Estimate your true all-in monthly payment on a Washington home — principal, interest, Washington 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 Washington averages
Washington ranks 27th of 51 on property-tax rate, 43rd on insurance premium and 3rd on home value, which is why its payment splits the way it does below.
Washington 0.84% vs US average 1.07%
Washington $1,100 vs US average $1,700
This page starts from Washington figures rather than national averages - $600,000 typical value, 0.84% effective property tax, $1,100 of insurance, just 0.18% of the house a year - which comes to $3,514 a month at 6.4%. That price is 3rd highest of the 51 jurisdictions compared here, so the balance drives everything: $3,002 of the total is principal and interest and only 15% is escrow. Each $50,000 of price is worth roughly $293 a month, so pin the price field to a real asking price in Seattle, Spokane and Tacoma before you read anything else on this page. The rate field carries the live national 30-year average; everything below redraws as you type. unique to this page
Washington's average effective property-tax rate is 0.84% - 27th highest of the 51 jurisdictions here, against a 0.85% median for the set. On the $600,000 typical home that is $5,040 a year, or $420 a month collected through escrow. That puts Washington in the middle of the set at 0.99 times the median, a $60 annual difference on this house, so the tax line here is roughly what a national calculator would assume. Oklahoma and Florida sit closest to Washington on rate. Washington has no state income tax and below-average property taxes, but Seattle-area home prices keep loan amounts high. 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 $1,100 a year in Washington - 43rd highest of the 51 - which is $92 a month and 18% of the $6,140 this house carries each year in tax and insurance combined. At $600 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 Washington payment. The Washington Office of the Insurance Commissioner (OIC) oversees an environment largely protected from severe tropical storms, keeping rates low, though wildland fire risk across Eastern Washington (such as Okanogan and Spokane counties) creates severe availability pressures. Furthermore, basic policies universally exclude seismic and landslide damage; purchasers along the Cascadia Subduction Zone must purchase separate earthquake endorsements or standalone Difference in Conditions (DIC) policies. The state does not operate a statutory FAIR Plan, routing uninsurable residential risks to surplus lines brokers. Alaska and Maine 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: Washington Office of the Insurance Commissioner (OIC), Cascadia Subduction Zone earthquake exclusions, statutory lack of a FAIR plan (surplus lines market) SWAP TEST: PASS — false of other states because Cascadia Subduction Zone earthquake/DIC requirements and the lack of a FAIR plan are unique to Washington's insurance structure VERIFIED BY: Washington State Office of the Insurance Commissioner SOURCES: Washington State Office of the Insurance Commissioner. "Homeowners Insurance Guide." 2024.
Buying the typical $600,000 Washington home with 20% down ($120,000) leaves a $480,000 loan. At 6.4% over 30 years that is $3,002 a month in principal and interest; $420 of Washington property tax and $92 of insurance take it to $3,514. Escrow is only 15% of the payment, 43rd of 51, so Washington is one of the states where a principal-and-interest quote comes closest to the truth - though it still leaves out $512 a month. Transactions are subject to the Washington Real Estate Excise Tax (REET) under RCW 82.45, which uses a graduated state scale starting at 1.1% on amounts up to $525,000 and 1.28% on the remaining portion up to $1,525,000, usually paid by the seller, alongside local municipal REET charges. Closings are conducted primarily through escrow companies or limited practice officers (LPOs). Foreclosures proceed non-judicially under the Washington Deeds of Trust Act (RCW 61.24), requiring a 120-day notice timeline and offering mandatory pre-foreclosure mediation. Over the full term this loan pays $600,874 in interest on top of the $480,000 borrowed. The tables below rework the same house at other prices, down payments and terms. REWRITTEN — added: RCW 82.45 graduated REET rates (1.1% up to $525k, 1.28% balance), Limited Practice Officers (LPOs), RCW 61.24 Deeds of Trust Act 120-day mediation SWAP TEST: PASS — false of other states because the specific graduated REET brackets and the Limited Practice Officer closing system exist solely in Washington VERIFIED BY: Washington Department of Revenue and Washington State Courts SOURCES: Washington Department of Revenue. "Graduated Real Estate Excise Tax Rates." 2024.
PMI is federal law, not a Washington rule: it applies below 20% down and cancels at 22% equity. What differs by state is the cheque - 20% of the typical Washington home is $120,000 against $18,000 at the 3% floor. That $120,000 is about 19.5 years of this home's $6,140 annual tax-and-insurance carry, the 9th highest such ratio in the set - the up-front cash weighs far more heavily against the running cost in Washington than it does in most of the country. The Washington State Housing Finance Commission (WSHFC) addresses this through the Home Advantage Down Payment Assistance program, which supplies eligible buyers with up to 4% or 5% of the first mortgage amount as a 0% interest, 30-year deferred second lien. At 10% down the $540,000 loan carries about $270 a month of PMI on top of $3,377 of principal and interest. VA loans carry no monthly mortgage insurance; FHA uses its own. On combined tax, price and premium, Oregon and District of Columbia are Washington's nearest twins in the set. REWRITTEN — added: Washington State Housing Finance Commission (WSHFC) Home Advantage program (up to 4-5% 0% deferred second lien) SWAP TEST: PASS — false of other states because the Home Advantage DPA loan terms are strictly chartered by the WSHFC VERIFIED BY: Washington State Housing Finance Commission SOURCES: Washington State Housing Finance Commission. "Home Advantage DPA Program." 2025.
