Mortgage Calculator with Taxes and Insurance — Full PITI Payment
Go beyond the basic mortgage payment: add your property tax rate, homeowners insurance premium, and PMI (if applicable) to get the real total monthly cost of owning the home.
%
%
years
%
%
Principal, interest, taxes and insurance combined
2,215.62
per monthPrincipal & interest
79.9%
Property tax
14.5%
Homeowners insurance
5.6%
- 1
Loan amount
350,000 − 350,000 × 20% ÷ 100 = 280,000Home price minus the down payment. - 2
Principal & interest (P&I)
P·r·(1+r)ⁿ ÷ ((1+r)ⁿ − 1), r = 6.5% ÷ 12 ÷ 100, n = 30 × 12 = 1,769.79 - 3
Monthly property tax
350,000 × 1.1% ÷ 100 ÷ 12 = 320.83 - 4
Monthly homeowners insurance
1,500 ÷ 12 = 125 - 5
Total monthly payment (PITI)
1,769.79 + 320.83 + 125 = 2,215.62
How does this calculator work?
PITI = P&I + monthly property tax + monthly insurance + PMI (if down < 20%). The P&I portion uses the amortization formula; taxes are the annual rate × home value ÷ 12; insurance and PMI are divided by 12. All components are editable — the defaults are US 2025 estimates. Property taxes and insurance vary substantially by location.
Formula
How this is calculated
A lender's "PITI" figure is the total monthly obligation the underwriter evaluates against your income: Principal and Interest (P&I, the standard mortgage payment), property Taxes, and homeowners Insurance — plus Private Mortgage Insurance (PMI) when the down payment is below 20 percent of the purchase price.
The P&I portion is computed with the standard amortization formula: P × r × (1+r)ⁿ ÷ ((1+r)ⁿ − 1), where P is the loan amount (home price minus down payment), r is the monthly interest rate (annual ÷ 12 ÷ 100), and n is the number of monthly payments. Monthly property tax is the annual tax (home price × tax rate) divided by 12. Monthly insurance is the annual premium divided by 12. Monthly PMI is the outstanding loan amount multiplied by the annual PMI rate divided by 12, and it applies only when the down payment is less than 20 percent.
All the figures for taxes, insurance, and PMI in this calculator are editable estimates. Property tax rates vary widely — from under 0.3 percent in some US states to over 2 percent in others (2025 data). Homeowners insurance premiums depend on location, construction type, and coverage level. PMI rates typically range from 0.1 to 1.5 percent of the loan amount per year, depending on credit score and LTV ratio. Update all fields with your actual figures for an accurate PITI estimate.
Frequently asked questions
PITI stands for Principal, Interest, Taxes and Insurance — the four components that make up a typical total monthly mortgage payment as evaluated by lenders. PMI (Private Mortgage Insurance) is sometimes added, giving PITIA or simply a higher PITI.
PMI is automatically cancelled when your loan-to-value ratio (LTV) reaches 78 percent — meaning you have built 22 percent equity through payments and/or appreciation. You can also request cancellation when LTV reaches 80 percent (20 % equity). With a down payment of 20 % or more, PMI never applies in the first place.
The defaults are US national averages (2025 estimate). Property taxes can differ dramatically by county — always look up your specific county's millage rate. Insurance premiums depend on your state, the home's age, construction type, and the coverage level you choose. Enter your actual figures for the most accurate estimate.
Also known as
TG we-Calculate Editorial Team. (2026). Mortgage Calculator with Taxes and Insurance — Full PITI Payment [Online calculator]. TG we-Calculate. https://we-calculate.com/calculator/mortgage-calculator-with-taxes-and-insurance-calculator
TG we-Calculate Editorial Team. "Mortgage Calculator with Taxes and Insurance — Full PITI Payment." TG we-Calculate. 2026. https://we-calculate.com/calculator/mortgage-calculator-with-taxes-and-insurance-calculator.
TG we-Calculate Editorial Team, "Mortgage Calculator with Taxes and Insurance — Full PITI Payment," TG we-Calculate, 2026. [Online]. Available: https://we-calculate.com/calculator/mortgage-calculator-with-taxes-and-insurance-calculator
@misc{wecalculate_mortgage_calculator_with_taxes_and_insurance_calculator, title = {Mortgage Calculator with Taxes and Insurance — Full PITI Payment}, author = {{TG we-Calculate Editorial Team}}, howpublished = {\url{https://we-calculate.com/calculator/mortgage-calculator-with-taxes-and-insurance-calculator}}, year = {2026}, note = {TG we-Calculate} }
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