Mortgage Calculator with Taxes and Insurance 2026
See your real monthly payment — not just principal & interest. Includes property taxes, homeowners insurance, and PMI. Updated February 2026.
QUICK ANSWER: What is the full monthly payment on a $350,000 home?
On a $350,000 home with 20% down at 6.10% (30-year fixed), your total PITI payment is approximately $2,167/month: $1,700 principal & interest + $317 property taxes + $150 homeowners insurance. With less than 20% down, add $100-$200/month for PMI.
Full PITI Payment Examples (Feb 2026 at 6.10%)
| Home Price | P&I | Taxes/mo | Insurance/mo | Total PITI |
|---|---|---|---|---|
| $250,000 | $1,214 | $229 | $125 | $1,568/mo |
| $350,000 | $1,700 | $321 | $150 | $2,171/mo |
| $450,000 | $2,186 | $413 | $175 | $2,774/mo |
| $550,000 | $2,671 | $504 | $200 | $3,375/mo |
| $750,000 | $3,643 | $688 | $250 | $4,581/mo |
Assumes 20% down payment, 1.1% property tax rate, national avg insurance. Your actual costs will vary by location.
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Payment Breakdown
Loan Summary
Understanding Your Mortgage
Principal vs Interest
In the early years of your mortgage, most of your monthly payment goes toward interest. As you pay down your loan, more goes toward principal.
Extra Payments
Making even small additional payments can significantly reduce your loan term and save thousands in interest over the life of your loan.
Amortization
An amortization schedule shows how your loan balance decreases over time as you make payments, eventually reaching zero at the end of your loan term.
What Does PITI Mean in a Mortgage Payment?
PITI is the acronym for the four components of a complete mortgage payment. Most lenders and mortgage calculators show only principal & interest — but your real monthly obligation is PITI:
Principal
The portion that reduces your loan balance. In early years, this is a small fraction of your payment — only about 20-30% goes to principal in year 1.
Interest
The cost of borrowing. At 6.10%, interest dominates early payments. On a $280K loan, you pay ~$1,423 in interest in month 1 vs only $277 in principal.
Taxes
Property taxes collected monthly into escrow. National average: 1.1% of home value/year. Varies from 0.28% (Hawaii) to 2.23% (New Jersey).
Insurance
Homeowners insurance, also escrowed. National average: $1,500-$2,500/year ($125-$208/month). High-risk areas (FL, LA) can be 2-4x higher.
Property Tax Rates by State (2026)
Property taxes are the biggest variable in your total payment. Here are the highest and lowest states:
Highest Property Tax States
Lowest Property Tax States
When Do You Pay PMI?
PMI (Private Mortgage Insurance) is required when your down payment is less than 20%. It protects the lender if you default. PMI costs 0.5%-1.5% of the loan amount annually:
| Down Payment | PMI Rate | Monthly PMI ($350K home) |
|---|---|---|
| 3% ($10,500) | 1.0-1.5% | $283-$425/mo |
| 5% ($17,500) | 0.8-1.2% | $222-$333/mo |
| 10% ($35,000) | 0.5-0.8% | $131-$210/mo |
| 15% ($52,500) | 0.3-0.5% | $74-$123/mo |
| 20%+ ($70,000) | None | $0/mo |
PMI is automatically removed when your loan balance reaches 78% of the original home value (Homeowners Protection Act).
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