How to Calculate Mortgage Payments: Complete Guide
Learn how to calculate your monthly mortgage payment with the amortization formula. Includes examples, tips for getting lower rates, and a free calculator.
The Mortgage Payment Formula
The standard mortgage payment formula is M = P[r(1+r)^n]/[(1+r)^n-1], where M is your monthly payment, P is the principal loan amount, r is the monthly interest rate (annual rate divided by 12), and n is the total number of monthly payments. For example, on a $300,000 loan at 6.5% for 30 years: r = 0.065/12 = 0.00542, n = 360 months, giving a monthly payment of approximately $1,896.
Understanding Amortization
In the early years of your mortgage, most of your payment goes toward interest rather than principal. On a 30-year mortgage, roughly 70% of your first payment is interest. Over time, this ratio shifts until the final years when most of your payment reduces the principal. This is why making extra payments early in your mortgage saves the most money.
Factors That Affect Your Payment
Your monthly mortgage payment is determined by four main factors: the loan amount (purchase price minus down payment), interest rate (determined by your credit score, market conditions, and loan type), loan term (15 or 30 years typically), and whether you have private mortgage insurance (PMI). Property taxes and homeowners insurance are often included in your monthly escrow payment but aren't part of the principal and interest calculation.
15-Year vs 30-Year Mortgage
A 15-year mortgage has higher monthly payments but saves dramatically on interest. On a $300,000 loan at 6%, a 30-year mortgage costs $1,799/month with $347,515 total interest. The same loan over 15 years costs $2,532/month but only $155,683 in total interest — saving you nearly $192,000. The tradeoff is $733 more per month.
Tips for Getting a Lower Payment
To reduce your mortgage payment: improve your credit score before applying (even 20 points can save thousands), make a larger down payment (20% eliminates PMI), shop multiple lenders (rates can vary 0.5%+ between lenders), consider buying discount points (paying upfront to lower your rate), and choose a longer term if monthly cash flow is tight.
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Frequently Asked Questions
How much house can I afford?
A common guideline is the 28/36 rule: spend no more than 28% of gross monthly income on housing costs and no more than 36% on total debt. On a $6,000/month income, aim for a maximum housing payment of $1,680.
What is PMI and when can I remove it?
Private Mortgage Insurance (PMI) is required when your down payment is less than 20%. It typically costs 0.5-1% of the loan annually. You can request PMI removal once you reach 20% equity, and it's automatically removed at 22% equity.
Should I pay points to lower my rate?
One discount point costs 1% of the loan amount and typically reduces your rate by 0.25%. If you plan to stay in the home long enough, the monthly savings can outweigh the upfront cost. Calculate your break-even period: divide the point cost by your monthly savings.