California Mortgage Calculator 2026
Last updated: May 2026 · Data: Tax Foundation, Zillow Research, FHFA, III
California Mortgage Calculator
Pre-filled with California's median home price ($780,000), average property tax (0.71%), and average homeowner's insurance ($1,450/yr). Adjust to match your specific situation.
Loan Details
Optional Costs
Varies by location; avg ~1.1% of home value
Typically $800–$2,000/year for most homes
Leave $0 if no HOA applies
Monthly Payment Breakdown
Monthly Payment (PITI)
$2,522.62
Principal & Interest
$2,022.62
P&I portion
Tax + Insurance
$500.00
Escrow portion
Loan Amount
$320,000.00
After down payment
Payment Composition
- Home Insurance
- Principal & Interest
- Property Tax
Balance & Amortization
Balance & Equity Over Time
- Home Equity
- Remaining Balance
Loan Amount
$320,000
Total Interest
$408,142
Total Cost
$728,142
Amortization Schedule
30-year loan · 360 total payments
| Year | Start Balance | Principal | Interest | End Balance | Cum. Interest |
|---|---|---|---|---|---|
Year 1 | $320,000 | $3,577 | $20,695 | $316,423 | $20,695 |
Year 2 | $316,423 | $3,816 | $20,455 | $312,607 | $41,150 |
Year 3 | $312,607 | $4,072 | $20,200 | $308,535 | $61,349 |
Year 4 | $308,535 | $4,345 | $19,927 | $304,191 | $81,276 |
Year 5 | $304,191 | $4,636 | $19,636 | $299,555 | $100,912 |
Year 6 | $299,555 | $4,946 | $19,325 | $294,609 | $120,238 |
Year 7 | $294,609 | $5,277 | $18,994 | $289,332 | $139,232 |
Year 8 | $289,332 | $5,631 | $18,641 | $283,701 | $157,873 |
Year 9 | $283,701 | $6,008 | $18,264 | $277,694 | $176,136 |
Year 10 | $277,694 | $6,410 | $17,861 | $271,284 | $193,998 |
Year 11 | $271,284 | $6,839 | $17,432 | $264,444 | $211,430 |
Year 12 | $264,444 | $7,297 | $16,974 | $257,147 | $228,404 |
Year 13 | $257,147 | $7,786 | $16,485 | $249,361 | $244,889 |
Year 14 | $249,361 | $8,308 | $15,964 | $241,053 | $260,853 |
Year 15 | $241,053 | $8,864 | $15,407 | $232,189 | $276,260 |
Year 16 | $232,189 | $9,458 | $14,814 | $222,732 | $291,074 |
Year 17 | $222,732 | $10,091 | $14,180 | $212,641 | $305,255 |
Year 18 | $212,641 | $10,767 | $13,505 | $201,874 | $318,759 |
Year 19 | $201,874 | $11,488 | $12,784 | $190,386 | $331,543 |
Year 20 | $190,386 | $12,257 | $12,014 | $178,129 | $343,557 |
Year 21 | $178,129 | $13,078 | $11,193 | $165,051 | $354,750 |
Year 22 | $165,051 | $13,954 | $10,317 | $151,097 | $365,068 |
Year 23 | $151,097 | $14,888 | $9,383 | $136,208 | $374,451 |
Year 24 | $136,208 | $15,886 | $8,386 | $120,323 | $382,837 |
Year 25 | $120,323 | $16,949 | $7,322 | $103,373 | $390,159 |
Year 26 | $103,373 | $18,085 | $6,187 | $85,289 | $396,345 |
Year 27 | $85,289 | $19,296 | $4,976 | $65,993 | $401,321 |
Year 28 | $65,993 | $20,588 | $3,683 | $45,405 | $405,004 |
Year 29 | $45,405 | $21,967 | $2,305 | $23,438 | $407,309 |
Year 30 | $23,438 | $23,438 | $833 | $0 | $408,142 |
Click any year to expand monthly detail
Buying a Home in California: What You Need to Know
California's housing market runs by its own rulebook. Proposition 13, passed by voters in 1978, caps annual property tax increases at 2% for existing owners — meaning your neighbor who bought in 1994 pays a fraction of what you'll owe after today's closing. The effective rate is a relatively low 0.71%, but on California's $780,000 median-priced home, that's still $5,538 per year — or $462 per month — before your first dollar goes toward principal.
