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Mortgage Calculator Massachusetts — 2026 Payment Estimates
Pre-filled with Massachusetts's estimated median home price of $565,000 and 1.12% effective property tax rate. Adjust any input for your specific situation. All calculations run in your browser.
Reviewed for accuracy June 2026 by Gary S.
Median home price
$565,000
Monthly P&I (30yr)
$2,856.95
Property tax/month
$527.33
Est. total PITI/month
$3,596.16
Optional — unlocks affordability analysis
Enter gross income to check affordability
At the 28% front-end guideline, this payment requires ~$122,441/year in gross income. The monthly shown is principal and interest only — add ~$43 for taxes, insurance.
- ›A 15-year term saves $319,768 in total interest but raises the payment by $1,080/month
- ›Total interest ($576,501) exceeds the loan itself ($452,000) — every extra principal payment saves its full remaining interest
⚡ Total interest ($576,501) exceeds the loan principal — consider extra principal payments or a shorter term
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Massachusetts mortgage payment scenarios — $565,000 home at 6.5%
Monthly P&I and estimated total PITI (principal, interest, tax, insurance) at three down payment levels. Property tax uses Massachusetts's 1.12% effective rate; insurance estimated at 0.45% of home value annually.
| Down payment | Down amount | P&I (30yr) | P&I (15yr) | Total PITI (30yr) |
|---|---|---|---|---|
| 10% down | $56,500 | $3,214.07 | $4,429.58 | $3,953.27 |
| 15% down | $84,750 | $3,035.51 | $4,183.49 | $3,774.72 |
| 20% down | $113,000 | $2,856.95 | $3,937.41 | $3,596.16 |
P&I only (30yr and 15yr). PITI adds property tax (1.12%) and estimated homeowners insurance (0.45% annually). Does not include PMI — required when down payment is below 20%.
Property tax and insurance in Massachusetts
Massachusetts property taxes average 1.12% effectively — near the national average, though the high purchase prices mean the absolute monthly tax amount is substantially above the national average in dollar terms.
Massachusetts property tax
Effective rate: 1.12%. On a $565,000 home, annual property taxes are approximately $6,328 — or $527.33/month. Many lenders collect this monthly into an escrow account.
Homeowners insurance
Estimated at 0.45% of home value annually — roughly $211.88/month on a $565,000 home. Rates vary by coverage, age of home, and local risk factors. Get quotes from multiple insurers before closing.
PMI (if under 20% down)
Private Mortgage Insurance is required on conventional loans with less than 20% down, typically costing 0.5–1.5% of the loan amount per year. On a $452,000 loan, PMI adds roughly $339.00–$565.00/month.
Income needed
The 28% front-end DTI guideline requires approximately $154,121/year in gross income to qualify for the median Massachusetts home with 20% down. This is principal, interest, tax, and insurance — not counting other debt.
Massachusetts housing market 2026
Greater Boston is one of the most competitive housing markets in the US, driven by healthcare, biotech, education, and finance employment. Inventory has been critically low since 2020. Secondary markets like Worcester and Springfield offer relative affordability within commuting range.
Key numbers for Massachusetts buyers
- Median home price: $565,000 (2026 estimate)
- Down payment (20%): $113,000
- Loan amount (80% LTV): $452,000
- Monthly P&I at 6.5% / 30yr: $2,856.95
- Est. PITI (with tax + insurance): $3,596.16/month
- Income needed (28% DTI): $154,121/year
What you need at closing in Massachusetts: beyond the down payment
The down payment dominates the conversation, but closing costs typically add another 2–4% of the purchase price on top. On Massachusetts's median home of $565,000, a buyer putting 20% down should realistically plan to bring $129,950–$141,250 to closing — $113,000 down payment plus approximately $16,950 in closing fees. Getting a Loan Estimate (LE) from your lender within three business days of application will itemise every charge so there are no surprises on closing day.
| Cost item | Estimate on a $565,000 home |
|---|---|
| Down payment (20%) | $113,000 |
| Loan origination fee (~0.75% of loan) | $3,390 |
| Title insurance (owner + lender) | $2,825 |
| Home inspection | $450 |
| Appraisal | $550 |
| Prepaid property tax (3 months) | $1,582 |
| Homeowners insurance (first year) | $2,543 |
| Recording, transfer, and misc. fees | $2,260 |
| Estimated total cash needed at closing | $126,600 |
Estimates vary by lender, county, and negotiated seller concessions. Some buyers negotiate seller-paid closing costs — typically up to 3% on conventional loans — which reduces the cash needed at closing.
