Standing in front of a home? Punch in the asking price and see an estimated monthly payment in seconds.
Enter the listing price to see an estimated monthly payment.
Educational tool — not a loan offer or rate quote. APR is not displayed here because this calculator is not advertising a specific loan product. There are down payment, income, credit, and other requirements for each loan program. Each home you visit may or may not have special assessments. Call us for a personalized estimate and APR.
Same home, same rate — different programs and down payments. All figures illustrative.
Many state, county, and city programs can reduce or eliminate your down payment — especially for first-time buyers, teachers, first responders, and veterans.
Conventional, FHA, and VA loans each have maximum amounts that vary by county. Above the limit, you're in jumbo loan territory — different rules and pricing.
The rate in the settings is an estimate. Your actual rate is shaped by credit score, loan-to-value, debt-to-income, property type, and current market pricing.
This calculator covers your monthly payment but not the upfront cost of closing — lender fees, title, escrow, prepaid taxes and insurance, and more.
Active duty, veterans, National Guard, Reserves, and surviving spouses may qualify. We can help you pull your Certificate of Eligibility (COE).
Calculators show illustrative estimates only. Contact us to discuss your scenario. An initial conversation does not require a credit pull. All loans subject to underwriting approval.
Add your real debts and income to see your estimated DTI, an estimated affordable price range, and an overview of common loan program guidelines.
Check Your DTI Now →When most buyers see a home listed at $500,000, they think "I need a down payment and a mortgage." But the real number you'll write a check for every month — your PITI — bundles four pieces together: Principal, Interest, Taxes, and Insurance. On many loans you'll also pay private mortgage insurance (PMI) and, if the home is in an HOA community, monthly dues on top of that.
Here in Southern California — and especially across the Inland Empire, where we're based in Rancho Cucamonga — property taxes alone can add $400–$700 per month to a payment that an out-of-state calculator would miss entirely. A "$2,800 mortgage" on paper is often a $3,800 PITI in real life. That's the gap this calculator closes.
When you punch in an asking price at an open house, we run the math the way an underwriter would price your loan. We apply your chosen down payment percentage, calculate principal and interest based on the loan term and rate, layer in monthly property tax (default 1.25% annually, which is close to the California average for newer purchases), add a homeowners insurance estimate, and add private mortgage insurance if your down payment is below 20%. Toggle on HOA dues and they flow into the total too.
We also estimate the gross annual income range commonly associated with that payment — based on a 45% back-end debt-to-income ratio, which is a general guideline used in many conventional loan programs. Actual underwriting requirements vary by program, lender, and borrower. If you have car payments, student loans, or credit card minimums on top, the income range needed will typically be higher.
The "Compare loan programs side-by-side" cards above let you see how different programs price out on the same home. Each program has its own structure for down payment and mortgage insurance: Conventional 97 (3% down, available to first-time buyers through programs like HomeReady or Home Possible) carries the highest LTV and therefore higher monthly PMI; FHA (3.5% down) finances a 1.75% upfront mortgage insurance premium into the loan plus a monthly MIP, and that monthly MIP usually stays for the life of the loan when down payment is below 10%; conventional at 10%, 15%, or 20% down scales PMI down (and eliminates it at 20%); and VA for eligible borrowers offers 0% down with no monthly MI but a one-time funding fee. The right program depends on your eligibility, credit, and goals — and it's determined through underwriting.
We're a Rancho Cucamonga–based mortgage firm and we know the Inland Empire intimately — from Riverside to San Bernardino, Ontario, Fontana, Eastvale, Chino Hills, Upland, and the surrounding cities. That said, our licensing through Guaranteed Rate (NMLS #2611) lets us originate residential mortgages in most U.S. states, so if you're house-hunting in Texas, Florida, Arizona, Nevada, or anywhere else, this calculator and our team work the same way for you. Tax rates and insurance costs vary by state — adjust them in the Settings panel above to match your local numbers.
Want a more personalized estimate? Contact us to discuss your scenario. An initial conversation does not require a credit pull. All loan programs are subject to underwriting approval and program guidelines.
No. While 20% down avoids PMI on conventional loans, conventional financing may be available with as little as 3% down for some first-time buyers, FHA loans generally require 3.5%, and VA loans for eligible veterans and active duty may allow 0% down. Down payment assistance programs in California and across the country may help reduce the upfront cash needed for eligible borrowers — many state, county, and city programs are designed for first-time buyers, teachers, first responders, and veterans. Eligibility, terms, and availability vary; all loans are subject to underwriting approval.
