Mortgage calculator — total monthly cost, not just P&I

Most mortgage calculators show principal + interest and stop there. The Nestlyze calculator returns your true monthly cost: P&I, property tax (computed from the address-level rate), homeowners insurance estimate (climate-adjusted), HOA / Mello-Roos where applicable, and PMI if your down payment is under 20%. The difference between principal-and-interest and the all-in number is typically $1,200-$3,800/month in California — large enough to change which house you can actually afford.

What goes into the all-in number

• Principal + interest — based on the current rate you enter (we don't lock-in a default).
• Property tax — California ~0.75% effective (Prop 13 base 1% offset by capped assessed values), Texas 1.80%, Florida 0.97% etc. — looked up by state.
• Insurance — climate-adjusted estimate; coastal + Cal Fire High zones can be 3-5× a baseline X-zone quote.
• HOA / Mello-Roos — pulled from listing data when you analyze a real address; manually enter for a hypothetical.
• PMI — applies when LTV > 80%; we estimate at 0.5-1.0% of the loan annually.

Related calculators

• California school zone lookup — assignment by address
• FEMA flood zone lookup
• Seller estimate — what your home is worth

For real homes, not just hypotheticals

Run the calculator on a specific listing and the property tax, HOA, and insurance estimate are pulled from that address — not national averages. Build a buyer profile to get matched homes with full all-in monthly cost computed.