True monthly cost of owning a home in Massachusetts
The PITI payment of $3,596/month is the number lenders use for qualification, but it understates the real monthly cost of ownership. Experienced homeowners budget an additional 1–2% of the home's value per year for maintenance and repairs — covering items like HVAC servicing, roof maintenance, plumbing, appliance replacement, and exterior upkeep. On a $565,000 home, that's $471–$942/month in reserve. Newer homes trend toward the low end; homes older than 15–20 years or in harsh climates often exceed 2%.
HOA fees add another layer in many communities. Condo and townhome HOAs in Massachusetts commonly run $150–$500/month; master-planned communities and high-rise condos can exceed $1,000/month. HOA fees cover shared maintenance and amenities but are not included in any mortgage payment estimate. Always confirm HOA fees before making an offer — they can meaningfully change the affordability equation.
Summing PITI, a 1.5% annual maintenance reserve, and a conservative HOA estimate gives a realistic "total monthly cost of ownership" of $4,552–$4,938/month for a typical $565,000 home in Massachusetts. Use this range — not just the mortgage payment — when comparing the true cost of owning versus renting in your target area.
Compare mortgage payments by state
📍 California
Median $750,000 · ~$3,793/mo P&I · 0.73% tax
📍 Texas
Median $315,000 · ~$1,593/mo P&I · 1.6% tax
📍 Florida
Median $405,000 · ~$2,048/mo P&I · 0.89% tax
📍 New York
Median $415,000 · ~$2,099/mo P&I · 1.4% tax
📍 Georgia
Median $325,000 · ~$1,643/mo P&I · 0.83% tax
📍 Arizona
Median $365,000 · ~$1,846/mo P&I · 0.6% tax
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All guides →What Salary Do I Need for a $400K House? The Exact Math (2026)
You need about $109,000/year for a $400,000 house with 20% down at 6.5% (28% DTI standard; $2,539 PITI). With 10% down it rises to ~$126,000; with $1,000/mo of debts, ~$118,000. Full breakdown with rate sensitivity.
How to Calculate Home Affordability: The 4 Rules Lenders Use
Home affordability is calculated using four ratios: the 28% front-end rule, the 36% back-end rule, the 43% DTI ceiling, and the 3x–5x income rule. Most buyers are constrained by their back-end DTI, not their income. A worked example shows exactly what you can borrow at $90,000 gross income with $500/month in existing debt.
How to Remove PMI: When It Cancels Automatically and How to Request It Early
PMI cancels automatically at 78% LTV but you can request removal at 80%. With appreciation, a new appraisal can eliminate PMI years earlier. At $1,200/year per $200,000 borrowed, removing PMI 5 years early saves $6,000. Here is the exact process, the lender rules, and when refinancing beats an appraisal.
Mortgage calculator Massachusetts — frequently asked questions
What is the average mortgage payment in Massachusetts?
Based on Massachusetts's median home price of $565,000, a 30-year mortgage at 6.5% with 20% down produces a monthly principal and interest payment of $2,856.95. Adding property tax (~$527.33/month at 1.12%) and homeowners insurance (~$211.88/month) gives an estimated total PITI of approximately $3,596.16/month.
What is the median home price in Massachusetts in 2026?
The estimated median home price in Massachusetts in 2026 is approximately $565,000. Prices vary significantly by metro area — use this as a benchmark and enter the specific price you are evaluating in the calculator above.
How much income do I need to afford a house in Massachusetts?
Using the 28% front-end DTI guideline, an estimated total monthly payment (PITI) of $3,596.16 on the median Massachusetts home requires approximately $154,121/year in gross income. This assumes 20% down, 6.5% rate, 30-year term, and 1.12% property tax.
What are property taxes in Massachusetts?
Massachusetts's effective property tax rate is approximately 1.12%. On a $565,000 home, that is roughly $527.33/month or $6,328/year. Massachusetts property taxes average 1.12% effectively — near the national average, though the high purchase prices mean the absolute monthly tax amount is substantially above the national average in dollar terms.
Is a 15-year or 30-year mortgage better in Massachusetts?
At 6.5% on a $565,000 home with 20% down: the 30-year P&I is $2,856.95/month; the 15-year P&I is $3,937.41/month — $1,080.46/month more. The 15-year saves $319,768 in total interest. If the higher payment is affordable, the 15-year is almost always the better long-term financial choice.