Principal, interest, taxes, insurance, PMI and HOA — with the property tax line calculated from real county data rather than the flat national guess most mortgage calculators use. Estimates only.
Your figures stay in your browser. Nothing you enter is sent to us, stored, or saved. We never show a “current” interest rate — you enter the rate you’ve been quoted.
Most mortgage calculators apply one flat assumption — often about 1.2% of the purchase price — to every property in the United States. That is fine as a placeholder and useless as a decision input, because property tax is the component that varies most between otherwise identical houses. On a $400,000 home the gap between a low-tax and a high-tax county is routinely several hundred dollars a month, which is the difference between a payment that works and one that does not.
This calculator runs your price through the same engine the rest of this site uses: your county’s actual rates, its assessment ratio, and the homestead exemption where it applies. The rate used is shown in the result so you can see the assumption rather than take it on trust.
The tax figure is based on the county seat’s primary taxing district. Within one county, rates commonly vary by a factor of two or more between cities, school districts and special districts, so treat the figure as a good starting estimate rather than your bill. Insurance and PMI are placeholders with no data behind them — replace both with real quotes before relying on the total.
One thing worth planning for: in states that reassess at sale, a newly bought home is often reassessed to the purchase price, so the tax line can rise in year two even if nothing else changes.
Because it would be wrong. This is a static site — any rate baked into the page would be out of date the day after it was published, and a stale rate in a payment calculator produces a confidently wrong number. You enter the rate you have actually been quoted, which is the only rate that matters for your payment.
Most mortgage calculators apply a flat national assumption, often around 1.2% of the purchase price, to every property in the country. This one runs your price through the same engine the rest of this site uses to model your specific county — its actual rates, its assessment ratio, and the homestead exemption if it applies. Between a low-tax and a high-tax county that difference can be several hundred dollars a month on the same house.
They are rough placeholders, and we say so plainly. This site holds property tax data, not insurance data, so we have nothing to base a real insurance figure on. Both fields are editable and you should replace them with real quotes — insurance in particular varies enormously by state, roof age, claims history, and proximity to coast or wildfire risk.
No. Everything runs in your browser. Nothing is transmitted, stored, or saved. There is no backend and no database. If you share the link, only the values in the address bar go with it, and only because you chose to share it.
Several reasons. The tax figure uses the county seat’s primary taxing district, and rates within a county commonly vary by a factor of two between cities, school districts, and special districts. Escrow shortages, lender fees, flood insurance, and supplemental assessments are not modelled here. And in states with assessment caps, a newly purchased home is typically reassessed at the sale price, so your bill can rise sharply in year two.
Estimates only. The Property Tax Almanac is an independent editorial reference. It is not affiliated with, endorsed by, or acting on behalf of any government agency, assessor’s office, lender, mortgage broker, insurer, or tax service. Nothing this tool produces is a loan quote, a pre-approval, an offer of credit, an insurance quote, or a determination of what you will owe.
We do not provide interest rates. The rate is always yours to enter. This site does not fetch, display, or suggest current market rates, and nothing here should be read as an indication of what rate you might obtain. Your rate depends on your credit, loan type, points, lender, and the day you lock.
Insurance and PMI are placeholders, not estimates for your home. This site holds property tax data only. The prefilled homeowners insurance and PMI figures are generic starting points with no data behind them, provided so the calculator produces a complete-looking total. Real insurance premiums vary enormously by state, construction, roof age, claims history, and exposure to coastal, wildfire, or hail risk. Real PMI depends on your credit score, loan-to-value ratio, and lender. Replace both with real quotes.
The property tax figure is a county-level estimate. It is calculated from the primary taxing district of the county seat and the exemptions this site models. It may not reflect your specific parcel, its assessed value, the exact city, school district, municipal utility district, emergency services district or special assessments covering your address, or exemptions we cannot see — including income-tested programmes, since we do not ask for your income. In states that reassess on sale, your assessed value may change materially after purchase.
