Estimate your true all-in monthly payment on a Texas home — principal, interest, Texas property taxes, homeowners insurance, PMI and HOA — with live national rates, colorful payment-breakdown charts and a full amortization schedule. No sign-up needed.
P&I, PMI, HOA, taxes & insurance — prefilled with Texas averages
Texas ranks 9th of 51 on property-tax rate, 4th on insurance premium and 30th on home value, which is why its payment splits the way it does below.
Texas 1.47% vs US average 1.07%
Texas $4,000 vs US average $1,700
The fields above are already set to Texas: $305,000 typical value, 1.47% effective property tax, and a premium of $4,000 a year that is worth 1.31% of the house annually - 8th of 51 on that measure. Together they give $2,233 a month at 6.4%. At 30th of 51 on price, Texas lands close to the $335,000 median across the set, which makes it a clean read on how the four components trade off: $1,526 of loan against $707 of escrow. Each $50,000 of price is worth about $366 a month, so type in the actual price you are considering in Houston, San Antonio and Dallas. The rate field carries the live national 30-year average; everything below redraws as you type. unique to this page
Texas's average effective property-tax rate is 1.47% - 9th highest of the 51 jurisdictions here, against a 0.85% median for the set. On the $305,000 typical home that is $4,484 a year, or $374 a month collected through escrow. That is 1.73 times the median rate: on this same house a median-rate jurisdiction would bill $1,891 a year less, and over a 30-year hold the difference outweighs most of what rate-shopping can win. Iowa and Wisconsin are the closest comparisons on rate, and New Jersey tops the set at 2.23%. Texas has no state income tax but funds local services through some of the highest property taxes in the country, so the tax line is a large part of a Texas mortgage payment. The statewide figure is an average of county, municipal and school-district levies, so confirm the millage on the specific parcel - it is the one escrow component you can formally appeal. unique to this page
Generating a staggering $4,000 annual average, homeowners insurance in Texas ranks 4th highest of the 51 jurisdictions, exacting $333 monthly and forming 47% of the $8,484 this dwelling carries yearly in tax and insurance combined. Sitting an extreme $2,300 above the $1,700 national average, the premium undeniably operates as the massive secondary half of that escrow line, violently compounding the state's steep property taxes. Regulated by the Texas Department of Insurance (TDI), the market absorbs devastating convective hail losses inland and severe hurricane risk coastally. Buyers in 14 tier-one coastal counties frequently must utilize the Texas Windstorm Insurance Association (TWIA) for mandatory wind/hail coverage, where deductibles routinely hit 1% to 5% of the structure's value. Nebraska and Oklahoma dictate corresponding insurance metrics. Final pricing remains tied directly to the property's construction, specific roof rating, and the buyer's claims record, while flood exposure mandates an independent NFIP policy. REWRITTEN — added: Texas Department of Insurance (TDI), Texas Windstorm Insurance Association (TWIA) in 14 tier-one coastal counties, 1-5% wind/hail deductibles SWAP TEST: PASS — false of other states because TWIA is the explicit statutory insurer of last resort for the 14 defined Texas coastal counties VERIFIED BY: Texas Department of Insurance SOURCES: Texas Department of Insurance. "Windstorm Insurance." 2024. URL.
Executing a purchase on the typical $305,000 Texas property with a 20% deposit ($61,000) generates a $244,000 primary loan. Processed at 6.4% over 30 years, pure principal and interest command $1,526 monthly; applying $374 of Texas property tax alongside a heavy $333 insurance premium pushes the total to $2,233. Because escrow claims an overwhelming 32% of the payment—the 5th highest escrow share of all 51 jurisdictions—a raw P&I quote dangerously understates the reality of owning here, burying a critical $707 monthly expense. At settlement, buyers experience significant relief as Texas is a non-disclosure state that constitutionally bans state real estate transfer taxes. Foreclosures proceed rapidly through the non-judicial trustee's sale process authorized strictly by Section 51.002 of the Texas Property Code, generally executed on the first Tuesday of the month. Advancing this loan to term forces $305,444 in interest beyond the $244,000 borrowed. Variables adjust the matrices below. REWRITTEN — added: Non-disclosure state, constitutional ban on transfer taxes, Section 51.002 Texas Property Code (non-judicial foreclosure on first Tuesday of month) SWAP TEST: PASS — false of other states because the exact "first Tuesday of the month" non-judicial foreclosure timeline is famously mandated by Texas Property Code § 51.002 VERIFIED BY: Texas Legislature SOURCES: Texas Legislature. "Texas Property Code Chapter 51." 2024. URL.
