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Texas mortgage calculator

Texas mortgage calculator for high property taxes, no income tax trade-offs, and hail-belt insurance

Texas tempts buyers with no state income tax and attainable prices, then tests their budgets with some of the highest effective property tax rates in the country. This Texas mortgage calculator helps buyers in Houston, Dallas, Austin, San Antonio, and Fort Worth build the payment lenders actually underwrite: principal and interest plus escrowed property tax, hail-and-hurricane-rated homeowners insurance, HOA dues in master-planned suburbs, and PMI when the down payment lands under 20%. Work through a realistic example — a $375,000 purchase with 20% down, roughly $520 per month in property tax at a 1.6%–1.8% effective rate, and about $260 per month in insurance — then tune every input to your county appraisal district and carrier quote. The guides below explain homestead exemptions, why Texas taxes feel heavier than the rate suggests, how Gulf and hail exposure reprices insurance, and when FHA, VA, or conventional financing fits Texas buyers best. All calculations run locally in your browser with no sign-up.

mortgage calculator texas
Texas mortgage calculator
Texas home loan calculator
Austin Texas skyline at sunset for mortgage planning

Interactive mortgage calculator

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Real-time results

Monthly Principal & Interest
$2,781
Total Monthly Payment
$3,481
Total Interest Paid
$561,196
Total Loan Cost
$1,253,196
Monthly Breakdown
$700

Payment breakdown

Principal & Interest$2,781
Property Tax$420
Insurance$160
HOA$0
PMI$120

Houston, Dallas, Austin, San Antonio, and Fort Worth: five metros, five budgets

Texas is not one housing market. Houston buyers balance flood-plain awareness and hurricane deductibles on the Gulf side against some of the state's strongest price-to-rent ratios, so insurance assumptions deserve as much attention as the rate. Dallas–Fort Worth pairs corporate relocations with hail-belt roofing costs and fast-growing suburbs like Frisco and McKinney where property valuations — and therefore taxes — climb yearly. Austin commands a tech-driven premium where entry prices stretch first-time buyers toward condos with meaningful HOA dues. San Antonio offers the most forgiving entry point of the big five, with strong VA and military-buyer activity around Joint Base San Antonio. Run the calculator once per metro with local tax, insurance, and HOA figures instead of a statewide average, because a $375,000 budget buys comfort in San Antonio and compromise in central Austin — and the monthly escrow tells that story faster than any listing price.

Why Texas property taxes feel heavier than the rate suggests

Texas funds local government substantially through property tax, so effective rates of 1.6%–1.8% — and over 2% in parts of the Dallas and Houston suburbs — are normal rather than exceptional. There is no state income tax to offset the load, which means the escrow line on a Texas mortgage often rivals principal and interest for modestly priced homes. The homestead exemption helps: Texas raised the school-district homestead exemption significantly, sheltering a meaningful slice of value from school taxes for owner-occupants who file, and over-65 and disabled homeowners get additional caps. Appraisal districts revalue annually, so protesting an excessive appraisal is a mainstream Texas homeowner ritual, not an edge case. For calculator purposes on a $375,000 purchase, start near $520 per month in tax, then replace it with the county's certified effective rate times your price divided by twelve — and remember lenders qualify you on the escrowed total, not the principal-and-interest teaser.

Hail, hurricanes, and Texas homeowners insurance reality

Texas carriers price two perils other states barely think about: Gulf hurricanes with percentage-based windstorm deductibles, and hailstorms across the Dallas–Fort Worth and San Antonio corridors that make roof age a genuine underwriting factor. Houston-area buyers near the coast should budget for windstorm coverage through TWIA where required plus separate flood insurance in and near Special Flood Hazard Areas — standard homeowners policies exclude flood, and lenders mandate coverage in mapped zones. Inland buyers face hail deductibles and roof-schedule endorsements that reduce payouts on older roofs, which makes a roof certification or replacement credit a negotiating point, not a footnote. A planning figure near $260 per month works for much of the state, rising toward $350–$450 per month on the coast or on homes with aging roofs. Collect the insurance quote during pre-approval and enter the real number here, because Texas escrow surprises almost always come from this line.

New builds, master-planned HOAs, and MUD taxes in the suburbs

Much of Texas growth happens in master-planned communities and municipal utility districts, where the monthly math extends beyond the mortgage. HOA dues of $100–$300 per month are common and fund amenities lenders will not count as optional, while homes inside a MUD can carry additional tax levies for water, sewer, and infrastructure bonds on top of the headline county rate — always ask for the total overlapping tax rate, not just the county figure. New construction adds builder incentives that cut both ways: rate buydowns and closing-cost credits are real money, but only if the base price and permanent payment still work after the buydown expires. Model the year-three payment, not the year-one teaser, in this calculator, and add HOA plus the full MUD-inclusive tax load before comparing a new build against resale. The community with the nicer amenity center is only the better deal if its escrowed total fits the same income.