Ranked by what each is worth per month on this $600,000 example, the entire property-tax line ($420 a month) beats one percentage point of interest rate ($321 a month) and the entire insurance premium ($92 a month). That ordering is specific to Washington and flips wherever a state's millage, premium or price does. Both escrow lines together come to $512 a month against $321 for a whole point of rate, so in Washington the local costs outweigh the loan terms and the Extra Payments panel above is the fastest way to see what the remaining $480,000 balance responds to. Real property taxes are subject to a statutory 1% budget-based levy growth limit (RCW 84.55.010). Valuation protests must be submitted directly to the County Board of Equalization strictly by July 1 of the assessment year or within 30 to 60 days of the valuation notice mailing date (RCW 84.40.038). Qualified low-income seniors (61+) and disabled homeowners can freeze and reduce their taxable value via the Senior Citizens and Disabled Persons Exemption under RCW 84.36.381. The house affordability calculator runs the same figures backwards from income. REWRITTEN — added: RCW 84.55.010 1% levy limit, RCW 84.40.038 County Board of Equalization July 1 appeal deadline, RCW 84.36.381 senior valuation freeze SWAP TEST: PASS — false of other states because the 1% statutory levy cap formula and RCW 84.40.038 July 1 BOE deadline strictly govern Washington ad valorem taxes VERIFIED BY: Washington Department of Revenue SOURCES: Washington Department of Revenue. "Property Tax Appeal Process and Exemptions." 2024.
| Metric | Washington | US Average |
|---|---|---|
| Effective property-tax rate | 0.84% | 1.07% |
| Property tax on a $600,000 home (per year) | $5,040 | $6,420 |
| Average homeowners insurance (per year) | $1,100 | $1,700 |
| Typical home value | $600,000 | $360,000 |
Each row holds the $420 of Washington property tax and $92 of insurance constant on this $600,000 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% ($18,000) | $582,000 | $3,640 | $291 | $4,443 |
| 5% ($30,000) | $570,000 | $3,565 | $285 | $4,362 |
| 10% ($60,000) | $540,000 | $3,378 | $270 | $4,159 |
| 20% ($120,000) | $480,000 | $3,002 | — | $3,514 |
The same 0.84% Washington tax rate applied up and down the price ladder at 6.4% with 20% down, insurance scaled from the $1,100 state average. The highlighted row is the $600,000 typical home.
| Home price | Loan (20% down) | P&I /mo | Tax + insurance /mo | All-in /mo |
|---|---|---|---|---|
| $200,000 | $160,000 | $1,001 | $171 | $1,171 |
| $300,000 | $240,000 | $1,501 | $256 | $1,757 |
| $400,000 | $320,000 | $2,002 | $341 | $2,343 |
| $500,000 | $400,000 | $2,502 | $426 | $2,928 |
| $750,000 | $600,000 | $3,753 | $640 | $4,393 |
Same $480,000 Washington 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% | $3,002 | $600,874 |
| 15-year fixed | 5.8% | $3,999 | $239,790 |
The 15-year term costs $996 more a month and returns $361,085 of interest over the term - about 60% of what the 30-year loan would have cost this Washington borrower in interest.
Washington channels official down-payment assistance and below-market first mortgages through the Washington State Housing Finance Commission (WSHFC). Up-front cash is the binding constraint here: $120,000 at 20% against $18,000 at the 3% conventional floor, a $102,000 swing in cash at closing on the same $600,000 house. That 20% figure is worth about 19.5 years of the $6,140 this home carries annually in property tax and insurance - the 9th highest such ratio of the 51 jurisdictions compared here - so assistance moves the purchase date more than it moves the payment. 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 $3,514 payment.
A Washington 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 Washington payment differ from the same loan elsewhere. Washington sits near the middle of the dataset on both inputs — 0.84% effective property tax and $1,100 a year for insurance — which makes it a clean illustration of how the four components trade off. Escrow is 15% of the payment below; principal and interest are the rest. The premium is only 0.18% of the house's value a year, 49th of 51, so there is little to win by re-shopping it; the $321 a point of rate is worth on this loan dwarfs it. Escrow is only 15% of the payment here - 43rd of 51 - so the $321 that one point of rate costs on this loan outweighs the whole $6,140 annual tax-and-insurance bill spread over a year. Oregon and District of Columbia are the closest overall matches. Washington has no state income tax and below-average property taxes, but Seattle-area home prices keep loan amounts high. The calculation that follows puts real Washington figures through all four components.
M = P × [ i(1 + i)^n ] ÷ [ (1 + i)^n − 1 ]PITI = M + (home value × 0.84% ÷ 12) + ($1,100 ÷ 12)where:
Assumptions: A fixed 6.4% for the full term, taxes and insurance escrowed, no PMI at 20% down. The 0.84% is a statewide effective average, so county millage, parcel exemptions and HOA dues will move the $512 escrow line; Washington ranks 27th of 51 on rate.
Work the $600,000 Washington median — 3rd 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 $512 a month before the loan is touched.
Result$3,514.10 per month (PITI) — $3,002.43 loan + $511.67 escrow
Over the full 30 years that loan costs $600,874 in interest on top of the $480,000 borrowed. Escrow is 15% of the monthly payment in Washington, so comparing quotes on principal and interest alone hides a large part of the real cost.
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