Free Mortgage Calculators: PMI, Escrow, Refi + 20 More

We just shipped 23 free mortgage calculators. No email gate, no sign-up, no upsell into a paid plan. This post is a map: which calculator to use for your situation, what each one actually answers, and where the math comes from. Skip to the section that matches what you're trying to figure out.

The full set, by what you're trying to figure out

If you're buying a home (10 calculators)

Run them roughly in this order. The first three answer "can I do this," the next four refine the offer, the last three handle loan programs and shopping.

• Affordability calculator — how much house your income, debts, and down payment actually support at a 36%, 43%, or 50% DTI band. Start here.
• DTI calculator — front-end and back-end debt-to-income, with the underwriting bands shown so you know how lenders will read your application.
• Down payment calculator — total cash to close, savings timeline, and side-by-side payment impact at 3.5%, 5%, 10%, 15%, 20%, and 25% down.
• Mortgage payment calculator — principal-and-interest payment from loan amount, rate, and term. No escrow, no PMI, no noise.
• Closing cost calculator — itemized buyer-side costs, national by default. Toggle on Florida mode to add doc stamps, intangible tax, and promulgated title rates if you're buying in Florida.
• Amortization schedule calculator — year-by-year balance, principal, and interest, with optional extra-principal scenarios.
• Rent vs. buy calculator — all-in monthly cost of renting versus owning over your expected stay, including opportunity cost on the down payment. The honest answer is sometimes "rent for two more years."
• APR calculator — the true annual percentage rate once upfront and financed fees are baked in. The headline rate is rarely the real number.
• FHA loan calculator — full FHA payment including the 1.75% upfront MIP, auto-applied annual MIP rate, and the realistic MIP duration based on your LTV.
• VA loan calculator — VA payment with the funding fee tier auto-applied for first-time and subsequent use, plus a checkbox for the service-connected disability exemption.

If you already own and want to lower your payment (4 calculators)

If you already own, this is where the money usually hides — most people overpay in at least one of these areas without knowing it.

• PMI removal calculator — whether you can drop PMI today, when you'll be eligible, and how much you're paying right now. The single most under-used tool on the site.
• Escrow overcharge calculator — reads your annual escrow analysis line by line. Flags cushion above the RESPA 1/6 cap (12 U.S.C. § 2609) and the two manufactured-shortage patterns we see most often. The federal RESPA math applies in every state.
• FHA → Conventional refi calculator — monthly savings, break-even time, and lifetime cost of refinancing out of an FHA loan that carries lifetime MIP. The only exit from FHA MIP if you closed after June 3, 2013 with less than 10% down.
• Mortgage payoff calculator — years and interest saved by paying extra monthly, making one annual lump-sum payment, or switching to biweekly. Biweekly is usually the least painful path.

If you're refinancing or restructuring (4 calculators)

For homeowners deciding whether to refinance, recast, or restructure.

• Refinance break-even calculator — monthly savings, break-even in months, and lifetime interest with closing costs and a reset term included. The break-even line is the one to trust; the "rate is lower" headline is not.
• Mortgage recast calculator — what a lump sum does to your monthly P&I and lifetime interest without resetting the term. Cheaper than refinancing when your existing rate is already good.
• Cash-out refinance calculator — equity accessible at 80% LTV, the new payment vs. the old one, closing costs, and the cash you actually walk away with.
• Loan comparison calculator — compare two or three loan offers side by side on rate, points, origination, payment, total interest, and lifetime cost. Use it before signing a rate-lock.

If you're tapping equity (2 calculators)

• Home equity calculator — current equity, available equity at common LTV caps (80%, 85%, 90%), and how an extra principal payment grows it faster.
• Home equity loan calculator — monthly payment, real APR with closing costs, total cost over the loan, and the max you may borrow at a given lender LTV cap.

Florida-specific tools (1 calculator)

One calculator is built specifically around Florida law and can't be meaningfully generalized.

• Florida homestead savings calculator — Save Our Homes 3% assessment cap savings by county, filing deadlines (March 1), and the full exemption stack (basic, senior, widow, disability, deployed military). If you own in Florida and haven't filed homestead, run this first.

The property tax calculator works nationwide — enter your home value, county millage, and assessment ratio for any state. It includes a configurable annual assessment cap field (Florida's Save Our Homes 3% and California's Prop 13 2% are examples, but you can enter your state's cap or leave it off). The home insurance calculator is also national, with state-level defaults; Florida reflects the post-2022 reinsurance premium reality as one example state.

What none of these calculators are

They're math tools. They are not advice, they're not a commitment, and they don't replace the human in the loop.

A few specific limits worth knowing up front:

• They won't tell you your actual rate. They use the rate you enter. Real rates come from a lender pull, which depends on your credit, the property, and the loan program.
• They won't bind a servicer or lender. Showing eligibility on the PMI calculator doesn't force your servicer to cancel; it shows you whether the request is worth making. The PMI cancellation letter template is the next step.
• They won't substitute for a county property appraiser. Property tax math is precise enough for budgeting; the official number lives on your county's appraiser site.
• They won't diagnose your specific escrow dispute. The escrow calculator flags patterns; resolving a flagged overcharge usually means a written request under RESPA Section 6 (12 U.S.C. § 2605) or, if that fails, a CFPB complaint.

If you're already in collections or facing a foreclosure notice, none of these are the right starting point. Contact a HUD-approved housing counselor (search at hud.gov/counseling) or your servicer's hardship desk first.

How to use them well

A few habits separate a useful run from a misleading one.

Run the same scenario twice with different inputs. Most "should I refinance" decisions hinge on the rate you can realistically get, not the rate on the lender's homepage. Run the refinance calculator at the headline rate, then at the rate plus 0.5%, and look at the break-even line in both. If both still work, the decision is real.

Run the affordability calculator before you tour, not after. A 50-point credit pull is reversible; an emotional attachment to a specific house is not. Decide the affordability ceiling first.

For escrow disputes, save the calculator output. A flagged overcharge becomes evidence when you send a written notice. The math the calculator shows is the same math RESPA gives you the right to demand from your servicer.

What's coming next

Three calculators are in the queue and not yet shipped:

• A flood insurance calculator with the post-Risk-Rating-2.0 FEMA tier math.
• A condo affordability calculator that models special-assessment risk and the 30-year reserve study requirement (relevant in Florida and increasingly in other states).
• A property tax appeal estimator that scores whether your county's assessment notice is worth appealing.

If you want one of those sooner, or there's a calculator you wish we'd built, tell us.

Sources

• Homeowners Protection Act of 1998 (12 U.S.C. § 4901–4910)
• RESPA escrow cushion limit (12 U.S.C. § 2609)
• RESPA Section 6 servicer error resolution (12 U.S.C. § 2605)
• CFPB: Can I get rid of private mortgage insurance (PMI)?
• HUD: FHA Mortgage Insurance Premium rules
• VA: Loan Limits and Funding Fee
• FRED: U.S. All-Transactions House Price Index (USSTHPI)
• HUD-approved housing counselor search

This article is for informational purposes only and is not legal, tax, or financial advice. Mortgage products are subject to lender qualification and approval. Rates, fees, and program terms change without notice. The TrueOwn product serves homeowners nationwide; the calculators on this site are free to use anywhere. Consult a licensed loan officer, attorney, or CPA for advice on your individual situation.

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