FHA, VA, and conventional paths for Texas buyers

Texas price points keep every major loan program in play. FHA loans with 3.5% down suit buyers in Houston, San Antonio, El Paso, and other markets where prices sit comfortably under FHA county ceilings, with the 1.75% upfront MIP financeable into the loan and 0.55% annual MIP shaping the monthly figure. VA loans punch above their weight in Texas thanks to large military communities — zero down, no monthly mortgage insurance, and full entitlement removing loan limits for most veterans make the VA payment structurally lower than FHA or low-down conventional on the same house. Conventional loans with 3%–5% down work for buyers with stronger credit, and Texas first-time buyer programs through the Texas State Affordable Housing Corporation and TDHCA add down-payment assistance worth pricing against a larger down payment. Run each option here with its real insurance line attached, because program choice changes the monthly number less than most buyers expect and cash-to-close more than most buyers fear.

Refinancing in Texas: rates, equity, and the 80% rule

Texas homeowners refinancing for a lower rate face the same break-even arithmetic as everyone else — closing costs of 2%–5% divided by the monthly saving — with one Texas-specific overlay: state law restricts home-equity debt, and cash-out refinances in Texas cap the combined loan at 80% of appraised value with a twelve-day cooling period and other borrower protections. That makes cash-out math more conservative by design, which protects equity but limits proceeds compared with other states. Rate-and-term refinances carry no such cap, so owners who bought at peak rates should model the straight refinance separately from any cash-out ambition. Because Texas property taxes reset with valuations rather than sales, refinancing never changes the tax line — meaning every dollar of modeled saving must come from rate, term, or dropped mortgage insurance. Enter the current escrowed payment and the proposed one side by side, and only proceed when the break-even month arrives comfortably before any planned move or payoff.

FAQ

How do Texas property taxes change my mortgage payment?

Dramatically: at 1.6%–1.8% effective rates, tax on a $375,000 home runs roughly $500–$560 per month in escrow — often close to the principal-and-interest itself. File the homestead exemption immediately after closing, protest excessive appraisals yearly, and qualify yourself on the escrowed total this calculator shows.

Does Texas really have no state income tax, and does that help buyers?

Yes, Texas levies no state income tax, which helps take-home pay — but the state funds services through property tax instead, so homeowners carry the load directly. Budget the trade honestly: lower withholding on payday, higher escrow every month.

How much is homeowners insurance in Houston versus Dallas?

Houston-area coastal exposure means windstorm and flood considerations can push totals to $350–$450 per month in exposed zones, while Dallas buyers face hail-driven premiums near $250–$350 with roof-age conditions. Get a property-specific quote before finalizing any payment estimate.

What is a MUD tax, and should suburban buyers worry?

A municipal utility district levy funds water and infrastructure in newer suburbs and stacks onto county taxes. Always request the total overlapping tax rate for the exact address — the calculator's tax line should reflect the MUD-inclusive figure, or the payment will understate reality.

Are VA loans popular in Texas, and why?

Very. Large military communities around San Antonio, Killeen, El Paso, and the Gulf mean zero-down, no-PMI VA financing is mainstream. With full entitlement there is effectively no loan limit, so eligible buyers should compare the VA payment here against FHA and conventional before committing.

Can I do a cash-out refinance in Texas?

Yes, but Texas caps cash-out refinances at 80% of appraised value with a twelve-day cooling period and related protections. Model proceeds conservatively in the calculator and confirm current constitutional requirements with a Texas-licensed lender before counting on the cash.

Explore more mortgage tools

Open California CalculatorOpen Florida CalculatorOpen Oklahoma CalculatorOpen FHA Loan CalculatorOpen VA Loan CalculatorOpen Refinance Calculator

About the Mortgage Calculator Texas

Mortgage Calculator Texas is a free, browser-based mortgage & home loans tool that gives you accurate mortgage calculator texas results in seconds — with no account and no data uploaded to any server.

This particular page focuses on the texas workflow of mortgage calculator texas; use it alongside the related tools below to cover adjacent scenarios without switching sites.

Every input you enter is processed locally, so results appear instantly and your figures stay private. Preset examples give you a fast starting point, and the output updates live as you refine your numbers.

Last updated September 2026 · Reviewed by the LoanPay Logic editorial team

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