What can I afford

What home price fits my monthly budget?

Enter what you want to spend each month and the cash you have. Every number below shows its source. Estimate only, not a pre-approval or a loan offer.

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Estimated home price

$417,000

Property tax per year at California's 1% base rate (Cal. Const. Art. XIII A): about $4,170. At Modesto's typical total rate of 1.1694% (Stanislaus County Auditor-Controller, Secured Tax Rates 2025-2026 (city TRA prefixes from the Tax Rate Book FY 2025/2026), FY 2025-26 rates, checked 10/15/2026): about $4,877. Your parcel may differ. Mello-Roos not included.

Principal and interest: $2,452/mo
Source and formula
Source:Freddie Mac Primary Mortgage Market Survey (PMMS), 30-year fixed, week of 10/22/2026.
Formula:Loan $357,000 at 7.32% for 30 years: loan x r / (1 - (1 + r)^-360), where r = 7.32% / 12 = 0.6100% a month.
Property tax (Modesto typical, 1.1694%): $406/mo
Source and formula
Source:California Constitution, Article XIII A (Proposition 13), as summarized in California State Board of Equalization Publication 29, California Property Tax: An Overview.
Formula:$417,000 x 1% / 12. Base rate of 1% of assessed value, using the list price as the assessed value. Plus local voter-approved assessments and special taxes, not included. No verified add-on rate for this area yet (1% base only).

Estimate only. Not a loan offer or commitment to lend. Hansen Sales Inc is not a lender. Actual rate, payment and terms vary.

$60,000 down (14.4%), loan $357,000, 7.32% rate, 30-year fixed. Rate: Freddie Mac PMMS average for a 30-year fixed loan (week of 10/22/2026).

Under 20% down, lenders usually add PMI (private mortgage insurance). Using Freddie Mac's published PMI range, the estimated price is about $388,000 to $404,000.

Estimated house payment: $2,996/mo (includes homeowners insurance at the California statewide average, not a quote)

Estimate only. Not a loan offer or commitment to lend. Hansen Sales Inc is not a lender. Actual rate, payment and terms vary.

House payment means estimated principal, interest, property taxes and homeowners insurance, plus HOA dues when entered. Mello-Roos and other special assessments, where they apply, are not included; check the listing or disclosures. Estimate only, not an offer of credit. Costs vary by home, taxes, insurance and loan terms.

Source and formula

Source:NAIC, Dwelling Fire, Homeowners Owner-Occupied, and Homeowners Tenant and Condominium/Cooperative Unit Owner's Insurance Report: Data for 2023 (July 2026), Table 4, California, HO-3, 2023 data, published July 2026.

Formula:House payment = Principal and interest $2,452 + Property tax (Modesto typical, 1.1694%) $406 + homeowners insurance $1,655 a year / 12 ($138) = $2,996. Insurance is the California statewide average for HO-3 policies, not a quote for this home. Mello-Roos and other special assessments are not included.

Homeowners insurance (in the house payment above and in the price estimate): the California statewide average for a standard homeowners policy (HO-3) was $1,655 a year (about $138/mo) in 2023. By coverage amount, averages ran from $1,142 a year ($350,000 to $399,999 of coverage) to $2,060 a year ($700,000 to $999,999). Statewide averages only. Get a real quote for your home.

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Sources and what is left out

Rate: 7.32% 30-year fixed, 6.68% 15-year fixed, Freddie Mac Primary Mortgage Market Survey (PMMS), week of 10/22/2026 (latest available; updated weekly). Your rate will differ. You can change it above.
Property tax: California Constitution, Article XIII A (Proposition 13), as summarized in California State Board of Equalization Publication 29, California Property Tax: An Overview: 1% of the price per year, plus the voter-approved add-on rate for the city you pick below where we verified it in the county's FY 2025-26 rate book (checked 10/15/2026): San Joaquin County; Stanislaus County; Sacramento County. The typical rate is the most common rate among the city's tax rate areas; your parcel may differ. Other cities and counties use the 1% base only.
PMI: Freddie Mac, My Home: Breaking down PMI. Freddie Mac says to expect roughly $30 to $70 a month for every $100,000 borrowed. Your actual PMI depends on your lender, credit and loan.
HOA: only the amount you enter.
Homeowners insurance: NAIC, Dwelling Fire, Homeowners Owner-Occupied, and Homeowners Tenant and Condominium/Cooperative Unit Owner's Insurance Report: Data for 2023 (July 2026), Table 4, California, HO-3. Statewide average, not a quote. It is part of the house payment, so the price estimate leaves room for it.
Not included, because we have no cited source for them: Mello-Roos taxes (Community Facilities District, or CFD) and other special assessments, and closing costs. The down payment is the dollars or percent you enter, at least 5% of the price.
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