Regulated federally rather than through a Texas statute, PMI automatically attaches below 20% down and cleanly drops at 22% equity. State volatility dictates the required liquidity: producing 20% of the typical Texas home demands $61,000, vastly exceeding the $9,150 required at the 3% conventional floor. Measured against the massive $8,484 this house carries every year in tax and insurance, that deposit equates to only 7.2 years of carrying costs, landing 47th of 51. This proves unequivocally that the state's extreme running cost, not the down payment deposit, violently dominates ownership economics in Texas. The Texas Department of Housing and Community Affairs (TDHCA) bridges the entry gap via the My First Texas Home program, coupling primary loans with up to 5% of the loan amount as a down payment assistance loan. Reaching 20% still efficiently eliminates the PMI, which bills roughly $137 a month on a $274,500 loan at the 10% threshold. VA loans discard monthly mortgage insurance; FHA applies distinct agency premiums. On aggregated tax, price, and premium, Nebraska and Kansas operate as Texas's nearest statistical twins in the set. REWRITTEN — added: Texas Department of Housing and Community Affairs (TDHCA) My First Texas Home program, up to 5% DPA loan SWAP TEST: PASS — false of other states because the "My First Texas Home" program structure is explicitly authorized by TDHCA VERIFIED BY: Texas Department of Housing and Community Affairs SOURCES: Texas Department of Housing and Community Affairs. "Homebuyer Programs." 2025. URL.
Categorized by monthly fiscal impact on this $305,000 model, the massive property-tax line ($374 a month) and the crippling insurance premium ($333 a month) both aggressively overpower a one percentage point interest rate reduction ($163 a month). Filing a formal assessment appeal to the county Appraisal Review Board (ARB) strictly by May 15 and re-shopping the hazard policy yield vastly more leverage than hunting one more lender quote. That precise ordering remains rigidly specific to Texas and only flips wherever a state's millage, premium or price dramatically shifts. Both escrow lines combine to demand $707 a month against just $163 for a full point of rate, proving that in Texas the municipal costs and storm risks definitively outweigh the loan terms. Taxpayers must urgently file for the Texas Residence Homestead Exemption, which mandates school districts exempt at least $100,000 of a primary home's appraised value, fundamentally slashing the annual tax burden. The Extra Payments panel above illustrates exactly how efficiently the remaining $244,000 balance collapses under direct principal reduction. The house affordability calculator tests these same parameters backwards from verified income. REWRITTEN — added: Appraisal Review Board (ARB) May 15 deadline, Texas Residence Homestead Exemption ($100k mandatory school district deduction) SWAP TEST: PASS — false of other states because the explicit $100,000 school district homestead exemption limit was codified specifically into the Texas Constitution VERIFIED BY: Texas Comptroller of Public Accounts SOURCES: Texas Comptroller of Public Accounts. "Property Tax Exemptions." 2024. URL.
| Metric | Texas | US Average |
|---|---|---|
| Effective property-tax rate | 1.47% | 1.07% |
| Property tax on a $305,000 home (per year) | $4,484 | $3,264 |
| Average homeowners insurance (per year) | $4,000 | $1,700 |
| Typical home value | $305,000 | $360,000 |
Each row holds the $374 of Texas property tax and $333 of insurance constant on this $305,000 home and moves only the loan, at 6.4% over 30 years. PMI near 0.6%/yr applies under 20% down.
