Mortgage Calculator with Taxes and Insurance (PITI) – Free 2025 Tool + Complete Guide
Estimate your full monthly mortgage payment including principal, interest, taxes, and insurance (PITI). This guide explains exactly how each cost is calculated and how to lower your payment in 2026.
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Quick Summary (TL;DR)
- PITI = Principal + Interest + Property Taxes + Homeowners Insurance
- Many loans also add PMI and HOA dues — we show how they impact payment
- Lower your payment by improving credit, shopping rates, or removing PMI
- Refinancing can reduce rate and remove PMI if you’re at ≥20% equity
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What Does PITI Include?
Your mortgage payment typically includes four components known as PITI: principal, interest, property taxes, and homeowners insurance. Some borrowers also pay PMI (Private Mortgage Insurance) when putting less than 20% down, and certain properties add HOA dues.
- Principal: The portion that reduces your loan balance.
- Interest: The cost charged by the lender to borrow money.
- Taxes: Annual property taxes, usually collected monthly in escrow.
- Insurance: Homeowners policy to protect the property.
- PMI: Insurance required with low down payments on conventional loans.
- HOA: Monthly dues for community maintenance (if applicable).
Want a Lower Payment?
Compare refinance options to drop your rate and potentially remove PMI if your equity is 20%+.
Check Refinance OptionsCalculate Your SavingsHow to Estimate Taxes, Insurance, and HOA
- Property Taxes: Check county tax records; estimate 0.8%–1.5% of value per year depending on location.
- Homeowners Insurance: Often 0.3%–0.6% of value annually; get quotes to refine.
- HOA: Use the seller’s disclosure or HOA website; enter monthly amount.
- PMI: Typically 0.3%–1.5% of loan amount annually; disappears at 78–80% LTV.
Strategies to Reduce Your PITI
- Improve your credit score to qualify for a lower rate.
- Shop multiple lenders and negotiate fees.
- Boost down payment to reduce PMI and principal.
- Appeal assessed value to lower property taxes where appropriate.
- Bundle insurance policies and raise deductibles responsibly.
- Refinance when rates drop and remove PMI at ≥20% equity.
Related Resources
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