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Home Loan Calculators

The full cost of buying a house, not just the monthly payment — including the parts that only show up years later.

A $400,000 mortgage at 6.55% over 30 years costs $2,541 a month in principal and interest — and $514,760 in total interest, which is 129% of the amount borrowed. Over the full term you repay $914,760 on a $400,000 loan.

That is principal and interest only, at the 2026-07-16 national benchmark rate — property tax, insurance and mortgage insurance are additional, and they are usually the difference between the payment people expect and the one they get quoted.

Start here

These four tools answer four genuinely different questions:

Not sure what you can afford yet? The affordability calculator works backwards from income and existing debts instead of forwards from a price.

The term matters more than almost anything else

Rate shopping gets all the attention, but the length of the loan moves the total by far more. Same $400,000 at the same 6.55%:

TermMonthly P&ITotal interestTotal repaid
15 years$3,495$229,100$629,100
20 years$2,994$318,560$718,560
30 years$2,541$514,760$914,760

A 15-year term costs $954 more each month and saves $285,660 in interest. Both figures assume the same rate; in practice shorter terms are usually priced a little lower, which widens the gap further. The extra payment calculator shows the middle path — keeping the 30-year payment as your floor while paying it down faster.

Every home loan calculator

  • Mortgage CalculatorFull PITI payment, amortization, and payoff — with taxes, insurance, PMI, and HOA.
  • Closing Cost CalculatorAdd up your Loan Estimate and see which fees you can actually shop for — no invented averages.
  • Discount Points CalculatorWhat buying down your rate costs, when it pays for itself, and whether you'll hold the loan that long.
  • PMI CalculatorWhen private mortgage insurance actually drops off, and what it costs you before it does.

Mortgage scenarios

Four situations that need their own calculation rather than a different view of the payment:

Going deeper

Rate moves are reported in basis points, which tells a buyer nothing useful — the rate move study converts a quarter-point into monthly and lifetime dollars at seven loan sizes. Every calculator here documents its formula and sources on a methodology page.

Common questions

How much interest will I actually pay on a mortgage?
More than most people expect. On a $400,000 loan at 6.55% over 30 years, the principal-and-interest payment is $2,541 a month and the total interest comes to $514,760 — 129% of the amount borrowed. The same loan over 15 years costs $229,100 in interest, roughly 55% less, at a higher monthly payment.
Which calculator do I need first?
If you are still deciding what you can spend, start with affordability — it works backwards from your income and debts. If you have a price in mind, the mortgage calculator gives the full monthly payment including taxes and insurance. Everything else here refines a deal you are already looking at.
When does PMI actually come off?
Not when you feel like you have enough equity. Three statutory rules apply, all measured against the ORIGINAL property value: you may request cancellation at 80% loan-to-value, the servicer must cancel automatically at 78%, and there is a midpoint backstop at the halfway point of the term regardless of balance. The PMI calculator walks your amortization schedule against all three.
Are discount points worth buying?
It depends entirely on how long you keep the loan, which is why the answer is a break-even date rather than a yes or no. The discount points calculator gives the month your savings overtake what the points cost, so you can compare it to how long you actually expect to stay.
Where does the interest rate come from?
The benchmark is 6.55% for a 30-year fixed, as of 2026-07-16, from the Freddie Mac Primary Mortgage Market Survey. It is a national average — your own rate depends on credit, loan size, points and lender, so every calculator here lets you replace it.

Benchmark rate 6.55% as of 2026-07-16, source: Freddie Mac Primary Mortgage Market Survey (via FRED MORTGAGE30US). Your own rate will differ. Estimates for general information only — not financial, tax, or investment advice.