USA Mortgage Calculator — PITI With Taxes, Insurance & PMI (2026)

Last updated: September 2026 · Current 30-year fixed rate: 6.5% (estimate — edit field below)

A mortgage payment in the United States is almost never just principal and interest. Lenders quote a PITI number — Principal, Interest, Taxes and Insurance — and if your down payment is under 20%, PMI is added on top. This calculator uses the current national 30-year fixed rate of 6.5% and lets you adjust every US-specific cost: property tax (which varies dramatically by state), home insurance, HOA fees and extra monthly payments.

Example: $400,000 Home at Today's 6.5% Rate

With 20% down ($80,000), a $400,000 home leaves a $320,000 loan. At the current 6.5% 30-year fixed rate, principal and interest come to about $2,023/month. Add typical property tax (~1.1%) and insurance (~$150/mo) and the real monthly cost is roughly $2,539 — that's PITI, and it's the number that actually hits your bank account.

What Is PITI?

Principal is what you borrowed. Interest is the lender's charge. Taxes are property taxes — from roughly 0.3% in Hawaii to over 2.2% in New Jersey. Insurance covers homeowners insurance, and PMI (Private Mortgage Insurance) applies to most US loans with less than 20% down. US lenders typically escrow taxes and insurance, so your single monthly payment includes all of it.

When Does PMI Go Away?

On conventional loans, PMI automatically cancels once your balance reaches 78% of the home's original value, and you can request removal at 80%. That's why the calculator stops charging PMI once your equity passes 20% — a detail many online tools miss.

How Much Do Extra Payments Save?

Add any amount in the "Extra Payment" field. Even $100/month extra on a $320,000 loan at 6.5% typically cuts several years off the loan and saves tens of thousands in interest — the calculator shows your exact savings and new payoff date.

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