Mortgage calculator

What would this home cost each month?

Enter a price and your down payment. Every number below shows its source. Estimate only, not a pre-approval or a loan offer.

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Estimated monthly cost

$3,867/mo (estimate)

Estimate only. Your actual monthly cost and price will differ. Not a pre-approval or loan offer.

Principal and interest (estimate): $3,022/mo$60,000 down, loan $440,000.
Property tax (estimate, Modesto typical 1.1694%): $487/moModesto typical total rate 1.1694%, FY 2025-26 rates, checked 10/15/2026. Your parcel may differ. Source: Stanislaus County Auditor-Controller, Secured Tax Rates 2025-2026 (city TRA prefixes from the Tax Rate Book FY 2025/2026).
Homeowners insurance (estimate): $138/moCalifornia statewide average for HO-3 policies, $1,655 a year (2023 data). Not a quote. 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.
PMI (estimate): $220/moUnder 20% down. Midpoint of Freddie Mac's $30 to $70 a month per $100,000 borrowed. Source: Freddie Mac, My Home: Breaking down PMI.
HOA (estimate, you entered): $0/moNone entered.
Mello-Roos (estimate, you entered): $0/moNone entered. Some neighborhoods have Mello-Roos (CFD) taxes; check the property tax bill for the home.
Total monthly cost (estimate): $3,867/mo

Assumes a 7.32% rate, 30-year fixed, $60,000 down, about 12% of the price. Loan $440,000.

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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: the city's typical total rate from the county rate book (FY 2025-26 rates, checked 10/15/2026) for the cities listed. "Other city (1% base only)" uses California's 1% base rate only, so it likely understates the tax.
PMI: only under 20% down. We use the midpoint of the $30 to $70 a month per $100,000 borrowed range from Freddie Mac, My Home: Breaking down PMI. Your lender sets the real amount.
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. Change it if you have a quote.
HOA and Mello-Roos: only the amounts you enter.
Not included: closing costs, utilities and maintenance.
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