Not a complete picture of ownership cost. This calculator does not model closing costs, escrow shortages or adjustments, lender fees, flood or earthquake insurance, special assessments, maintenance, utilities, or income tax treatment of mortgage interest and property tax.
No legal, tax, financial, or real estate advice; no warranty. Nothing here constitutes legal, tax, financial, investment, mortgage, or real estate advice. We make no representations or warranties of any kind, express or implied, about the completeness, accuracy, reliability, or suitability of any result. Any reliance you place on it is strictly at your own risk, and we are not liable for any loss or damage — including indirect or consequential loss — arising from its use or from decisions made on the basis of it. Confirm every figure with your lender, your insurer, and the county assessor before committing to a purchase.
About this site's data and estimates. The Property Tax Almanac is an independent editorial reference. It is not affiliated with any government agency, tax assessor, or tax preparation service. The calculators and data on this site are informational and are not a substitute for advice from a qualified tax professional, attorney, or your official county assessor or appraisal district.
Accuracy, sources, and scope. Tax rate data is compiled from publicly available sources — including the Texas Comptroller of Public Accounts, the Indiana Department of Local Government Finance, the Illinois Department of Revenue, the Florida Department of Revenue, the Tennessee Comptroller of the Treasury, the Arizona Department of Revenue, the North Carolina Department of Revenue, the Wisconsin Department of Revenue, the Michigan Department of Treasury, the Iowa Department of Revenue and Iowa Department of Management, the Minnesota Department of Revenue, the California State Board of Equalization, individual county appraisal and assessor offices, and the US Census Bureau — and is believed to be accurate as of the "revised" date shown on each page. Rates change annually (and sometimes mid-year) through local budget adoptions, legislative action, and voter-approved measures. Rates displayed reflect the primary tax district of the county seat; rates in other cities, school districts, Municipal Utility Districts (MUDs), Emergency Services Districts (ESDs), Mello-Roos Community Facilities Districts (CFDs), and special taxing units within the same county may be meaningfully higher or lower. Census population figures are from the 2020 Decennial Census and are rounded to the nearest 100.
How to use these estimates. The calculator produces a rough estimate based on the county seat's combined rate, statutory deductions and exemptions available statewide, and the value you enter. Your actual bill depends on your specific parcel's assessed or appraised value, the exact taxing entities covering your address, any local-option exemptions you qualify for, any assessment caps or circuit-breaker protections (e.g., Florida's Save Our Homes, Arizona's Prop 117 LPV cap, Indiana's 1% circuit breaker, North Carolina's Elderly/Disabled Exclusion, Wisconsin's Lottery & Gaming Credit, Michigan's Proposal A 5%/IRM cap, Iowa's residential rollback, Minnesota's Homestead Market Value Exclusion, California's Proposition 13 acquisition-value system and 2% annual cap), and any appeal or protest outcomes. For an authoritative figure, consult your county appraisal district (Texas), county assessor (Indiana, Illinois, Tennessee, Arizona, North Carolina, Iowa, Minnesota, California), county property appraiser (Florida), or municipal/township assessor (Wisconsin and Michigan — assessments are set at the city/village/township level rather than the county level; some Iowa and Minnesota cities also have city-level assessors). The contact information for the primary authority in each county is listed at the top of that county's page.
No legal or tax advice; no warranty. Nothing on this site constitutes legal, tax, financial, investment, or real estate advice. The Property Tax Almanac, its authors, and its publisher make no representations or warranties of any kind, express or implied, about the completeness, accuracy, reliability, suitability, or availability of the content on this site. Any reliance you place on the information is strictly at your own risk. We are not liable for any loss or damage — including without limitation, indirect or consequential loss or damage — arising from the use of this site or from decisions made based on its content.
Found an error? Property tax rules are complex and change often. If you spot an inaccuracy, please contact us — corrections help every reader who comes after you.
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