Mortgage calculator

The calculator uses the standard annuity formula: the same payment every month, where the interest part shrinks and the principal part grows as the balance falls. Interest is charged monthly at one twelfth of the annual rate.

Total interest is everything you pay above the amount borrowed. Fees, insurance and property taxes are not included, so add them to the monthly payment when you plan your budget.

How much does a shorter term save?

A shorter term raises the monthly payment but cuts total interest sharply, because the balance falls faster. Try 30 and 20 years with the same rate to see the difference.

Does the calculator work for fixed and variable rates?

It assumes one rate for the whole term. For a fixed period followed by a variable rate, run the calculator again with the new rate and the remaining balance.