year 24 | $15,764 | $8,653 | $120,325 |
| Year 25 | $16,855 | $7,562 | $103,471 |
| Year 26 | $18,021 | $6,395 | $85,449 |
| Year 27 | $19,268 | $5,148 | $66,181 |
| Year 28 | $20,602 | $3,815 | $45,579 |
| Year 29 | $22,027 | $2,389 | $23,552 |
| Year 30 | $23,552 | $865 | $0 |
Your estimated payment is $2,607/mo. Principal & interest is $2,035/mo, property tax $321/mo and insurance $120/mo.
PMI adds $131/mo (~$1,575/yr) because your down payment is under 20%. That’s roughly $3,150 over the next two years — money that stops once you reach 20% equity (request removal, or refinance when rates justify it).
Over 30 years you’ll pay $417,498 in interest — 57% of the total $732K lifetime cost. At today’s 6.71% rate that interest share is typical; it is why rate matters more than any other input.
Rate sensitivity: a +1 point move (to 7.71%) adds ~$213/mo (≈$76,782 over 30 yrs); a −1 point move (to 5.71%) saves ~$204/mo.
Next steps to consider
📖 Learn more about mortgage calculations▼
Frequently Asked Questions
How do you calculate my monthly mortgage payment?+
We use the standard amortization formula to calculate your principal and interest, then add property taxes, homeowner's insurance, PMI (if applicable), and HOA fees to give you the true monthly cost. Our calculator supports both fixed-rate and decreasing payment methods.
What loan types do you support?+
Our calculator supports Conventional, FHA, VA, and USDA loan types. Each has different requirements for down payment, mortgage insurance, and eligibility. We also have dedicated rate pages for FHA, VA, and USDA loans with detailed eligibility information.
Why does the 'decreasing' payment option show lower total cost?+
With decreasing payments (also known as equal principal payments), you pay a fixed amount toward principal each month plus interest on the remaining balance. Early payments are higher, but you pay much less total interest over the life of the loan compared to fixed payments.
What is PMI and how is it calculated?+
PMI (Private Mortgage Insurance) is required when your down payment is less than 20%. Our calculator automatically estimates PMI based on your loan-to-value (LTV) ratio. PMI typically ranges from 0.5% to 1.5% of the loan amount annually, and can be removed once you reach 20% equity.
Are your calculators accurate for FHA/VA/USDA loans?+
Yes. Our dedicated rate pages for FHA, VA, and USDA loans include specific calculations for MIP (FHA), funding fees (VA), and guarantee fees (USDA). We also factor in FHA loan limits and eligibility requirements.
Do I need to sign up or provide personal information?+
No. All our calculators work entirely in your browser. We collect no personal data, require no email, and make no phone calls. Your privacy is our priority.
Why Trust TruePITI?
Truly Accurate
Includes taxes, insurance, PMI, HOA — the costs other calculators hide.
100% Private
No signup. No email. No phone calls. All calculations run in your browser.
Expert Content
Detailed guides on FHA, VA, USDA loans, refinancing, and home buying.
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Everything you need to know about buying your first home in 2026.
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Answers to the most common mortgage and home buying questions.
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Many people take these next steps after calculating
Pre-Approval / Rate Comparison
Home Insurance Comparison
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Home Warranty / Protection
Current Rates vs National Average
Source: Freddie Mac PMMS (09/03/2026). Rates change weekly; see /mortgage-rates for the latest.
Formula Reference: Monthly Payment = P × [r(1+r)^n] / [(1+r)^n − 1] where P = principal, r = monthly interest rate, n = number of payments.
Rate data sourced from Freddie Mac Primary Mortgage Market Survey® (PMMS) and Federal Reserve Economic Data (FRED). All calculations follow CFPB standard mortgage formulas.
⚠️ Disclaimer
The calculations and information provided on this website are for informational purposes only and should not be considered financial advice. Actual mortgage rates, payments, and terms may vary. Always consult with a qualified mortgage professional or financial advisor before making financial decisions. We are not a mortgage broker or lender.
