What changes the result most
Interest rate and term dominate lifetime interest. Extra monthly principal can move payoff time sharply, while tax and insurance change cash flow without paying down the loan.
Mortgage & Loan Calculator
Estimate fixed-rate mortgage principal and interest, entered taxes, insurance, HOA, extra payments, payoff time, and annual amortization.
Runs locallyKeyboard friendlyUpdated: August 30, 2026
Enter your scenario
Results update as valid inputs change. Correct any highlighted field before relying on the answer.
Primary result
Monthly principal and interest$2,022.62
Estimated monthly housing total$2,572.62
Total loan interest$408,140.64
Total paid to loan$728,140.64
Estimated payoff time30 years, 0 months
Interest saved by extra payments$0.00
Principal$320,000.00
The fixed-rate principal-and-interest payment is $2,022.62. Entered taxes, insurance, HOA, and extra principal bring the planning total to $2,572.62 per month.
Planning estimate only. This is not an APR, Loan Estimate, lender quote, affordability decision, or disclosure.
Use the result
From calculation to decision
Use the fixed-payment result to compare a principal, rate, and term scenario. The housing total adds only the taxes, insurance, association charge, and extra principal entered here.
What to do next
Change one high-leverage input, compare the new result with the default, and confirm any current rate, policy, quote, or external rule that controls the real decision.
Save and report
Entered mortgage values stay in this page session and are excluded from the share URL. Use Copy scenario only when you intentionally want the values on your clipboard.
If a result appears wrong, report an issue for this calculator.
When this calculation helps
Use the fixed-payment result to compare a principal, rate, and term scenario. The housing total adds only the taxes, insurance, association charge, and extra principal entered here.
The result separates the primary answer from supporting values so you can see both the number and the assumptions that produced it. Adjust one field at a time when comparing scenarios; changing several inputs together makes it harder to identify why the answer moved.
Formula / methodology
r = annual rate ÷ 12
n = years × 12
payment = principal × r ÷ (1 − (1 + r)⁻ⁿ)At a zero rate, payment is principal divided by months. The annual table comes from a bounded month-by-month schedule: interest is current balance × monthly rate, scheduled principal is payment minus interest, and any extra amount reduces principal. Money stages round to cents.
Assumptions and limitations
- The rate is fixed and payments occur monthly.
- The first payment is one month after origination.
- Taxes, insurance, and HOA remain constant in this scenario.
- PMI, points, lender fees, closing costs, escrow changes, late fees, and prepayment rules are not included.
- The result is not an affordability decision or an APR calculation.
Worked examples
Thirty-year fixed scenario
A $320,000 principal at 6.5% for 30 years produces about $2,022.62 monthly principal and interest before other housing costs.
Add principal deliberately
Enter an extra monthly amount and compare the payoff time and interest-saved cards, then confirm that the loan permits the intended prepayment treatment.
Common mistakes
- Entering the home price instead of the amount borrowed.
- Calling the entered interest rate an APR or treating the result as a lender disclosure.
- Comparing monthly payment alone when the term or total interest changes.
- Forgetting costs such as PMI, maintenance, utilities, or changing escrow payments.
FAQ
Does this result include taxes and insurance?
The estimated housing total includes only the annual amounts entered. Principal-and-interest and loan totals remain separate.
Is the displayed rate an APR?
No. APR can incorporate particular finance charges and disclosure rules; this tool uses the nominal rate entered for an amortization scenario.
Why are mortgage values not placed in the share link?
Loan and housing inputs are omitted from URL parameters. Copy scenario is an explicit local clipboard action; page-link sharing contains no entered mortgage values.
Sources and assumptions
The amortization formula is a mathematical identity recorded in the Source Guide. The boundary between a planning estimate and regulated credit disclosures is informed by CFPB Regulation Z.
Updated: August 30, 2026. Method: MORTGAGE-1.0. Inputs remain visitor-entered unless a data timestamp is shown beside them.
Calculator-specific review
Decision supported: Estimate fixed-rate principal-and-interest payments, optional housing costs, payoff time, and annual amortization.
Inputs and two scenarios
The inputs below are scenario controls, not facts supplied by a source. Change the values to see how this calculator responds to the decision you are making.
published default example: Loan principal: 320000; Annual interest rate: 6.5; Loan term in years: 30; Extra principal per month: 0; Annual property tax: 4800; Annual homeowners insurance: 1800; Monthly HOA or association charge: 0.
materially different higher mortgage & loan calculator scenario: Loan principal: 480000; Annual interest rate: 9.75; Loan term in years: 45; Extra principal per month: 0; Annual property tax: 4800; Annual homeowners insurance: 1800; Monthly HOA or association charge: 0.
What changes the result
Rate and term strongly affect payment and lifetime interest; taxes, insurance, HOA, and extra principal change the planning total or payoff path.
Method and evidence boundary
The standard fixed-payment amortization identity determines monthly principal and interest; a bounded month-by-month schedule applies extra principal and cent rounding. The payment identity is mathematical; CFPB Regulation Z is used only to state the boundary between this estimate and lender APR or disclosure obligations.