Mortgage Calculators by State
Choose your state for a mortgage calculator tuned to local property taxes, 2026 conforming and FHA loan limits, and state down-payment assistance programs. We cover all 50 states plus Washington, D.C., 51 dedicated pages, each running privately in your browser and using a rate from your own quote rather than a made-up statewide number.
Why a state-specific mortgage calculator matters
A national mortgage estimate can be off by hundreds of dollars a month once local reality sets in. A generic calculator asks for a price and a rate and stops there, but your true monthly payment, the principal, interest, taxes and insurance known together as PITI, is shaped heavily by where you buy. Two families with the same income, the same loan amount and the same interest rate can face very different payments simply because one bought in a high-tax state and the other did not.
That is the gap these pages close. Each state calculator is pre-set with a representative local price and the state's effective property-tax rate, then lets you refine every field to your own purchase. You still supply the interest rate, because a single statewide rate does not exist, but everything the state actually controls, taxes, loan limits, assistance and transfer costs, is built in so your estimate is grounded in your real market.
The three biggest state-level cost factors
Three things move a payment from state to state more than anything else:
- Property taxes. Effective rates range from around 0.3% in the lowest states to over 2% in the highest, a spread that can mean a difference of more than a thousand dollars a month on the same home. Property tax is collected monthly into escrow, so it is part of your payment from day one.
- Home prices. Prices set your loan size and your down-payment target, and they vary enormously between and within states. A 20% down payment on a typical home ranges from under $35,000 in the most affordable states to well over $150,000 in the priciest, and that alone reshapes what you can buy.
- Loan limits and assistance. Conforming and FHA limits rise in high-cost counties, and every state runs a housing finance agency with down-payment help that can dramatically lower the cash you bring to closing.
Because all three are local, a calculator that ignores them can badly mislead. The state pages fold each one into the payment so you see the full cost of owning in your specific market.
Property taxes: highest and lowest states
Property tax is the single most variable line in a state-to-state comparison. The tables below show representative effective rates at opposite ends of the range. Remember that a low rate in a high-price state can still produce a large dollar bill, and vice versa, so always open the state page to see the tax on a realistic local price.
Lowest property-tax states
| State | Effective rate |
|---|---|
| Hawaii | 0.29% |
| Alabama | 0.4% |
| Colorado | 0.51% |
| South Carolina | 0.53% |
| Louisiana | 0.55% |
| Nevada | 0.55% |
| West Virginia | 0.55% |
| Wyoming | 0.55% |
Highest property-tax states
| State | Effective rate |
|---|---|
| New Jersey | 2.23% |
| Illinois | 2.05% |
| Connecticut | 1.79% |
| Vermont | 1.71% |
| Texas | 1.68% |
| New Hampshire | 1.61% |
| Nebraska | 1.54% |
| Wisconsin | 1.51% |
The difference is not academic. On a $350,000 home, the lowest-rate states add roughly $85 a month in tax escrow while the highest add around $650, on top of identical principal and interest. Claiming every homestead or owner-occupant exemption, and appealing an over-assessment, are among the few ways to lower this part of a fixed-rate payment after you close.
States with no income tax
Several states levy no broad state income tax, which can leave more room in your monthly budget for a mortgage payment: Texas, Florida, Washington, Tennessee, Nevada, New Hampshire, South Dakota, Alaska, Wyoming. The trade-off is that many of these states lean on property or other taxes to fund local services, so a lower income-tax burden does not always mean lower overall cost of ownership. Washington, D.C. and most other jurisdictions do levy an income tax. Each state page notes how the local tax mix affects what you can comfortably afford.
Loan limits and high-cost areas
For 2026, the baseline one-unit conforming loan limit is $832,750, the most you can borrow with a standard conventional loan backed by Fannie Mae or Freddie Mac. In designated high-cost areas the limit rises to as much as $1,249,125, and FHA loans run from a $541,287 floor to $1,249,125 at the top. A loan above the applicable limit is a jumbo loan, which carries stricter credit, down-payment and reserve requirements.
High-cost treatment applies in parts of the following states and districts, where at least some counties (or the entire area) exceed the baseline: California, Florida, New York, New Jersey, Virginia, Washington, Massachusetts, Maryland, Colorado, Connecticut, Utah, Hawaii, Alaska, Washington, D.C.. Alaska, Hawaii and Washington, D.C. use the higher limit throughout. If your target home approaches these thresholds, model both a conforming and a jumbo scenario on the state page and with our FHA calculator before you commit.
Down-payment assistance in every state
You do not have to save a full down payment on your own. Every state, and Washington, D.C., operates a housing finance agency that pairs competitive first mortgages with down-payment and closing-cost assistance, often as forgivable or deferred second loans, plus mortgage credit certificates that return part of your interest as a federal tax credit. Most programs target first-time buyers, usually defined as not having owned a home in the past three years, under income and purchase-price caps that are frequently higher than buyers expect.
Because assistance changes your loan structure and cash to close, the smart order is to estimate your first-mortgage payment on the state page, then ask a participating lender how a specific program would change your numbers. Each state page names its agency and flagship programs so you know exactly what to ask for.
Transfer taxes vary widely
One closing cost swings dramatically by state: the real-estate transfer tax charged when a property changes hands. Some states, including Texas, Indiana, Mississippi and several others, impose no transfer tax at all, while others charge well over 1% of the price, and a few localities add their own on top. Because it is paid up front, the transfer tax affects the cash you need at closing rather than your monthly payment, but it belongs in any honest budget. Each state page states the local rule and, where it exists, the reduced rate many first-time buyers qualify for.
Browse calculators by region
Prefer to explore by area? The calculators are grouped into the four census regions below. Neighboring states often share tax and market characteristics, so if you are weighing a move across a state line, comparing adjacent pages is a quick way to see how the payment would change.
Northeast (9)
Midwest (12)
South (17)
West (13)
How to use these pages
Open your state to load a working calculator pre-set with that state's representative price and property-tax rate. Adjust the price to your target home, enter your quoted rate, and add an insurance quote for the specific property to read the full PITI payment. Below the calculator, each page explains the state's loan limits, down-payment assistance, closing costs and transfer taxes, and how much income the payment typically requires, then links to our DTI, pre-approval, refinance and FHA tools so you can pressure-test every part of the decision.
Full state comparison table
Median home list prices update automatically from Realtor.com data (via the Federal Reserve's FRED service); property-tax rates are annual effective figures. Prices as of 2026-06-01. Open a state for the full breakdown.
| State | Median list price | Property-tax rate | State income tax | Loan limit |
|---|---|---|---|---|
| California | $749,450 | 0.71% | Yes | High-cost |
| Texas | $365,868 | 1.68% | No | Baseline |
| Florida | $423,900 | 0.86% | No | High-cost |
| New York | $689,000 | 1.4% | Yes | High-cost |
| Pennsylvania | $325,000 | 1.43% | Yes | Baseline |
| Illinois | $329,900 | 2.05% | Yes | Baseline |
| Ohio | $297,500 | 1.4% | Yes | Baseline |
| Georgia | $399,598 | 0.9% | Yes | Baseline |
| North Carolina | $419,000 | 0.73% | Yes | Baseline |
| Michigan | $310,575 | 1.35% | Yes | Baseline |
| New Jersey | $575,000 | 2.23% | Yes | High-cost |
| Virginia | $470,000 | 0.82% | Yes | High-cost |
| Washington | $650,000 | 0.87% | No | High-cost |
| Arizona | $474,950 | 0.63% | Yes | Baseline |
| Massachusetts | $759,500 | 1.14% | Yes | High-cost |
| Tennessee | $435,500 | 0.66% | No | Baseline |
| Indiana | $305,000 | 0.75% | Yes | Baseline |
| Missouri | $310,000 | 0.88% | Yes | Baseline |
| Maryland | $439,000 | 1.05% | Yes | High-cost |
| Wisconsin | $399,900 | 1.51% | Yes | Baseline |
| Colorado | $577,000 | 0.51% | Yes | High-cost |
| Minnesota | $399,900 | 1.05% | Yes | Baseline |
| South Carolina | $369,000 | 0.53% | Yes | Baseline |
| Alabama | $339,950 | 0.4% | Yes | Baseline |
| Louisiana | $275,000 | 0.55% | Yes | Baseline |
| Kentucky | $314,900 | 0.8% | Yes | Baseline |
| Oregon | $565,000 | 0.86% | Yes | Baseline |
| Oklahoma | $299,900 | 0.76% | Yes | Baseline |
| Connecticut | $549,900 | 1.79% | Yes | High-cost |
| Utah | $582,450 | 0.57% | Yes | High-cost |
| Nevada | $492,500 | 0.55% | No | Baseline |
| Iowa | $289,900 | 1.5% | Yes | Baseline |
| New Mexico | $406,975 | 0.67% | Yes | Baseline |
| Kansas | $300,000 | 1.34% | Yes | Baseline |
| Arkansas | $322,950 | 0.62% | Yes | Baseline |
| Mississippi | $299,900 | 0.67% | Yes | Baseline |
| Nebraska | $350,000 | 1.54% | Yes | Baseline |
| West Virginia | $260,000 | 0.55% | Yes | Baseline |
| Idaho | $599,900 | 0.62% | Yes | Baseline |
| Hawaii | $739,500 | 0.29% | Yes | High-cost |
| New Hampshire | $608,750 | 1.61% | No | Baseline |
| Maine | $469,000 | 1.09% | Yes | Baseline |
| Rhode Island | $599,900 | 1.3% | Yes | Baseline |
| Montana | $649,950 | 0.74% | Yes | Baseline |
| Delaware | $499,450 | 0.58% | Yes | Baseline |
| South Dakota | $383,850 | 1.08% | No | Baseline |
| North Dakota | $365,000 | 0.98% | Yes | Baseline |
| Alaska | $450,000 | 1.04% | No | High-cost |
| Vermont | $499,000 | 1.71% | Yes | Baseline |
| Wyoming | $499,000 | 0.55% | No | Baseline |
| Washington, D.C. | $610,000 | 0.56% | Yes | High-cost |
All state calculators
California Mortgage Calculator
Because prices are high but the tax rate is low, the interest and principal portion of a California payment usually dwarfs the tax and insurance escrow, which makes the interest rate you lock in the single biggest lever on affordability.
Texas Mortgage Calculator
The Texas equation is unusual: no state income tax and often lower home prices pull the payment down, while high property taxes push the monthly escrow up, so buyers should always run the numbers with the local tax rate rather than a national average.
Florida Mortgage Calculator
With no state income tax, Florida attracts many out-of-state buyers, but the insurance line is the wildcard: it can add several hundred dollars a month, so a payment that looks affordable on price and taxes alone can tighten quickly once coverage is quoted.
New York Mortgage Calculator
New York is really two markets in one: a high-price, low-tax-rate downstate metro and a lower-price, high-tax-rate upstate region, so a statewide average describes almost nobody, and pricing your specific county is essential.
Pennsylvania Mortgage Calculator
Because Pennsylvania property taxes are set by local school districts, two similar homes in adjacent districts can carry very different tax bills, so the district, not just the county, drives the escrow portion of your payment.
Illinois Mortgage Calculator
In Illinois the property-tax line often rivals principal and interest as a share of the payment, so an affordability estimate that ignores the local rate can be off by hundreds of dollars a month, especially in the collar counties.
Ohio Mortgage Calculator
Ohio's combination of affordable prices and moderate taxes makes it one of the more attainable states for first-time buyers, where a comfortable payment is often within reach on a middle income.
Georgia Mortgage Calculator
Georgia's growth is concentrated in metro Atlanta, where prices and competition run well above the rest of the state, so a statewide average understates what buyers face in the busiest markets.
North Carolina Mortgage Calculator
In North Carolina, a typical home runs $330,000 to $360,000 with an effective property-tax rate near 0.73% a year. North Carolina's Research Triangle and Charlotte are among the fastest-growing housing markets in the Southeast, so prices there outpace the affordable statewide average by a wide margin.
Michigan Mortgage Calculator
Michigan's 'pop-up' rule means a newly purchased home is often reassessed to full market value, so a buyer should budget from the current market-based tax estimate, not the previous owner's capped bill.
New Jersey Mortgage Calculator
New Jersey's property taxes are so high that they can add well over a thousand dollars a month on a mid-priced home, so the tax field is the number that most often decides whether a New Jersey purchase is affordable.
Virginia Mortgage Calculator
Virginia is a tale of two markets: expensive, high-limit Northern Virginia near Washington, D.C., and a far more affordable remainder, so where in the state you buy changes both the price and the loan limits that apply.
Washington Mortgage Calculator
With no state income tax but a high-priced Seattle metro, Washington's affordability hinges on price and rate far more than on property tax, so the rate you lock is the dominant lever west of the Cascades.
Arizona Mortgage Calculator
Arizona's low property taxes and absence of a transfer tax make its closing and carrying costs relatively light, so buyers can focus their budgeting on price, rate and the fast-moving Phoenix market.
Massachusetts Mortgage Calculator
Massachusetts pairs high home values with a moderate tax rate, so the principal-and-interest portion dominates the payment, and even a small change in the interest rate moves the monthly cost substantially.
Tennessee Mortgage Calculator
With no income tax and low property taxes, Tennessee is one of the lower-carrying-cost states, though Nashville's price growth means the affordability advantage is far smaller in the state's hottest market.
Indiana Mortgage Calculator
Indiana's 1% homestead tax cap and lack of a transfer tax make it one of the most predictable and affordable states to own in, with carrying costs that rarely spring surprises on owner-occupants.
Missouri Mortgage Calculator
In Missouri, a typical home runs $230,000 to $260,000 with an effective property-tax rate near 0.88% a year. Missouri's affordable prices and no transfer tax keep entry costs low, but its high storm-driven insurance premiums are the line to watch when you build a realistic monthly payment.
Maryland Mortgage Calculator
Maryland's higher transfer taxes and county income taxes add to the true cost of buying, so first-time buyers should confirm eligibility for the reduced transfer rate and the assistance programs that offset them.
Wisconsin Mortgage Calculator
Wisconsin's above-average property taxes are partly offset by automatic state credits, so the net tax bill on a primary residence is lower than the headline rate suggests, something to confirm for the specific municipality.
Colorado Mortgage Calculator
Colorado's very low tax rate is offset by high home values and rising insurance costs, so the wildcard in a Colorado payment is increasingly the insurance premium rather than the property tax.
Minnesota Mortgage Calculator
In Minnesota, a typical home runs $320,000 to $360,000 with an effective property-tax rate near 1.05% a year. Minnesota's property-tax refund program can meaningfully lower the net cost of ownership for eligible buyers, so factor potential refunds in alongside the gross tax estimate the calculator produces.
South Carolina Mortgage Calculator
Filing for the 4% legal-residence classification after closing is essential in South Carolina, since being taxed at the 6% non-owner ratio can nearly double the property-tax portion of your payment.
Alabama Mortgage Calculator
Alabama's nation-low property taxes mean the tax line barely moves a payment, so price and interest rate, and Gulf Coast insurance if you buy near the water, are what really shape affordability.
Louisiana Mortgage Calculator
Louisiana's low taxes and homestead exemption keep the tax line small, but insurance is the dominant variable, on a coastal home it can exceed the property tax several times over, so always quote coverage before you commit.
Kentucky Mortgage Calculator
Kentucky's low prices and modest taxes make for attainable payments, though buyers in cities with a local occupational tax should remember that it affects take-home pay and therefore how much house they can comfortably afford.
Oregon Mortgage Calculator
Oregon's assessment cap means a long-held home can carry a taxable value well below its market price, so a new buyer's tax bill may jump to market level, budget from the current market-based estimate rather than the seller's.
Oklahoma Mortgage Calculator
In Oklahoma, a typical home runs $200,000 to $230,000 with an effective property-tax rate near 0.76% a year. Oklahoma's very affordable prices are partly offset by high storm-driven insurance premiums, so the insurance line, not property tax, is usually the number that most affects an Oklahoma payment.
Connecticut Mortgage Calculator
Connecticut's town-by-town mill rates mean two similar homes a few miles apart can carry very different tax bills, so the specific town, not just the county, decides the tax portion of your payment.
Utah Mortgage Calculator
Utah's low tax rate is amplified by the 45% homestead exemption, so an owner-occupant's tax bill is well below what the headline rate on full value would suggest, one reason carrying costs stay manageable despite high prices.
Nevada Mortgage Calculator
Nevada's no-income-tax status and 3% tax cap keep ongoing costs in check, so for most buyers the price and the interest rate, more than taxes, determine whether a Las Vegas or Reno purchase fits the budget.
Iowa Mortgage Calculator
Iowa pairs low prices with above-average tax rates, so on an affordable home the property-tax line is a larger share of the payment than the low price alone would suggest, making the local rate worth checking closely.
New Mexico Mortgage Calculator
New Mexico's low prices, absence of a transfer tax and taxable-value cap keep ownership costs modest, so for most buyers the interest rate and insurance, not taxes, decide the payment.
Kansas Mortgage Calculator
In Kansas, a typical home runs $220,000 to $250,000 with an effective property-tax rate near 1.34% a year. Kansas pairs affordable prices with above-average taxes and high storm-driven insurance, so the escrow portion, tax plus insurance, is often what most shapes a Kansas payment.
Arkansas Mortgage Calculator
In Arkansas, a typical home runs $200,000 to $230,000 with an effective property-tax rate near 0.62% a year. Arkansas is one of the most affordable states to buy in, though its storm-driven insurance premiums are the line to watch when building a realistic monthly payment.
Mississippi Mortgage Calculator
In Mississippi, a typical home runs $170,000 to $200,000 with an effective property-tax rate near 0.67% a year. With the nation's lowest home prices and a modest tax rate, Mississippi offers very attainable payments inland, though Gulf Coast insurance is the major variable near the water.
Nebraska Mortgage Calculator
Nebraska's high property taxes are partly returned through a state income-tax credit for school taxes paid, so the net cost is lower than the headline rate, worth factoring in alongside the gross estimate.
West Virginia Mortgage Calculator
West Virginia's very low prices and taxes make it one of the least expensive states to own in, where a modest income can comfortably cover the full payment on many homes.
Idaho Mortgage Calculator
In Idaho, a typical home runs $440,000 to $480,000 with an effective property-tax rate near 0.62% a year. Idaho's low tax rate and homeowner's exemption keep carrying costs modest, but fast price growth around Boise means the purchase price, more than taxes, drives affordability today.
Hawaii Mortgage Calculator
Hawaii pairs the nation's highest prices with its lowest tax rate, so the loan size and interest rate dominate the payment, and the state's special-area loan limit lets many buyers finance conventionally where mainland rules would force a jumbo.
New Hampshire Mortgage Calculator
New Hampshire trades income and sales taxes for high property taxes set town by town, so the specific town's rate, and the buyer-side transfer tax, are what most shape the true cost of a purchase.