What makes California uniquely expensive is the Mello-Roos tax: a special assessment common in planned communities and newer developments across Southern California, the Sacramento suburbs, and the Central Valley. Community Facilities District (CFD) charges fund local schools, parks, and infrastructure and can add $2,000–$10,000+ annually on top of your base property tax bill. Always request the full CFD disclosure before making an offer — it's legally required but easy to overlook in a fast-moving market.
Conforming loan limits vary significantly by county. In San Francisco, Los Angeles, and Orange counties, the 2025 FHFA limit reaches $1,149,825 — the national high-cost ceiling. This means more California buyers can access conventional pricing rather than jumbo loan rates, but the math remains steep: a 20% down payment on the state's $780,000 median requires $156,000 upfront.
First-time buyers should explore CalHFA (California Housing Finance Agency), which offers below-market 30-year fixed loans and junior loan assistance up to 3.5% of the purchase price for down payment and closing costs. The Dream For All Shared Appreciation Loan provides up to 20% of the purchase price at 0% interest in exchange for a share of appreciation when you sell. Income limits and county purchase price caps apply — visit calhfa.ca.gov for current figures.
California Housing Cost Data
| Metric | Value |
|---|---|
| Median Home Price | $780,000 |
| Effective Property Tax Rate | 0.71% |
| Est. Annual Property Tax | $5,538 |
| Avg. Annual Home Insurance | $1,450 |
| Avg. Monthly HOA (communities) | $420/mo |
| 2025 Conforming Loan Limit | $806,500 |
| Est. Monthly PITI (20% down, 6.99%) | $4,730/mo |
High-Cost County Conforming Loan Limits
| County | 2025 Limit |
|---|---|
| San Francisco | $1,149,825 |
| Los Angeles | $1,149,825 |
| Orange | $1,149,825 |
| San Mateo | $1,149,825 |
| Santa Clara | $1,149,825 |
| Marin | $1,149,825 |
| Alameda | $1,149,825 |
| Contra Costa | $1,149,825 |
| San Diego | $1,006,250 |
| Ventura | $948,750 |
Source: FHFA Conforming Loan Limits 2025. fhfa.gov
Last updated: May 2026. Data reflects statewide averages and estimates. Individual properties vary significantly. Always verify with a licensed lender.
Worked Example: Buying a Home in California
Using California's median home price of $780,000, here's what your monthly payment looks like at two common down payment levels.
Estimates use California's statewide averages for property tax (0.71% rate) and homeowner's insurance ($1,450/yr). Actual payments vary by county, lender, credit score, and loan type. Rates shown are illustrative; verify current rates with a licensed lender. Last updated: May 2026.
First-Time Buyer Programs in California
CalHFA MyHome Assistance Program
Deferred-payment junior loan up to 3.5% of purchase price for down payment/closing costs
Learn moreCalHFA Dream For All Shared Appreciation Loan
Up to 20% of home purchase price as a shared appreciation loan (0% interest)
Learn moreFrequently Asked Questions: California Mortgage
Mello-Roos is a special assessment tax charged in Community Facilities Districts (CFDs) — most common in developments built after 1982 in Southern California, Sacramento suburbs, and the Central Valley. It's charged separately from your regular property tax and funds local infrastructure, schools, and services. Annual Mello-Roos charges typically range from $1,000 to $5,000 for a single-family home, but can exceed $10,000 in high-value developments. The amount is fixed (not percentage-based) and is disclosed in the CFD disclosure that sellers must provide. Always ask your agent to pull the full property tax bill — not just the base rate — before committing to a purchase price.
Sources & Methodology
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