Estimate your monthly payment, total interest, and true cost of buying a home. Adjust any figure to compare scenarios instantly.
Buying a home is likely the largest financial commitment you'll ever make. Before you fall in love with a house, you need to understand what you're actually agreeing to pay — not just the sticker price, but the full cost over 15 or 30 years. This calculator breaks down your monthly payment into principal and interest, shows your total interest paid over the life of the loan, and lets you compare different down payment and term scenarios side by side.
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Your monthly payment is made up of two parts: principal (paying down the loan balance) and interest (the lender's fee for lending you money). In the early years of a mortgage, the vast majority of each payment goes toward interest — not equity. This is called amortization, and it's one of the most important concepts first-time homebuyers miss.
On a $350,000 loan at 6.5% over 30 years, your monthly P&I payment is roughly $2,212. But over the full loan term, you'd pay over $446,000 total — meaning you'd pay nearly $96,000 more than you borrowed, just in interest.
In the first year of a 30-year mortgage, roughly 80–85% of each payment goes to interest. By year 15, it's closer to 60%. You only start building significant equity in the final third of the loan. This is why making even small extra principal payments early in your loan has an outsized impact on your total interest paid.
This calculator estimates principal, interest, property tax, and homeowner's insurance. However, your true monthly housing cost may also include:
Mortgage rates change daily based on Federal Reserve policy and economic conditions. As of 2026, 30-year fixed rates for well-qualified buyers have generally ranged between 6% and 7.5%. A higher credit score, larger down payment, and shorter loan term typically earn you a lower rate.
A 20% down payment eliminates PMI and lowers your rate. However, FHA loans allow as little as 3.5% down, and many conventional programs allow 3–5%. Use this calculator to compare scenarios and see how your down payment affects your monthly cost and total interest.
A 30-year mortgage gives lower monthly payments and more cash flow flexibility. A 15-year mortgage forces faster equity building and dramatically reduces total interest paid — but requires a higher monthly payment. If you can comfortably afford it, the 15-year typically wins financially.
Any extra payment above your required monthly amount goes directly toward reducing your principal balance. Even an extra $100–$200/month can save tens of thousands of dollars and shave years off a 30-year mortgage.