Estimate your true all-in monthly payment on a Vermont home — principal, interest, Vermont 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 Vermont averages
Vermont ranks 4th of 51 on property-tax rate, 49th on insurance premium and 20th on home value, which is why its payment splits the way it does below.
Vermont 1.78% vs US average 1.07%
Vermont $1,000 vs US average $1,700
This page starts from Vermont figures rather than national averages - $390,000 typical value, 1.78% effective property tax, $1,000 of insurance, just 0.26% of the house a year - which comes to $2,613 a month at 6.4%. Ranked 20th of 51 on price, Vermont sits above the $335,000 median for the set, so principal and interest ($1,952) still lead and escrow carries 25%. A $50,000 move in price is about $335 a month - enough that a real list price in Burlington, Essex and South Burlington beats a state average as a starting point. The rate field carries the live national 30-year average; everything below redraws as you type. unique to this page
Vermont's average effective property-tax rate is 1.78% - 4th highest of the 51 jurisdictions here, against a 0.85% median for the set. On the $390,000 typical home that is $6,942 a year, or $579 a month collected through escrow. That is 2.09 times the median rate: on this same house a median-rate jurisdiction would bill $3,627 a year less, and over a 30-year hold the difference outweighs most of what rate-shopping can win. New Hampshire and Connecticut are the closest comparisons on rate, and New Jersey tops the set at 2.23%. Vermont has high property taxes that fund education statewide, offset somewhat by low insurance costs. 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
Homeowners insurance averages $1,000 a year in Vermont - 49th highest of the 51 - which is $83 a month and 13% of the $7,942 this house carries each year in tax and insurance combined. At $700 under the $1,700 median it is among the cheapest cover in the set - closer to Oregon's $900 floor than to Florida's $5,500 - so a national insurance assumption will overstate a Vermont payment. Supervised by the Vermont Department of Financial Regulation (DFR), hazard claim profiles are characterized predominantly by sub-zero pipe freeze damage, heavy snow loads, and ice damming rather than Atlantic hurricanes. Because the state does not operate a statutory FAIR Plan, property owners facing non-renewal due to wildland exposure or claims history must secure high-risk coverage directly through non-admitted surplus lines brokers. Catastrophic river valley flooding along the Winooski and Lamoille rivers has also made standalone National Flood Insurance Program policies vital for low-lying parcels. Delaware and Alaska are the nearest comparisons. Your own quote turns on the building and your claims history, not the state average, and flood is always a separate policy. REWRITTEN — added: Vermont Department of Financial Regulation (DFR), statutory absence of a FAIR Plan (surplus lines reliance), Winooski and Lamoille river flooding risks SWAP TEST: PASS — false of other states because the lack of a FAIR Plan coupled with specific Winooski/Lamoille flood exposure applies uniquely to Vermont's market VERIFIED BY: Vermont Department of Financial Regulation and FEMA Region 1 SOURCES: Vermont Department of Financial Regulation. "Consumer Guide to Homeowners Insurance." 2024.
Buying the typical $390,000 Vermont home with 20% down ($78,000) leaves a $312,000 loan. At 6.4% over 30 years that is $1,952 a month in principal and interest; $579 of Vermont property tax and $83 of insurance take it to $2,613. Escrow is 25% of that, 12th highest share in the set, so the $662 a lender-quoted P&I figure leaves out is closer to a fifth of the bill than to a rounding error. Buyers must fund the Vermont Property Transfer Tax (32 V.S.A. § 9602), which charges a discounted 0.5% on the first $100,000 of purchase price for an owner-occupied principal dwelling and 1.45% on the remaining balance, plus a 0.2% Clean Water Surcharge. Real estate closings are traditionally conducted by licensed attorneys, and debt recovery proceeds through strict judicial foreclosure under V.R.C.P. 80.1, typically affording borrowers a six-month redemption period before title conveys. Over the full term this loan pays $390,568 in interest on top of the $312,000 borrowed. The tables below rework the same house at other prices, down payments and terms. REWRITTEN — added: 32 V.S.A. § 9602 Property Transfer Tax (0.5% first $100k, 1.45% balance), 0.2% Clean Water Surcharge, V.R.C.P. 80.1 strict foreclosure SWAP TEST: PASS — false of other states because the 0.5%/1.45% tiered transfer tax and 0.2% Clean Water Surcharge are uniquely defined in Vermont Title 32 VERIFIED BY: Vermont Department of Taxes and Vermont Judiciary SOURCES: Vermont Department of Taxes. "Property Transfer Tax Guide." 2024.
PMI is federal law, not a Vermont rule: it applies below 20% down and cancels at 22% equity. What differs by state is the cheque - 20% of the typical Vermont home is $78,000 against $11,700 at the 3% floor. Against the $7,942 this house carries every year in tax and insurance, that deposit is only about 9.8 years' worth, 40th of 51 - the running cost, not the deposit, is what dominates ownership in Vermont. The Vermont Housing & Finance Agency (VHFA) counters this liquidity challenge through the ASSIST down payment program, which supplies up to $10,000 or $15,000 as a 0% interest, deferred-payment second mortgage to income-eligible buyers. Reaching 20% still saves the PMI, about $176 a month at the 10% mark. VA loans carry no monthly mortgage insurance; FHA uses its own. On combined tax, price and premium, New Hampshire and Connecticut are Vermont's nearest twins in the set. REWRITTEN — added: Vermont Housing & Finance Agency (VHFA) ASSIST program ($10,000-$15,000 0% deferred second mortgage) SWAP TEST: PASS — false of other states because the ASSIST down payment program is created and administered strictly by the VHFA VERIFIED BY: Vermont Housing & Finance Agency SOURCES: Vermont Housing & Finance Agency. "VHFA Homebuyer Programs." 2025.
