Calculate home loan payments including P&I, tax, insurance, PMI, and HOA. Compare down payment scenarios and view annual amortization schedules.
A home loan (mortgage) is the largest financial commitment most people make. Understanding your true monthly obligation — not just principal and interest, but property tax, insurance, PMI, and HOA — prevents budget surprises and ensures you buy within your means.
The monthly payment depends on home price, down payment, interest rate, and loan term. But the full PITI (principal, interest, taxes, insurance) payment is what matters for your budget. Adding PMI for less than 20% down and HOA fees gives you the complete picture.
This calculator provides a comprehensive home loan analysis. Enter your purchase details to see exact monthly payments with a visual breakdown, down payment comparison table showing how different down payment amounts affect your payment and PMI, and an annual amortization schedule tracking equity building. Whether you are a first-time buyer or upgrading, these numbers drive your most important financial decision. Check the example with realistic values before reporting.
Most basic mortgage calculators only show principal and interest. This calculator includes all components of your monthly housing cost — taxes, insurance, PMI, and HOA — for a realistic budget picture. The down payment comparison helps you optimize your cash allocation. That gives you a truer affordability check before you make an offer.
P&I = Loan × [r(1+r)^n] / [(1+r)^n − 1]. PMI = ~0.5% of loan/year if LTV > 80%. PITI = P&I + Tax/12 + Insurance/12 + PMI + HOA.
Result: $2,077/mo P&I — $2,602/mo PITI — No PMI — Total interest: $427,800
A $400K home with 20% down ($80K) finances $320K at 6.75% for 30 years. P&I is $2,077/mo. Adding $400/mo property tax and $125/mo insurance brings the total to $2,602/mo. With 20% down, no PMI is required. Total interest over 30 years is $427,800.
Use consistent units, verify assumptions, and document conversion standards for repeatable outcomes.
Most mistakes come from mixed standards, rounding too early, or misread labels. Recheck final values before use. ## Practical Notes
Use this for repeatability, keep assumptions explicit. ## Practical Notes
Track units and conversion paths before applying the result. ## Practical Notes
Use this note as a quick practical validation checkpoint. ## Practical Notes
Keep this guidance aligned to expected inputs. ## Practical Notes
Use as a sanity check against edge-case outputs. ## Practical Notes
Capture likely mistakes before publishing this value. ## Practical Notes
Document expected ranges when sharing results.
A common guideline is to keep total housing costs (PITI + HOA) under 28% of gross monthly income, and total debt payments under 36%. Lenders may qualify you for more, but 28/36 provides a comfortable budget.
Private Mortgage Insurance protects the lender if you default. It is required when your down payment is less than 20% (LTV > 80%). You can avoid it by putting 20% down, using a piggyback loan (80/10/10), or choosing a lender credit option at a higher rate.
A 30-year mortgage has lower payments (~40% less) but costs much more in total interest. A 15-year builds equity faster and saves significantly on interest. Choose 30-year if you need payment flexibility; 15-year if you can handle the higher payment.
Closing costs typically run 2-5% of the home price and include lender fees, appraisal, title insurance, attorney fees, and prepaid taxes/insurance. On a $400K home, expect $8K-$20K in closing costs on top of your down payment.
Every 1% increase in rate raises your P&I by about 10-12% on a 30-year loan. On a $320K loan, 6.75% costs $2,077/mo vs $2,240/mo at 7.75% — a $163/month difference, or $58,700 over 30 years.
You can request PMI removal when your loan balance reaches 80% of the original purchase price. PMI automatically terminates at 78% LTV. Some lenders also remove it based on a new appraisal showing sufficient equity.