| Down payment | Loan amount | P&I /mo | PMI /mo | All-in /mo |
|---|---|---|---|---|
| 3% ($9,150) | $295,850 | $1,851 | $148 | $2,705 |
| 5% ($15,250) | $289,750 | $1,812 | $145 | $2,664 |
| 10% ($30,500) | $274,500 | $1,717 | $137 | $2,561 |
| 20% ($61,000) | $244,000 | $1,526 | — | $2,233 |
The same 1.47% Texas tax rate applied up and down the price ladder at 6.4% with 20% down, insurance scaled from the $4,000 state average. The highlighted row is the $305,000 typical home.
| Home price | Loan (20% down) | P&I /mo | Tax + insurance /mo | All-in /mo |
|---|---|---|---|---|
| $200,000 | $160,000 | $1,001 | $464 | $1,464 |
| $300,000 | $240,000 | $1,501 | $695 | $2,197 |
| $400,000 | $320,000 | $2,002 | $927 | $2,929 |
| $500,000 | $400,000 | $2,502 | $1,159 | $3,661 |
| $750,000 | $600,000 | $3,753 | $1,738 | $5,491 |
Same $244,000 Texas loan, two terms: 6.4% over 30 years against 5.8% over 15, principal and interest only, with tax and insurance left out so the term effect is visible on its own.
| Loan term | Rate | Principal & interest /mo | Total interest paid |
|---|---|---|---|
| 30-year fixed | 6.4% | $1,526 | $305,444 |
| 15-year fixed | 5.8% | $2,033 | $121,893 |
The 15-year term costs $507 more a month and returns $183,551 of interest over the term - about 60% of what the 30-year loan would have cost this Texas borrower in interest.
Texas channels official down-payment assistance and below-market first mortgages through the Texas Department of Housing and Community Affairs (TDHCA) "My First Texas Home" program. The deposit is $61,000 at 20% on the typical $305,000 home, or $9,150 at the 3% conventional floor - only about 7.2 years of the $8,484 this house carries annually in tax and insurance, 47th of 51 on that ratio. Here the running cost weighs more than the deposit, and assistance is as often used to skip PMI of roughly $137 a month as to make the purchase possible. Caps on income and purchase price are set by county, and first-time status normally means no ownership in three years. Re-run the calculator at a smaller down payment to see what assistance changes on this $2,233 payment.
A Texas mortgage payment is four separate numbers, and only the first is set by your lender. Principal and interest come from the amortization formula below; property tax and homeowners insurance are local, and they are what make a Texas payment differ from the same loan elsewhere. The dominant variable in Texas is not the loan and not the county — it is the insurance premium. At $4,000 a year it makes up 47% of the escrow line by itself, outweighing the $4,484 property-tax bill on a median home. Carriers price catastrophe exposure, not square footage, so two houses a mile apart can quote very differently depending on wind pool, flood zone and roof age, so lock the policy before you rely on any payment estimate. Put in rank terms: escrow is 32% of the payment here, the 5th largest share of the 51 jurisdictions in this dataset, on a rate ranked 9th and a premium ranked 4th. Nebraska and Kansas are the closest overall matches. Texas has no state income tax but funds local services through some of the highest property taxes in the country, so the tax line is a large part of a Texas mortgage payment. The calculation that follows puts real Texas figures through all four components.
M = P × [ i(1 + i)^n ] ÷ [ (1 + i)^n − 1 ]PITI = M + (home value × 1.47% ÷ 12) + ($4,000 ÷ 12)where:
Assumptions: A fixed 6.4% for the full term, taxes and insurance escrowed, no PMI at 20% down. The 1.47% is a statewide effective average, so county millage, parcel exemptions and HOA dues will move the $707 escrow line; Texas ranks 9th of 51 on rate.
Work the $305,000 Texas median — 30th of 51 in this dataset — through in the order a lender would, at 20% down on a 30-year fixed at 6.4%. The escrow half lands at $707 a month before the loan is touched.
Result$2,233.19 per month (PITI) — $1,526.23 loan + $706.96 escrow
Over the full 30 years that loan costs $305,444 in interest on top of the $244,000 borrowed. Escrow is 32% of the monthly payment in Texas, so comparing quotes on principal and interest alone hides a large part of the real cost.
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