Calculator

What it really costs per month

The number on the flyer is principal and interest. This is the number that hits your account: taxes reassessed at your purchase price under Prop 13, insurance, HOA, Mello-Roos, and PMI — with the month PMI disappears and what you pay after.

Loan

Purchase price

Down payment

Interest rate

Term

Carrying costs

Property tax rate

Under Prop 13 your assessed value resets to the purchase price at close — so your tax bill will likely be higher than the seller's, sometimes a lot higher.

Insurance per year

California's market has tightened considerably. In a high fire-severity zone, get a real quote before you remove contingencies.

HOA per month

Mello-Roos per year

PMI rate of loan/yr

Only applies above 80% LTV. Ranges roughly 0.3%–1.5% depending on credit score and down payment.

Total monthly payment

—

Where it goes

Loan amount

—

Total interest

—

over the full term

Cash to close

—

down + ~2% costs

Payoff date

—

if never refinanced

Balance & equity over time

Equity here is only what you pay down — appreciation is not included. Notice how little of the early payments touch principal; that's the part people are surprised by.

Amortization, by year

Year	Interest paid	Principal paid	PMI paid	Balance

Estimate only. Not a Loan Estimate under TRID, an appraisal, or tax advice. Actual property tax depends on your county's assessed rate and any voter-approved bonds and direct assessments; insurance depends on the specific property; PMI depends on your credit and lender. Confirm all figures with your lender and escrow officer.