US Mortgage Payment Calculator (PITI) 2026

A mortgage calculator with taxes and insurance built in. See your true monthly mortgage payment — principal, interest, property tax, homeowners insurance, PMI and HOA — for Conventional, FHA, VA and USDA loans.

📅 Last updated: July 2026 · Sources: CFPB, HUD/FHA, Freddie Mac

🏦 Full PITI + PMI + HOA 🏠 Conventional · FHA · VA · USDA 📊 Payment breakdown 🔒 No data stored

Home Price

Down Payment

Loan Term

Interest Rate

Loan Type

FHA/USDA add monthly mortgage insurance; VA has none. Conventional adds PMI only under 20% down.

Typical US defaults — edit to match your quote. Property tax and insurance are escrowed into your monthly payment.

Property Tax Rate

% / yr

Home Insurance (1 yr)

PMI Rate (if <20% down)

% / yr

HOA Dues

$ /mo

🏦

Enter a home price to calculate your PITI payment.

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What Is PITI? Your Monthly Mortgage Payment Explained (2026)

PITI is your monthly mortgage payment broken into four parts — Principal, Interest, Taxes and Insurance. A basic principal-and-interest figure understates what you actually pay each month, because most US lenders escrow your property tax and homeowners insurance into the payment, and add mortgage insurance (PMI or FHA MIP) and HOA dues where they apply. This calculator gives you the true, all-in monthly number.

                Worked example — mortgage payment on a $400,000 house:
                20% down ($80,000), $320,000 loan, 30 years at 6.58%
Principal & interest ≈ $2,038/mo
Property tax at 1.1% ≈ $367/mo · Home insurance ≈ $150/mo
No PMI (20% down on a conventional loan)
Total PITI ≈ $2,555/month — about 25% more than principal and interest alone

            

Mortgage calculator with PMI, MIP and HOA

Mortgage insurance depends on your loan type. On a conventional loan, PMI applies only when you put down less than 20%, and it automatically ends at 78% loan-to-value. FHA loans carry monthly MIP (0.55%/yr) for most borrowers, USDA adds a 0.35% annual fee, and VA loans have no monthly mortgage insurance at all. If your home is in a homeowners association, add the monthly HOA dues — lenders count them toward what you can afford. Rates verified July 2026 (HUD, USDA, CFPB).

How to calculate a mortgage payment with taxes and insurance

Compute principal and interest with the standard amortization formula, then add monthly property tax (annual tax ÷ 12), monthly homeowners insurance (annual premium ÷ 12), monthly mortgage insurance if applicable, and monthly HOA. The sum is your PITI. This tool does it instantly and shows a breakdown of every component so you can see where the money goes.

Frequently Asked Questions

What is PITI? +

PITI stands for Principal, Interest, Taxes and Insurance — the four parts of a typical monthly mortgage payment. Principal and interest repay the loan; taxes (property tax) and insurance (homeowners insurance) are usually collected by your lender into an escrow account and paid on your behalf. Many payments also include PMI/mortgage insurance and HOA dues, so lenders sometimes refer to PITIA.

What is included in a monthly mortgage payment? +

A full monthly mortgage payment usually includes: (1) principal and interest on the loan, (2) property tax (escrowed monthly), (3) homeowners insurance (escrowed monthly), (4) private mortgage insurance (PMI) if you put down less than 20% on a conventional loan, or FHA/USDA mortgage insurance, and (5) HOA dues if the property is in an association. This calculator adds all of them for your true monthly cost.

How do I calculate a mortgage payment with taxes and insurance? +

Calculate principal and interest with the standard amortization formula, then add monthly property tax (annual tax ÷ 12), monthly homeowners insurance (annual premium ÷ 12), monthly mortgage insurance if applicable, and any monthly HOA dues. This tool does all of that automatically — just enter your price, down payment, rate and term.

How much is PMI per month? +

On a conventional loan, PMI typically costs about 0.46%–1.5% of the loan amount per year, so on a $320,000 loan at 0.5% that is roughly $133/month. PMI applies when your down payment is under 20% and automatically ends once you reach 78% loan-to-value (or you can request removal at 80% LTV under the Homeowners Protection Act). FHA loans have their own MIP instead of PMI.

Does my mortgage payment include property tax and insurance? +

Usually yes. Most lenders require an escrow (impound) account that collects 1/12 of your annual property tax and homeowners insurance with each payment, then pays those bills for you. That means your monthly payment is larger than principal and interest alone — which is exactly what this PITI calculator shows.

What is PITIA? +

PITIA is PITI plus two more monthly items lenders include when they qualify you: A for association dues (HOA) and, on many loans, mortgage insurance (PMI or FHA MIP). It is the most complete view of your housing payment. This calculator computes PITIA — principal, interest, taxes, insurance, mortgage insurance and HOA — so the total reflects everything you actually pay each month.

How much of my income should go to PITI? +

A common guideline is the 28/36 rule: keep your total PITI at or below about 28% of your gross monthly income (the front-end ratio), and all debt payments below 36% (the back-end ratio). Lenders may allow higher ratios for strong borrowers or certain loan programs, but 28% is a sensible target for a comfortable payment.

Does PITI include HOA fees? +

Strictly, PITI does not — but your true monthly cost does, and lenders count HOA dues when they decide how much you can borrow. If your home is in a homeowners association, add the monthly HOA figure (this calculator has a field for it) to see your real all-in payment. HOA dues are paid directly to the association, not through your mortgage escrow.

How is escrow calculated for taxes and insurance? +

Your lender estimates your annual property tax and homeowners insurance, divides by 12, and adds that to each monthly payment, holding the money in an escrow account until the bills are due. They also keep a small cushion. When your tax or insurance changes, the escrow portion of your payment is adjusted at the annual escrow analysis, so your total payment can rise or fall even on a fixed-rate loan.

Can I remove PMI from my monthly payment? +

On a conventional loan, yes: you can request PMI cancellation once you reach 80% loan-to-value based on the original schedule, and it automatically ends at 78% LTV under the Homeowners Protection Act. FHA mortgage insurance is different — with less than 10% down it lasts the life of the loan, so buyers often refinance to a conventional loan to shed it once they have enough equity.

⚠️ This calculator provides estimates for informational purposes only and is not a loan offer, Loan Estimate or financial advice. Property tax, insurance and PMI vary by location, lender and credit profile. Always rely on your official Loan Estimate and confirm figures with your lender.