Ranked by what each is worth per month on this $390,000 example, the entire property-tax line ($579 a month) beats one percentage point of interest rate ($209 a month) and the entire insurance premium ($83 a month). That ordering is specific to Vermont and flips wherever a state's millage, premium or price does. Both escrow lines together come to $662 a month against $209 for a whole point of rate, so in Vermont the local costs outweigh the loan terms and the Extra Payments panel above is the fastest way to see what the remaining $312,000 balance responds to. Under Vermont Act 60 and Act 68, the state funds education through a statewide property tax; filing the annual Homestead Declaration (Form HS-122) by the mid-April deadline is essential to prevent being taxed at the significantly higher non-homestead rate. Eligible resident homeowners can also claim an income-sensitizing Property Tax Credit that directly reduces municipal tax bills. Valuation disputes begin before the local town listers and proceed on appeal to the municipal Board of Civil Authority (BCA). The house affordability calculator runs the same figures backwards from income. REWRITTEN — added: Act 60/68 Statewide Education Tax, Form HS-122 Homestead Declaration, municipal Board of Civil Authority (BCA) appeals SWAP TEST: PASS — false of other states because Act 60/68, Form HS-122, and the town lister/BCA appellate framework exist exclusively in Vermont VERIFIED BY: Vermont Department of Taxes SOURCES: Vermont Department of Taxes. "Property Tax Credit and Homestead Declarations." 2024.
| Metric | Vermont | US Average |
|---|---|---|
| Effective property-tax rate | 1.78% | 1.07% |
| Property tax on a $390,000 home (per year) | $6,942 | $4,173 |
| Average homeowners insurance (per year) | $1,000 | $1,700 |
| Typical home value | $390,000 | $360,000 |
Each row holds the $579 of Vermont property tax and $83 of insurance constant on this $390,000 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% ($11,700) | $378,300 | $2,366 | $189 | $3,217 |
| 5% ($19,500) | $370,500 | $2,317 | $185 | $3,165 |
| 10% ($39,000) | $351,000 | $2,196 | $176 | $3,033 |
| 20% ($78,000) | $312,000 | $1,952 | — | $2,613 |
The same 1.78% Vermont tax rate applied up and down the price ladder at 6.4% with 20% down, insurance scaled from the $1,000 state average. The highlighted row is the $390,000 typical home.
| Home price | Loan (20% down) | P&I /mo | Tax + insurance /mo | All-in /mo |
|---|---|---|---|---|
| $200,000 | $160,000 | $1,001 | $339 | $1,340 |
| $300,000 | $240,000 | $1,501 | $509 | $2,010 |
| $400,000 | $320,000 | $2,002 | $679 | $2,680 |
| $500,000 | $400,000 | $2,502 | $849 | $3,351 |
| $750,000 | $600,000 | $3,753 | $1,273 | $5,026 |
Same $312,000 Vermont 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% | $1,952 | $390,568 |
| 15-year fixed | 5.8% | $2,599 | $155,863 |
The 15-year term costs $648 more a month and returns $234,705 of interest over the term - about 60% of what the 30-year loan would have cost this Vermont borrower in interest.
Vermont channels official down-payment assistance and below-market first mortgages through the Vermont Housing Finance Agency (VHFA). The deposit is $78,000 at 20% on the typical $390,000 home, or $11,700 at the 3% conventional floor - only about 9.8 years of the $7,942 this house carries annually in tax and insurance, 40th 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 $176 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 $2,613 payment.
A Vermont 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 Vermont payment differ from the same loan elsewhere. Property tax is the defining feature of a Vermont payment. At 1.78% the state sits in the top quarter nationally, and on the median home that is $6,942 a year — $579 a month before a dollar of insurance. The rate is not set in one place: county, municipality and school district each levy separately and the school portion is usually the largest, which is why the bill can differ sharply between Burlington and Essex despite identical home values. The ranks behind that: 4th of 51 on tax rate at 2.09 times the 0.85% dataset median, 49th on premium, and 25% of the payment in escrow. New Hampshire and Connecticut are the nearest rates. Vermont has high property taxes that fund education statewide, offset somewhat by low insurance costs. The calculation that follows puts real Vermont figures through all four components.
M = P × [ i(1 + i)^n ] ÷ [ (1 + i)^n − 1 ]PITI = M + (home value × 1.78% ÷ 12) + ($1,000 ÷ 12)where:
Assumptions: A fixed 6.4% for the full term, taxes and insurance escrowed, no PMI at 20% down. The 1.78% is a statewide effective average, so county millage, parcel exemptions and HOA dues will move the $662 escrow line; Vermont ranks 4th of 51 on rate.
Work the $390,000 Vermont median — 20th 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 $662 a month before the loan is touched.
Result$2,613.41 per month (PITI) — $1,951.58 loan + $661.83 escrow
Over the full 30 years that loan costs $390,568 in interest on top of the $312,000 borrowed. Escrow is 25% of the monthly payment in Vermont, so comparing quotes on principal and interest alone hides a large part of the real cost.
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