How do I calculate a mortgage payment including PMI and taxes?
Total monthly payment = principal and interest + home value × property-tax rate / 12 + annual insurance / 12 + HOA + loan amount × PMI rate / 12 when initial LTV exceeds 80%.
Money & mortgage
Mortgage calculator with PMI & taxes
Estimate a U.S. mortgage payment with principal, interest, property tax, insurance, PMI, and HOA dues.
- USD inputs · transparent calculation assumptions
- Instant updates as inputs change
- Data is calculated in this browser only
Conventional-loan estimate. The 80% LTV date is not guaranteed automatic PMI cancellation.
Initial total monthly housing payment$2,572.62
- Principal and interest
- $2,022.62
- Property tax
- $400.00
- Homeowners insurance
- $150.00
- PMI
- $0.00
- HOA dues
- $0.00
- Loan amount
- $320,000.00
- Down payment
- $80,000.00
- Loan-to-value
- 80%
- Total loan interest
- $408,142.36
- Estimated months to 80% LTV
- 0 months
- PMI until estimated 80% LTV
- $0.00
Calculation notes
Understand the Mortgage calculator with PMI & taxes
Total monthly payment = principal and interest + home value × property-tax rate / 12 + annual insurance / 12 + HOA + loan amount × PMI rate / 12 when initial LTV exceeds 80%. The calculation runs locally and keeps cash-flow timing consistent with the stated assumptions.
How much monthly PMI is charged on a $400,000 home with 10% down?
A $400,000 home with 10% down has a $360,000 loan. At a 0.5% PMI rate, initial PMI is $150 a month; 1.2% property tax adds $400 and $1,800 annual insurance adds $150.
Is PMI the same as homeowners insurance?
- PMI protects the lender; homeowners insurance protects the property. They are separate costs.
- The 80% LTV date is an amortization estimate, not a promise of cancellation.
Does reaching 80% LTV automatically cancel private mortgage insurance?
- Models conventional fixed-rate loans with a flat PMI premium until estimated 80% original-value LTV. Requested cancellation at 80% and automatic termination at 78% have conditions; FHA, VA, escrow changes and refinance are not modeled.
Content and calculation reviewed: