Disclosures

This payment calculator is provided by Colten Mortgage, a division of All Western Mortgage, Inc., for general informational and educational purposes. The following disclosures apply to all results it produces.

1. Estimate only — not a commitment to lend

Outputs are estimates, not a Loan Estimate, pre-qualification, pre-approval, commitment to lend, rate lock, or offer to enter into any agreement. Final figures depend on credit approval, verified income and assets, property type and appraisal, occupancy, program guidelines, and final loan terms, and may differ materially.

2. Interest rate vs. APR

The calculator defaults the interest rate to a recent U.S. national average for the selected loan type, based on daily Optimal Blue® Mortgage Market Indices for conforming, FHA, VA, and USDA loans, and lets you edit it. This is a market average provided for estimation only; it is not a rate quote, offer, lock, or guarantee, and your actual rate will differ based on your credit, loan details, and the lender's pricing at the time. The rate shown is a nominal "note rate," not an Annual Percentage Rate (APR). APR expresses the cost of credit as a yearly rate that includes certain finance charges and is generally higher than the note rate. A Loan Estimate from your lender will disclose the APR for an actual loan offer. Rate data is obtained through the FRED® API; this product uses the FRED® API but is not endorsed or certified by the Federal Reserve Bank of St. Louis (see the FRED® API Terms of Use).

3. Estimated property taxes and homeowners insurance

Property taxes are estimated by applying the selected county's typical effective property tax rate — the county's median annual tax bill as a percentage of median home value, compiled from public records — to the home price. Actual taxes are set by the county assessor and vary by property, taxing district, exemptions (such as homestead exemptions), assessment practices, and reassessment. In a small number of counties where no county-level figure was available, the state median is used and the calculator says so. Homeowners insurance is estimated at approximately 0.4% of the home price per year; your actual premium will vary, so obtain a quote from a licensed insurance provider. Amounts shown do not include closing costs, prepaids, or escrow reserves.

4. HOA dues

Homeowners association dues default to $0 because most resale properties' dues vary by community. If the property has an HOA, enter its actual annual dues; the calculator shows the annual amount divided by twelve. Dues are set by the applicable association and are subject to change.

5. Mortgage insurance by program

Conventional: Private mortgage insurance (PMI) generally applies when the down payment is under 20% and is removable as the loan reaches 20%–22% equity under applicable rules. PMI rates vary by credit score and loan-to-value.

FHA: Includes an Upfront Mortgage Insurance Premium (UFMIP) of 1.75% of the base loan amount, financed into the loan, plus an annual Mortgage Insurance Premium (MIP) paid monthly. For most 30-year loans, annual MIP is about 0.55% (or 0.50% with 5% or more down). With less than 10% down, MIP generally remains for the life of the loan; with 10% or more down, it ends after 11 years. FHA loans are also subject to county loan limits set by HUD. The 2026 one-unit floor is $541,287; many counties nationwide — particularly in higher-cost metropolitan and resort areas — have higher limits, and the calculator applies the 2026 limit for the county you select and warns when a scenario's base loan exceeds it.

VA: Includes a one-time VA funding fee, financed into the loan, and no monthly mortgage insurance. The fee varies by down payment and whether it is first or subsequent use, and is waived for many veterans receiving VA disability compensation and certain other borrowers.

USDA: USDA Rural Development Section 502 Guaranteed loans include a one-time upfront guarantee fee of 1.00% of the loan amount, financed into the loan, plus an annual fee of 0.35% of the loan balance, paid monthly for the life of the loan. USDA loans permit 100% financing ($0 down), but the property must be located in a USDA-eligible rural area and household income must be within USDA program limits. This tool does not determine USDA property or income eligibility — check eligibility with USDA or your loan officer.

Program figures are current as of July 2026 and are subject to change by HUD/FHA, the VA, USDA, investors, and applicable agencies.

6. Your right to choose a lender

You are not required to use Colten Mortgage to finance the purchase or refinance of a home. You may shop for and choose any lender, and you should compare offers from multiple lenders before making a decision.

7. Not a government agency

Colten Mortgage is a private company and is not acting on behalf of, or at the direction of, FHA, the VA, USDA, HUD, or any other government agency. FHA, VA, and USDA loans are government-backed loan programs, but this tool and this company are not government entities and this site is not a government website.

8. Equal Housing Opportunity

Colten Mortgage is an Equal Housing Lender. We do business in accordance with the Federal Fair Housing Law and the Equal Credit Opportunity Act, and do not discriminate on the basis of race, color, religion, national origin, sex, marital status, familial status, disability, age, or because income derives from a public assistance program.

9. Licensing and state availability

Colten Mortgage is a division of All Western Mortgage, Inc., Corporate NMLS #14210. Lending products are subject to credit and property approval, are not available in all states or areas, and program availability and terms are subject to change without notice. The state and county selector in this tool is limited to the states where All Western Mortgage, Inc. holds a lending license; a full list of state licenses is available at allwestern.com/licensed-states, and you can verify licensing via the NMLS Consumer Access website.

10. Data sources and currency

County property tax estimates reflect county median effective tax rates compiled from public records (American Community Survey 5-year estimates, 2024 vintage). FHA county loan limits are the 2026 one-unit limits published by HUD. The default interest rate reflects market conditions as of the date shown next to the rate; if live rate data is temporarily unavailable, a recent static average is shown without a date. Where a county-level tax figure was unavailable, a clearly labeled state-median estimate is used; confirm actual figures before relying on them. Connecticut is presented by its county-equivalent planning regions, consistent with current federal data.

11. Temporary buydowns (1/0, 2/1, 3/2/1)

A temporary buydown reduces your interest rate — and therefore your monthly principal and interest — for the first one to three years of the loan, after which the payment steps up to the full note-rate payment. A "3/2/1" reduces the rate by 3% in year one, 2% in year two, and 1% in year three; a "2/1" reduces it by 2% then 1%; a "1/0" reduces it by 1% in year one only. The reduction is funded up front by a one-time buydown amount that is held to cover the payment difference during the buydown period. Your loan is still underwritten and amortized at the full note rate, and qualification is based on that full rate — a temporary buydown does not permanently lower your interest rate or loan balance. The buydown cost and payments shown by this tool are estimates; actual amounts depend on final loan terms.