Mortgage calculator

Know what your home really costs.

Plumb works out your full monthly payment, with tax, insurance, PMI and HOA included, and shows how much paying a little extra would save. It's free and private and runs in your browser.

Work out my payment See how it works ↓

No sign-up. No ads. Nothing leaves your browser.

Total monthly payment

$2,547.62

per month

  • Principal & interest $2,022.62
  • Property tax $400.00
  • Home insurance $125.00
Loan amount
$320,000.00
Payoff date
Dec 2056
$400,000 home, 20% down, 30 years at 6.5%.

The number most calculators stop at

$2,022.62 isn't your payment.

Most calculators show principal and interest and stop there. But the bank, the county and your insurer all take their share every month. Plumb adds them all, so the number you plan around is the one that leaves your account.

What most calculators show $2,022.62

+$525.00 a month you'd have missed

What Plumb shows $2,547.62

How it works

Three numbers in. The whole picture out.

  1. Put in the house.

    Home price, down payment, rate and term. Type the down payment as dollars or a percent and the other one keeps up.

  2. Add what comes with it.

    Property tax, insurance, HOA and PMI. PMI drops off on its own once you reach 20% equity, just as it does in real life.

  3. See it, and share it.

    Your payment, your payoff date and every month of the schedule update as you type. Copy the link and your partner sees exactly what you see.

Extra payments

$200 more a month. Six and a half years sooner.

Add an extra monthly amount, a yearly bonus, or a one-time windfall from any month you choose. Plumb shows the interest you keep and the date you're done.

$105,400 interest saved (about)

6 years 7 months sooner, paid off May 2050

6 yrs 7 mo $320K $160K $0 2027 2035 2045 2056 Paid off May 2050
  • Without extra payments
  • With $200 extra

Features

Everything on the page. Nothing in the way.

  • The whole monthly cost.

    Principal, interest, tax, insurance, PMI, HOA and anything else you budget for, in one figure with a chart.

  • The full schedule.

    Every payment for the life of the loan, month by month or year by year.

  • Extra payments.

    Monthly, yearly, or one-time, from the month you choose. See the interest and time saved.

  • Share with a link.

    Every input lives in the address. Copy the link and anyone can reopen the same calculation.

  • Private by design.

    No account and no server. Your numbers never leave this browser tab.

  • Easy on the eyes.

    Light and dark mode, big clear figures, and a layout that works on a phone or a big monitor.

Try it here

This is the real thing.

Change the price or the rate and watch the payment move. It's the same calculator, live on this page.

Open it full screen →

Find your number.

It takes about a minute, and you'll know your payment to the cent.

Open Plumb

Free. No sign-up. No ads.