Mortgage payment calculator with the costs others leave out
In short: enter a price, your down payment and a rate, and this calculator shows the true all-in monthly cost of a U.S. home — principal, interest, property taxes, insurance and HOA — plus an indicative closing-cost and cash-to-close band that includes the line items only overseas buyers face: remote notarization, U.S. LLC setup and international wire fees. Built for foreign nationals and U.S. expats budgeting a purchase from abroad.
Purchase & carrying costs
Foreign nationals typically 25–35%.
Indicative — your quoted rate may differ. We never pre-fill a rate.
Leave blank to use the indicative state class below.
Used only when you don't enter a rate — indicative.
Enter a price and your rate
Your all-in monthly payment and an indicative cash-to-close band appear instantly. Figures stay in your browser.
How this calculator works
Monthly total = P&I + tax/12 + insurance/12 + HOA, with P&I: M = P·r(1+r)n/((1+r)n−1)
The loan amount P is price minus your down payment. Principal & interest uses the standard amortizing formula with r = your user-entered annual rate ÷ 12 ÷ 100 and n = months. Property tax is price × the annual rate ÷ 12 — your county's actual rate if you entered it, otherwise an indicative state-class default (0.5% / 1% / 1.8%) that the result clearly labels. Insurance is your annual premium ÷ 12; HOA passes through as entered.
Closing costs are shown as a band, not a point estimate, because they genuinely vary by state, title company and lender: 2–5% of the purchase price is the widely published range. Foreign buyers add three further items — Remote online notarization / apostille, US LLC setup + registered agent, International wire fees — which the toggle folds into the band. Cash to close = down payment + the closing band. None of these bands is a quote; your loan estimate itemizes the real figures.
Worked example
A foreign buyer purchases a $500,000 home with 30% down at a user-entered 6.5% rate over 30 years, enters a 1.1% property-tax rate, an $1,800 annual insurance quote and $250/month HOA, and toggles the foreign-buyer line items on.
Example inputs
- Purchase price
- $500,000
- Down payment
- 30% ($150,000)
- Rate (user-entered)
- 6.50% / yr · 30 years
- Property tax
- 1.1% / yr (entered)
- Insurance · HOA
- $1,800/yr · $250/mo
- Foreign buyer items
- Included
Computed results
- Principal & interest
- $2,212.24
- Property tax / month
- $458.33
- Insurance / month
- $150.00
- HOA / month
- $250.00
- All-in monthly payment
- $3,070.57
- Cash to close (indicative)
- $160,675 – $177,575
The $350,000 loan costs $2,212.24 a month in principal and interest — but the real monthly outlay is $3,070.57 once $458.33 of tax, $150.00 of insurance and $250.00 of HOA are added. Closing costs land in an indicative $10,675–$27,575 band (including the foreign-buyer items), for total cash to close of roughly $160,675–$177,575 on top of nothing but the price.
Example figures are fixed sample numbers computed by the same engine that powers the calculator above — illustrative only, not a quote.
Payment & closing-cost questions
What does PITI stand for, and why does it matter more than P&I?
How much are U.S. property taxes if I don't know my rate?
What closing costs do foreign buyers pay that U.S. residents don't?
How much cash do I need to close in total?
Does this calculator include mortgage insurance (PMI)?
Keep going: related calculators & guides
Foreign-Currency Mortgage Impact
Shows a USD mortgage payment and total cost in your home currency at a user-entered FX rate, with ±10/20% scenario bands, an optional annual-drift projection and the break-even FX move.
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Estimates FIRPTA withholding when a foreign owner sells US property (15% default; 10% tier $300k–$1M and 0% ≤$300k with buyer-residence intent, boundaries inclusive), known state overlays (HI, CA), the Form 8288-B reduction note, and estimated net proceeds at closing.
Open calculatorForeign-National Affordability
How much US property a foreign national can borrow for, via three non-QM paths: DSCR back-solve from expected rent, foreign-income qualifying (DTI cap), or asset-depletion (assets ÷ 60/84/120 months).
Open calculatorPurchase U.S. Property from Overseas
The end-to-end buying process for foreign nationals and expats, step by step.
Read moreU.S. Residential Mortgages
Purchase, refinance or release equity — up to 80% LTV for expats, 75% for foreign nationals.
Read moreImportant information
- Illustrative and educational only. Results are indicative estimates, not a quote, an offer of credit, or a commitment to lend.
- Cost and fee figures are indicative ranges, not quotes; actual amounts vary by state, provider, program and transaction, and are confirmed in writing at pre-approval.
- Indicative ranges only, not an offer of credit. Actual rates, LTV and terms depend on the program, property, borrower profile and prevailing market conditions, and are confirmed in writing at pre-approval.
- Property tax and insurance figures are estimates unless you entered your own; actual amounts are set by the county, your insurer and your HOA.
America Mortgages, Inc. — NMLS 2810389 (America Mortgages Nationwide). Methodology last reviewed 6 July 2026. This tool never quotes a rate: every interest and FX rate is entered by you, and every output is an indicative estimate, not an offer or commitment to lend.