Mortgages

# Mortgage Calculator | Bankrate

Use our free mortgage calculator to estimate your monthly mortgage payments. Account for interest rates and break down payments in an easy to use
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## How to calculate your mortgage payments

The calculus behind mortgage payments is complicated, but Bankrate’s Mortgage Calculator makes this math problem quick and easy.

First, next to the space labeled “Home price,” enter the price (if you’re buying) or the current value of your home (if you’re refinancing).

In the “Down payment” section, type in the amount of your down payment (if you’re buying) or the amount of equity you have (if you’re refinancing). A down payment is the cash you pay upfront for a home, and home equity is the value of the home, minus what you owe. You can enter either a dollar amount or the percentage of the purchase price you’re putting down.

Next, you’ll see “Length of loan.” Choose the term — usually 30 years, but maybe 20, 15 or 10 — and our calculator adjusts the repayment schedule.

Finally, in the “Interest rate” box, enter the rate you expect to pay. Our calculator defaults to the current average rate, but you can adjust the percentage. Your rate will vary depending on whether you’re buying or refinancing.

As you enter these figures, a new amount for principal and interest will appear to the right. Bankrate’s calculator also estimates property taxes, homeowners insurance and homeowners association fees. You can edit these amounts or even ignore them as you’re shopping for a loan — those costs might be rolled into your escrow payment, but they don’t affect your principal and interest as you explore your options.

### Mortgage payment formula

Want to figure out how much your monthly mortgage payment will be? For the mathematically inclined, here’s a formula to help you calculate mortgage payments manually:

#### Equation for mortgage payments

Symbol M the total monthly mortgage payment P the principal loan amount r your monthly interest rate Lenders provide you an annual rate so you’ll need to divide that figure by 12 (the number of months in a year) to get the monthly rate. If your interest rate is 5 percent, your monthly rate would be 0.004167 (0.05/12=0.004167). n number of payments over the loan’s lifetime Multiply the number of years in your loan term by 12 (the number of months in a year) to get the number of payments for your loan. For example, a 30-year fixed mortgage would have 360 payments (30×12=360).

This formula can help you crunch the numbers to see how much house you can afford. Using our Mortgage Calculator can take the work out of it for you and help you decide whether you’re putting enough money down or if you can or should adjust your loan term. It’s always a good idea to rate-shop with several lenders to ensure you’re getting the best deal available.

## How a mortgage calculator can help

As you set your housing budget, determining your monthly house payment is crucial — it will probably be your largest recurring expense. As you shop for a purchase loan or a refinance, Bankrate’s Mortgage Calculator allows you to estimate your mortgage payment. To study various scenarios, just change the details you enter into the calculator. The calculator can help you decide:

• The loan length that’s right for you. If your budget is fixed, a 30-year fixed-rate mortgage is probably the right call. These loans come with lower monthly payments, although you’ll pay more interest during the course of the loan. If you have some room in your budget, a 15-year fixed-rate mortgage reduces the total interest you’ll pay, but your monthly payment will be higher.
• If an ARM is a good option. As rates rise, it might be tempting to choose an adjustable-rate mortgage (ARM). Initial rates for ARMs are typically lower than those for their conventional counterparts. A 5/6 ARM — which carries a fixed rate for five years, then adjusts every six months — might be the right choice if you plan to stay in your home for just a few years. However, pay close attention to how much your monthly mortgage payment can change when the introductory rate expires.
• If you’re spending more than you can afford. The Mortgage Calculator provides an overview of how much you can expect to pay each month, including taxes and insurance.
• How much to put down. While 20 percent is thought of as the standard down payment, it’s not required. Many borrowers put down as little as 3 percent.

## Deciding how much house you can afford

If you’re not sure how much of your income should go toward housing, follow the tried-and-true 28/36 percent rule. Many financial advisors believe that you should not spend more than 28 percent of your gross income on housing costs, such as rent or a mortgage payment, and that you should not spend more than 36 percent of your gross income on overall debt, including mortgage payments, credit cards, student loans, medical bills and the like. Here’s an example of what this looks like:

Joe’s total monthly mortgage payments — including principal, interest, taxes and insurance — shouldn’t exceed \$1,400 per month. That’s a maximum loan amount of roughly \$253,379. While you can qualify for a mortgage with a debt-to-income (DTI) ratio of up to 50 percent for some loans, spending such a large percentage of your income on debt might leave you without enough wiggle room in your budget for other living expenses, retirement, emergency savings and discretionary spending. Lenders don’t take those budget items into account when they preapprove you for a loan, so you need to factor those expenses into your housing affordability picture for yourself. Once you know what you can afford, you can take financially sound next steps.The last thing you want to do is jump into a 30-year home loan that’s too expensive for your budget, even if a lender is willing to loan you the money. Bankrate’s How Much House Can I afford Calculator will help you run through the numbers.

## How to lower your monthly mortgage payment

If the monthly payment you’re seeing in our calculator looks a bit out of reach, you can try some tactics to reduce the hit. Play with a few of these variables:

• Choose a longer loan. With a longer term, your payment will be lower (but you’ll pay more interest over the life of the loan).
• Spend less on the home. Borrowing less translates to a smaller monthly mortgage payment.
• Avoid PMI. A down payment of 20 percent or more (or in the case of a refi, equity of 20 percent or more) gets you off the hook for private mortgage insurance (PMI).
• Shop for a lower interest rate. Be aware, though, that some super-low rates require you to pay points, an upfront cost.
• Make a bigger down payment. This is another way to reduce the size of the loan.

## Next steps

A mortgage calculator is a springboard to helping you estimate your monthly mortgage payment and understand what it includes. Your next step after exploring the numbers:

• Get preapproved by a mortgage lender. If you’re shopping for a home, this is a must.
• Apply for a mortgage. After a lender has vetted your employment, income, credit and finances, you’ll have a better idea how much you can borrow. You’ll also have a clearer idea of how much money you’ll need to bring to the closing table.

Learn more about specific loan type rates Loan Type Purchase Rates Refinance Rates 30-Year Loan 30-Year Mortgage Rates 30-Year Refinance Rates 20-Year Loan 20-Year Mortgage Rates 20-Year Refinance Rates 15-Year Loan 15-Year Mortgage Rates 15-Year Refinance Rates 10-Year Loan 10-Year Mortgage Rates 10-Year Refinance Rates FHA Loan FHA Mortgage Rates FHA Refinance Rates VA Loan VA Mortgage Rates VA Refinance Rates ARM Loan ARM Mortgage Rates ARM Refinance Rates Jumbo Loan Jumbo Mortgage Rates Jumbo Refinance Rates The table above links out to loan-specific content to help you learn more about rates by loan type.

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