Free Mortgage Calculator with Taxes and Insurance (PITI)

How to Calculate Your Mortgage Payment with Taxes and Insurance (PITI)

This free mortgage calculator with taxes and insurance makes it easy to estimate your total monthly home loan costs. Whether you're a first-time homebuyer researching how to calculate monthly mortgage payment with taxes, a homeowner exploring refinancing, or someone comparing loan scenarios, this free online mortgage calculator PITI provides instant, accurate results — all within your browser.

Why Use This Free Mortgage Calculator with Taxes and Insurance?

• No registration or sign-up – A true free mortgage calculator no sign up required. No email, no account, no hidden fees.
• Complete PITI breakdown – See your full monthly payment including principal, interest, property taxes, and homeowners insurance.
• PMI automatically calculated – When your down payment is less than 20%, private mortgage insurance is automatically estimated using Fannie Mae tiered rates. This mortgage calculator with PMI taxes and insurance covers everything.
• Full amortization schedule – View every payment broken down by principal, interest, PMI, extra payments, and remaining balance — a complete mortgage calculator with amortization schedule.
• Extra payment simulation – Model additional principal payments and see how much time and interest you can save. A powerful mortgage payment calculator extra payments principal feature.
• HOA fees included – Enter monthly HOA dues for a truly complete free home loan calculator with taxes and insurance HOA estimate.
• Visual charts – Understand your loan with principal-vs-interest breakdown and balance-over-time graphs.
• Export to CSV & print – Download your amortization schedule for Excel, or print it directly.
• 100% private & secure – All calculations run locally in your browser. Your financial data never leaves your device.
• Works on all devices – Desktop, tablet, or mobile — just a modern browser is needed.

Understanding PITI: Principal, Interest, Taxes, and Insurance

PITI stands for Principal, Interest, Taxes, and Insurance — the four components that make up most monthly mortgage payments. Lenders use your PITI to calculate your debt-to-income (DTI) ratio and determine how much home you can afford. Here's what each component includes:

• Principal – The amount you borrowed to buy the home. Each monthly payment reduces this balance.
• Interest – The cost of borrowing money, calculated as a percentage of your remaining loan balance.
• Property Taxes – Annual taxes assessed by your local government, typically divided into 12 monthly escrow payments.
• Homeowners Insurance – Protects your property against damage and liability. Also typically paid monthly through escrow.

This calculator also includes PMI (Private Mortgage Insurance) when your down payment is less than 20%, and HOA fees for properties in managed communities. Together, these give you the most accurate picture of your total monthly housing cost.

PMI Rates Used in This Calculator

Private Mortgage Insurance is estimated using the following Fannie Mae tiered rates based on your Loan-to-Value (LTV) ratio. PMI automatically stops once your outstanding principal balance drops to 80% or less of the original home value[reference:0].

LTV Ratio Range	Annual PMI Rate	Example (Loan: $315,000)
95.01% – 100%	1.030%	~$270/month
90.01% – 95%	0.875%	~$230/month
85.01% – 90%	0.625%	~$164/month
80.01% – 85%	0.375%	~$98/month

The Mortgage Payment Formula

This calculator uses the standard amortization formula: M = P × [i(1+i)^n] ÷ [(1+i)^n − 1]

Where M is your monthly principal and interest payment, P is the loan amount (home price minus down payment), i is your monthly interest rate (annual rate ÷ 12), and n is the total number of payments (loan term in years × 12). This is the same formula used by banks and mortgage lenders nationwide. If you've been wondering how to calculate monthly mortgage payment with taxes, this tool does all the math instantly — and adds your property tax, insurance, PMI, and HOA fees on top.

Step‑by‑Step: How to Use This PITI Mortgage Calculator

1. Enter your home price – Input the purchase price of the property you're considering.
2. Set your down payment – Enter the percentage you plan to put down. Note: less than 20% triggers PMI.
3. Input your interest rate – Use current market rates (6.36% for 30-year as of May 2026) or a rate quoted by your lender.
4. Choose your loan term – Select 30, 20, 15, or 10 years. Longer terms lower monthly payments but increase total interest.
5. Add property taxes & insurance – Enter annual amounts for a complete PITI estimate. National averages: ~1.2% for taxes, ~$800 for insurance.
6. Include HOA fees (optional) – If the property is in a managed community, enter monthly dues.
7. Try extra payments (optional) – See how additional principal payments can save thousands and shorten your loan.
8. Add one-time expenses – Include closing costs, discount points, or renovation budgets for total cost analysis.
9. Review your results – View monthly payments, total costs, charts, and the complete amortization schedule.

Frequently Asked Questions