About US Mortgage Calculator

Most mortgage calculators answer the wrong question. They tell you the principal and interest on a loan, which on a typical American home is only about two thirds of what you actually pay each month. The missing third is property tax, homeowners insurance, mortgage insurance and HOA dues, and it is where budgets break.

The gap is worst across state lines. An identical $400,000 house carries a property tax bill of under $1,700 a year in some states and over $8,000 in others. A buyer comparing two cities using a principal-and-interest calculator is comparing numbers that leave out the single largest difference between them.

So every calculator here defaults to showing the full monthly outflow, with the tax and insurance components broken out so you can see what drives them. The state pages exist so that comparison is a click rather than a research project.

The property tax rates and median home values used across the state pages are derived from publicly available data, principally U.S. Census Bureau American Community Survey housing statistics, supplemented with published state and county assessor information. The current table is built from ACS 2019-2023 5-year estimates, last reviewed September 2026; those dates are printed alongside the table itself and on every state page, so you can always tell how old a figure is before you rely on it.

Mortgage mathematics on the site uses the standard amortization formula, the same one lenders use, so the principal-and-interest figures should match a lender’s to the cent given identical inputs. Mortgage insurance, FHA premiums and VA funding fees are modelled on published programme rules, which we cite on the relevant calculator pages.

An honest limitation: the property tax figures are statewide averages, and no individual homeowner pays the statewide average. Real rates are set locally by counties, municipalities, school districts and special districts, and can vary by a factor of two within a single state. Our numbers are built for budgeting and for comparing states against each other. Before you make an offer, look up the actual tax history for that specific parcel on the county assessor’s website. We say this on every state page for the same reason.

Every calculator and guide on this site is written and maintained from primary sources: state revenue departments and county assessors for property tax rules, the CFPB and HUD for loan programme rules, and the standard amortization mathematics for the calculations themselves.

Four rules govern everything published here, and they are worth stating because they are what make the site useful rather than merely long:

• Every state page describes that state's own system — its assessment basis, its caps, its exemption names and filing deadlines, its appeal body and its window. None of it is boilerplate with a state name substituted in, because a page written that way tells a reader in Vermont nothing they could not have guessed.
• Rules are described rather than dollar amounts, wherever the two diverge. Exemption amounts and deadlines change by legislation; the mechanism changes rarely. A stale mechanism is far less misleading than a stale number, and every page points the reader to the county for the current figure.
• Where a number is quoted, its source and its age are stated. The state tax table carries the date it was last updated and the date it was last reviewed.
• The inconvenient parts stay in: the break-even that makes a refinance not worth doing, the mortgage insurance that never cancels, the assessment that resets the January after you buy.

Corrections are the fastest way to change something on this site. If a figure, a deadline or a rule is wrong, write to devscriptify@gmail.com with the page and what you expected instead, and it will be checked against the state or county source and fixed.

The site is funded entirely by display advertising served through Google AdSense. That is the whole business model, and it has a few consequences worth stating plainly:

• We do not sell leads. Your calculator inputs are never transmitted anywhere, and no lender receives your details from us.
• We have no affiliate arrangements with lenders and receive no commission for sending you to any financial institution.
• Advertisements are selected by an ad network, not by us. Seeing an advertiser here is not a recommendation, and we have not vetted them.
• Nothing in an article or a calculator is influenced by advertising. Where a product is genuinely worse for most readers, such as FHA mortgage insurance that never cancels, we say so.

The privacy policy sets out exactly what advertising and analytics cookies do and how to opt out of personalized ads.

Articles are written to be useful to someone actually making a decision, which means including the parts that are inconvenient: the break-even point that makes a refinance not worth it, the FHA premium that lasts the life of the loan, the transaction costs that make a three-year purchase a poor trade.

Where a figure changes annually, such as FHA loan limits or VA funding fees, we describe the mechanism, label the programme year of any number quoted, and link to the official source so you can verify the current value. Government sources are cited directly rather than through intermediaries.

If you find something wrong, please email devscriptify@gmail.com with the page and the error. Substantive corrections are made promptly and the page date updated.

DevScriptify is a software publisher. We are not a lender, a mortgage broker, a real estate brokerage, a tax preparer or a licensed financial adviser, and nothing on this site is personalized financial, tax or legal advice. The calculators produce estimates from the assumptions you supply.

Use them to narrow your options and to prepare better questions. Then take those questions to a licensed lender, a real estate professional and, where taxes are involved, a qualified tax adviser. The contact page lists where to go for authoritative answers, including free HUD-approved housing counseling.