Massachusetts Mortgage Calculator (2026)
Calculate your monthly payment with Massachusetts-specific property tax (1.23%) and average insurance ($1,700/yr).
Monthly payment
Payment breakdown
Loan summary
Amortization schedule (first 12 + every 12 months)
| Month | Principal | Interest | PMI/MIP | Balance |
|---|---|---|---|---|
| 1 | $496.49 | $3,533.25 | $252.38 | $605,204 |
| 2 | $499.38 | $3,530.35 | $252.38 | $604,704 |
| 3 | $502.30 | $3,527.44 | $252.38 | $604,202 |
| 4 | $505.23 | $3,524.51 | $252.38 | $603,697 |
| 5 | $508.17 | $3,521.56 | $252.38 | $603,188 |
| 6 | $511.14 | $3,518.60 | $252.38 | $602,677 |
| 7 | $514.12 | $3,515.62 | $252.38 | $602,163 |
| 8 | $517.12 | $3,512.62 | $252.38 | $601,646 |
| 9 | $520.14 | $3,509.60 | $252.38 | $601,126 |
| 10 | $523.17 | $3,506.57 | $252.38 | $600,603 |
| 11 | $526.22 | $3,503.52 | $252.38 | $600,077 |
| 12 | $529.29 | $3,500.45 | $252.38 | $599,547 |
| 24 | $567.55 | $3,462.18 | $252.38 | $592,950 |
| 36 | $608.58 | $3,421.16 | $252.38 | $585,875 |
| 48 | $652.58 | $3,377.16 | $252.38 | $578,289 |
| 60 | $699.75 | $3,329.99 | $252.38 | $570,155 |
| 72 | $750.34 | $3,279.40 | $252.38 | $561,433 |
| 84 | $804.58 | $3,225.16 | $252.38 | $552,080 |
| 96 | $862.74 | $3,167.00 | $252.38 | $542,051 |
| 108 | $925.11 | $3,104.63 | $252.38 | $531,297 |
| 120 | $991.98 | $3,037.75 | — | $519,766 |
| 132 | $1,063.70 | $2,966.04 | — | $507,401 |
| 144 | $1,140.59 | $2,889.15 | — | $494,142 |
| 156 | $1,223.04 | $2,806.69 | — | $479,925 |
| 168 | $1,311.46 | $2,718.28 | — | $464,679 |
| 180 | $1,406.26 | $2,623.47 | — | $448,332 |
| 192 | $1,507.92 | $2,521.82 | — | $430,803 |
| 204 | $1,616.93 | $2,412.81 | — | $412,007 |
| 216 | $1,733.82 | $2,295.92 | — | $391,853 |
| 228 | $1,859.15 | $2,170.58 | — | $370,241 |
| 240 | $1,993.55 | $2,036.18 | — | $347,067 |
| 252 | $2,137.67 | $1,892.07 | — | $322,217 |
| 264 | $2,292.20 | $1,737.54 | — | $295,571 |
| 276 | $2,457.90 | $1,571.83 | — | $266,999 |
| 288 | $2,635.58 | $1,394.15 | — | $236,362 |
| 300 | $2,826.11 | $1,203.63 | — | $203,510 |
| 312 | $3,030.41 | $999.33 | — | $168,283 |
| 324 | $3,249.48 | $780.26 | — | $130,509 |
| 336 | $3,484.38 | $545.35 | — | $90,005 |
| 348 | $3,736.27 | $293.47 | — | $46,572 |
| 360 | $4,006.37 | $23.37 | — | $0 |
What the payment actually costs
Expect roughly $4,920 a year in property tax on a $400,000 home here. Massachusetts's effective rate of 1.23% ranks 18th of 51, compared with about 1.10% nationally — $410 a month that never appears in a quoted mortgage payment.
Homeowners insurance runs about $1,700 a year in Massachusetts, 15th of 51 states and above the $1,552 national average. Together, tax and insurance add roughly $552 a month to the payment before you have paid a dollar of principal.
How this fits the rest of your tax bill
Massachusetts taxes both income and property, so neither side offsets the other. Property tax at 1.23% ranks 18th of 51, and state income tax applies on top. Model both together when comparing against a no-income-tax state, because the comparison flips depending on how much house you buy relative to what you earn.
Housing costs compound with the rate. Massachusetts runs about 12% above national-average costs, so the same 1.23% rate applies to a larger assessed value than it would elsewhere. A percentage rate is only half the number that matters; the base it applies to is the other half.
Property tax rates are effective statewide averages; your county assessor sets the actual figure and it varies widely within a state. See our methodology.