PITI stands for Principal, Interest, Taxes, and Insurance. Principal pays down your loan balance, interest is what the lender charges you to borrow, taxes are your property tax bill divided by 12, and insurance is your homeowners policy. If you put less than 20% down, mortgage insurance (PMI on conventional loans) is added. If the property has an HOA, those dues are paid separately to the association — but most lenders include HOA dues in your debt-to-income calculation.
It depends on the down payment, interest rate, property taxes, insurance, HOA dues, and your other monthly debt obligations. The income card above provides an illustrative figure based on the inputs you enter and a 45% back-end DTI assumption. Actual underwriting requirements vary by program and lender, and adding car loans, student debt, or credit card payments will increase the income needed to support the same purchase price. For a personalized estimate, contact us.
Private Mortgage Insurance (PMI) is generally required on conventional loans with less than 20% equity. The cost varies based on credit, loan-to-value, and other factors. PMI on a conventional loan can typically be removed automatically when the loan reaches 78% loan-to-value (based on the original purchase price), or by request once you reach 80% LTV — sometimes sooner with an appraisal showing the home has appreciated. FHA loans handle this differently — most FHA loans carry mortgage insurance for the life of the loan, though refinancing into a different program may be an option for some borrowers. The right loan program depends on your specific financial situation and is determined through underwriting.
Many conventional lenders allow up to 45% back-end DTI, with some programs allowing higher ratios under certain circumstances. Your back-end DTI includes your full PITI plus all other monthly debt payments (car loans, credit card minimums, student loans, etc.) divided by your gross monthly income. A lower DTI generally provides more loan options. FHA and VA loans may accommodate higher DTIs in some cases. Specific program guidelines vary; eligibility is determined through underwriting.
No. While we're based in Rancho Cucamonga and our main service area is the Inland Empire and broader California market, we are able to originate residential mortgage loans in most U.S. states through Guaranteed Rate (NMLS #2611). If you're shopping for a home anywhere in the country, please reach out and we'll confirm whether we are licensed in your state.
Conventional loans generally have stricter credit and reserve requirements but offer flexibility in property type and loan size. FHA loans (3.5% down minimum) have more flexible credit guidelines but typically require both upfront and monthly mortgage insurance — for the life of the loan in most cases. VA loans are available exclusively to eligible veterans, active duty service members, National Guard, Reserves, and surviving spouses — the program features 0% down and no monthly mortgage insurance, which can make it a strong option for those who meet eligibility requirements. Each program has its own guidelines, and the right fit depends on your individual financial profile.
California property taxes are generally capped under Proposition 13 at 1% of assessed value, plus local bonds — most Inland Empire purchases land between 1.1% and 1.4% annually. The calculator defaults to 1.25%, which is a reasonable starting point for Rancho Cucamonga, Ontario, Fontana, and similar cities. Mello-Roos communities (common in Eastvale, parts of Rancho Cucamonga, Chino Hills, and other newer suburbs) can push the effective rate to 1.7%+ — adjust in Settings if you know the property's actual tax rate. Listings on Zillow and Redfin usually show recent tax bills.
This is a planning tool with reasonable defaults — useful for getting a rough sense of a payment range as you walk through open houses. For a personalized estimate tied to your credit, employment, the specific property, and current market pricing, please contact us directly. An initial conversation does not require a credit pull. Loan approval, rates, and terms are determined through underwriting and are subject to lender and program guidelines.
Important Disclosures: This calculator is an educational and informational tool only. It is not an advertisement for any specific loan product and does not constitute a loan offer, rate quote, pre-approval, pre-qualification, application, or commitment to lend. The default interest rate and other inputs shown are illustrative only and do not represent an available rate or program. This tool intentionally does not display an Annual Percentage Rate (APR). APR reflects program-specific lender fees, discount points, mortgage insurance, and other costs that vary by borrower, loan program, property, and current market conditions, and is provided in connection with a personalized loan estimate — not within a general educational calculator. All figures shown — including monthly payment estimates, tax and insurance projections, and any income range associated with a payment — are estimates based on self-reported information and general assumptions, and are not personalized to your specific financial profile. This tool does not calculate APR, actual lender fees, discount points, third-party costs, or government fees. All loans are subject to credit approval, underwriting review, and program guidelines. Actual rates, payments, taxes, insurance, eligibility, and program availability depend on a complete review of your verified financial profile, credit, the property, location, appraisal, current market conditions, and applicable program guidelines. DTI thresholds, down payment requirements, mortgage insurance costs, and other program features vary and are subject to change without notice. Rates and program terms change daily. For a personalized rate quote and APR specific to your scenario, please contact a licensed mortgage professional. The Brandon Drew Group, A Mortgage Firm. Equal Housing Opportunity.