📘 How this calculator works▼
Free Mortgage Calculator: How Your Monthly Payment Is Calculated
Understanding how your mortgage payment is calculated is the first step to making smart home buying decisions. Our free mortgage calculator gives you the complete picture — not just principal and interest, but the real monthly cost including property taxes, homeowner's insurance, PMI, and HOA fees.
What Makes Our Mortgage Calculator Different?
Most calculators only show you the principal and interest payment. But your actual monthly payment — often called PITI (Principal, Interest, Taxes, Insurance) — includes much more. Our calculator factors in:
- Property taxes — Varies by county and state, typically 0.5%–2.5% of home value annually
- Homeowner's insurance — Usually $80–$200/month depending on location and coverage
- PMI (Private Mortgage Insurance) — Required if down payment is less than 20%, typically 0.5%–1.5% of loan amount annually
- MIP (Mortgage Insurance Premium) — Required for FHA loans, upfront and annual premiums
- VA funding fee — One-time fee for VA loans, varies by down payment and service type
- USDA guarantee fee — Upfront and annual fees for USDA loans
Mortgage Calculator for Different Loan Types
Each loan type has different requirements and costs. Use our calculator to compare:
- Conventional mortgage calculator — 3% minimum down, PMI required under 20% down
- FHA loan calculator — 3.5% minimum down, MIP required for life of loan
- VA loan calculator — 0% down for eligible veterans, no PMI, funding fee applies
- USDA loan calculator — 0% down for rural properties, income limits apply
Fixed vs Decreasing Mortgage Payments
Our calculator supports both fixed-rate P&I payments (same amount every month) and decreasing payments (equal principal plus declining interest). Fixed payments are easier to budget, while decreasing payments save on total interest over the life of the loan.
How to Reduce Your Monthly Mortgage Payment
- Make a larger down payment (20%+ to eliminate PMI)
- Shop for lower mortgage rates — even 0.25% lower can save thousands
- Refinance when rates drop
- Make extra payments to reduce principal faster
- Appeal your property tax assessment if it's too high
- Shop for cheaper homeowner's insurance
Try our free mortgage calculator now to see your true monthly payment. No signup, no email, no phone calls — just accurate instant results.
Latest Mortgage Guides & Articles
为什么真实月供（PITI）和广告里说的不一样？
很多房贷广告只展示本金和利息（P&I），把房产税、房屋保险和 PMI 藏起来。等你真正签合同才发现月供比预期高出几百美元。TruePITI 计算器把全部四项都算进去——本金、利息、房产税、房屋保险，再加上 PMI 或 MIP，让你在买房前就看到真实月供。
贷款术语速查
| 英文术语 | 中文 | 说明 |
|---|---|---|
| Down Payment | 首付 | 购房时一次性支付的房款比例，常规贷款最低 3% |
| Points | 贷款点数 | 1 个点 = 贷款额的 1%，用来买低利率，约可降低 0.25% |
| Closing Costs | 过户费 | 成交时的各项费用，通常为房价的 2%-5% |
| Pre-Approval | 预批 | 贷款机构预先审核你的资质并给出可贷款额度 |
| Refinance | 转贷 | 用新贷款替换现有贷款，常用于降低利率或套现 |
| Escrow | 托管账户 | 每月随月供存入，用于代缴房产税和保险 |
| APR | 年化利率 | 包含费用后的真实贷款年成本，比名义利率更准确 |
关于 TruePITI
TruePITI 是一个免费房贷计算工具站，专注一件事：让你在买房前看清真实月供。所有计算都在你的浏览器本地完成，我们看不到、也不存储任何财务数据。数据来源为 Freddie Mac 周度利率调查（PMMS）和美联储经济数据库（FRED）。
免责声明：本网站所有计算和信息仅供一般参考，不构成金融、法律或税务建议。房贷利率和月供为估算值，实际以贷款机构报价为准。我们不是贷款机构或金融顾问。