Honest home finance

What a home really costs each month.

Principal and interest are only part of the bill. We add property tax, insurance, PMI and HOA dues, use local data for your county, and show the math.

Full monthly payment, not a teaser
Tax data for 300+ counties
FHA, VA and USDA built in
No sign-up, no lead forms

Open the full calculator How much can I afford?

Quick estimate

Estimated monthly payment

$0/mo

Principal and interest
Property tax
Insurance
PMI

Home price

Down payment

Interest rate Freddie Mac average, October 1, 2026

Add your ZIP, tax and loan type

Tax and insurance here are national averages. The full calculator uses your county.

7.28%: 30-year fixed, Freddie Mac October 1, 2026
$332,700: median U.S. home value (Census)
1.05%: median effective property tax rate
15: free calculators, no sign-up

Calculators

Pick the question you're asking

All 15 calculators

Mortgage paymentPrincipal, interest, tax, insurance, PMI and HOA in one number.AffordabilityThe price that fits your income, debts and savings.RefinanceFind the month a new loan pays for itself.Extra paymentsSee the interest and years you save by paying more.FHA loanUpfront and annual mortgage insurance included.VA loanFunding fee by service history and down payment.Rent vs buyWhen owning starts to beat renting for you.Closing costsWhat to bring to the table beyond the down payment.

Plus 7 more: amortization schedule, APR, PMI, DTI, down payment, ARM and USDA.

Why it's different

Built to answer the question lenders' calculators dodge

Local to your county

Property tax rates and loan limits come from Census and FHFA data for 300 counties, not one national guess.

The math, shown

The standard formula, worked examples and every assumption are written down. Results are checked against an independent calculation.

Private by design

No sign-up, no phone number, no lead forms. Your numbers stay in your browser and we never sell your details.

Mortgage rates

30-year fixed this week

7.28%▲ 0.25 pts this week

52-week range 5.98% to 7.28%See the chart

By income

How much house can I afford?

The price that fits common incomes at today's rate, using lender debt-to-income guidelines.

All incomes, $40,000 to $250,000

Local data

Mortgage calculators by state

Property tax in every state

Or pick from all 50 states and DC and the 300 largest counties.

Guides

Plain-English home buying guides

All 15 guides

Loans15-Year vs 30-Year Mortgage: The Real Difference in CostA 15-year loan costs far less in interest but has a much higher payment. Compare both on a $400,000 loan and learn the middle path of a 30-year loan with extra payments.October 2, 2026 · 3 min read CostsClosing Costs Explained: What You Pay and How to Lower ItClosing costs commonly run 2% to 5% of the price. See what they include, how the Loan Estimate and Closing Disclosure help you compare, and ways to reduce them.October 2, 2026 · 3 min read CostsWhat Is an Escrow Account? How Property Tax and Insurance Get PaidEscrow lets your lender collect property tax and insurance with each payment. Learn how it works, why your payment can change, and when you can pay these bills yourself.October 2, 2026 · 3 min read

Common questions

Is this free, and do I need to sign up?

Yes, it is free. There are no accounts, no phone numbers and no lead forms. Everything you type stays in your browser.

Where does the interest rate come from?

The calculators start from Freddie Mac's weekly national average (7.28% for a 30-year fixed, October 1, 2026). Change it to the rate a lender quotes you.

How accurate are the property tax figures?

With a ZIP code, tax uses the county's effective rate from Census data. It is an average for the county, so check the assessor's website for the exact home.

Are you a lender?

No. TotalMonthly does not make loans, take applications or sell your details. The results are estimates to help you compare scenarios.

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