Maine Mortgage Calculator
Maine's municipality-set rates and homestead exemption mean the specific town determines much of the tax bill, so price your target town rather than a statewide average when you estimate the payment.
Rhode Island Mortgage Calculator
Rhode Island's town-set rates mean the specific municipality drives much of the tax bill, so in such a small state it still pays to price the exact city or town you are targeting.
Montana Mortgage Calculator
Montana's low taxes and lack of a transfer tax keep carrying costs modest, but rapid price growth in Bozeman and the western valleys means the purchase price now drives affordability more than taxes.
Delaware Mortgage Calculator
Delaware's low property taxes and no sales tax are partly offset by one of the higher transfer taxes in the country, so first-time buyers should confirm the reduced-rate eligibility that lowers that upfront cost.
South Dakota Mortgage Calculator
In South Dakota, a typical home runs $270,000 to $300,000 with an effective property-tax rate near 1.08% a year. South Dakota's lack of a state income tax and low transfer fee keep costs down, though storm-driven insurance is the line to watch when building a realistic payment.
North Dakota Mortgage Calculator
In North Dakota, a typical home runs $260,000 to $290,000 with an effective property-tax rate near 0.98% a year. North Dakota pairs affordable prices with no transfer tax and a new primary-residence credit, so owner-occupants often see a lower net tax bill than the headline rate suggests.
Alaska Mortgage Calculator
Alaska's lack of income and sales taxes, plus a special-area loan limit at the national ceiling, shapes a distinctive market where borough-set property taxes and high insurance, more than the loan rules, drive the payment.
Vermont Mortgage Calculator
In Vermont, a typical home runs $370,000 to $410,000 with an effective property-tax rate near 1.71% a year. Vermont's high headline property-tax rate is softened for residents by an income-based adjustment, so many owner-occupants pay noticeably less than the rate implies, worth confirming for your household.
Wyoming Mortgage Calculator
Wyoming's no-income-tax status and very low property taxes make it one of the least expensive states to own in, apart from the resort market around Jackson, where prices run far above the statewide norm.
Washington, D.C. Mortgage Calculator
Washington, D.C. pairs high prices with a low tax rate and a high-cost loan limit, so the loan size and rate dominate the payment, while its steep transfer and recordation taxes make the reduced first-time-buyer rates especially worth claiming.
Frequently Asked Questions
Which states have the lowest property taxes?
Among the states we cover, Hawaii, Alabama, Colorado, South Carolina have some of the lowest effective property-tax rates, each under 0.53% a year as a representative figure. A low rate still produces a large dollar bill where home values are high, so open the state page to see the tax on a realistic local price.
Which states have no state income tax?
Texas, Florida, Washington, Tennessee, Nevada, New Hampshire, South Dakota, Alaska, Wyoming have no broad state income tax. That can leave more room in your budget for a mortgage payment, though several of these states offset it with higher property or other taxes, which the state page spells out.
What is the 2026 conforming loan limit?
The 2026 baseline one-unit conforming loan limit is $832,750, rising to $1,249,125 in high-cost areas. FHA runs from a $541,287 floor to $1,249,125. Alaska, Hawaii and Washington, D.C. use the higher limit throughout.
Do these calculators show live mortgage rates?
No. There is no single rate for a state, and we do not invent one. Each calculator leaves the rate field for a number from your own quote or preapproval, then applies your state's real property tax, insurance and loan limits so the payment is honest.
Is there a mortgage calculator for every state?
Yes. We publish a dedicated calculator for all 50 states plus Washington, D.C., 51 pages in total, each with local figures, down-payment assistance programs and links to our FHA, refinance, DTI and pre-approval tools.
How much does property tax add to a monthly payment?
It depends on the rate and the home price. On a $350,000 home, a 0.5% state adds about $146 a month while a 2% state adds about $583, a difference of over $438 monthly for the same house. That is why the local rate matters so much.