.mc-row { display: flex; flex-wrap: wrap; margin-bottom: 15px; justify-content: space-between; }
.mc-col { flex: 1; min-width: 280px; margin-right: 15px; margin-bottom: 10px; }
.mc-col:last-child { margin-right: 0; }
.mc-label { display: block; margin-bottom: 5px; font-weight: 600; color: #333; }
.mc-input { width: 100%; padding: 10px; border: 1px solid #ccc; border-radius: 4px; font-size: 16px; box-sizing: border-box; }
.mc-input:focus { border-color: #0073aa; outline: none; }
.mc-btn { background-color: #0073aa; color: white; padding: 12px 24px; border: none; border-radius: 4px; cursor: pointer; font-size: 18px; width: 100%; font-weight: bold; transition: background 0.3s; }
.mc-btn:hover { background-color: #005177; }
.mc-results { background-color: #fff; padding: 20px; border-radius: 8px; border: 1px solid #e0e0e0; margin-top: 20px; display: none; }
.mc-result-row { display: flex; justify-content: space-between; padding: 10px 0; border-bottom: 1px solid #eee; }
.mc-result-row:last-child { border-bottom: none; }
.mc-big-result { text-align: center; margin-bottom: 20px; background: #eef7fb; padding: 20px; border-radius: 8px; }
.mc-big-val { font-size: 32px; font-weight: bold; color: #0073aa; display: block; }
.mc-big-label { font-size: 14px; color: #666; text-transform: uppercase; letter-spacing: 1px; }
.mc-error { color: red; display: none; margin-bottom: 10px; text-align: center; }
/* SEO Content Styles */
.mc-content { margin-top: 40px; line-height: 1.6; color: #444; }
.mc-content h2 { color: #23282d; margin-top: 30px; }
.mc-content ul { padding-left: 20px; }
.mc-content li { margin-bottom: 10px; }
function calculateMortgage() {
// 1. Get Input Values
var homePrice = parseFloat(document.getElementById('mc_home_price').value);
var downPayment = parseFloat(document.getElementById('mc_down_payment').value);
var interestRate = parseFloat(document.getElementById('mc_interest_rate').value);
var loanTermYears = parseInt(document.getElementById('mc_loan_term').value);
var annualTax = parseFloat(document.getElementById('mc_property_tax').value);
var annualInsurance = parseFloat(document.getElementById('mc_insurance').value);
var monthlyHOA = parseFloat(document.getElementById('mc_hoa').value);
// 2. Validate Inputs
var errorMsg = document.getElementById('mc_error_msg');
var resultsArea = document.getElementById('mc_results_area');
if (isNaN(homePrice) || homePrice <= 0 || isNaN(interestRate) || interestRate < 0 || isNaN(downPayment) || downPayment < 0) {
errorMsg.style.display = 'block';
resultsArea.style.display = 'none';
return;
} else {
errorMsg.style.display = 'none';
resultsArea.style.display = 'block';
}
// Handle optional fields being empty or NaN (treat as 0)
if (isNaN(annualTax)) annualTax = 0;
if (isNaN(annualInsurance)) annualInsurance = 0;
if (isNaN(monthlyHOA)) monthlyHOA = 0;
// 3. Perform Calculations
var loanAmount = homePrice – downPayment;
// If downpayment is greater than home price
if (loanAmount 0 && monthlyRate > 0) {
monthlyPrincipalInterest = loanAmount * (monthlyRate * Math.pow(1 + monthlyRate, numberOfPayments)) / (Math.pow(1 + monthlyRate, numberOfPayments) – 1);
} else if (loanAmount > 0 && monthlyRate === 0) {
monthlyPrincipalInterest = loanAmount / numberOfPayments;
}
var monthlyTax = annualTax / 12;
var monthlyInsurance = annualInsurance / 12;
var totalMonthlyPayment = monthlyPrincipalInterest + monthlyTax + monthlyInsurance + monthlyHOA;
var totalInterest = (monthlyPrincipalInterest * numberOfPayments) – loanAmount;
if (totalInterest < 0) totalInterest = 0; // Handle 0 interest case
var totalCost = downPayment + (monthlyPrincipalInterest * numberOfPayments);
// Calculate Payoff Date
var today = new Date();
var payoffDate = new Date(today.setMonth(today.getMonth() + numberOfPayments));
var payoffMonth = payoffDate.toLocaleString('default', { month: 'short' });
var payoffYear = payoffDate.getFullYear();
// 4. Update UI with formatted numbers
var formatter = new Intl.NumberFormat('en-US', {
style: 'currency',
currency: 'USD',
minimumFractionDigits: 2
});
document.getElementById('mc_out_monthly_total').innerText = formatter.format(totalMonthlyPayment);
document.getElementById('mc_out_pi').innerText = formatter.format(monthlyPrincipalInterest);
document.getElementById('mc_out_tax').innerText = formatter.format(monthlyTax);
document.getElementById('mc_out_ins').innerText = formatter.format(monthlyInsurance);
document.getElementById('mc_out_hoa').innerText = formatter.format(monthlyHOA);
document.getElementById('mc_out_loan_amount').innerText = formatter.format(loanAmount);
document.getElementById('mc_out_total_interest').innerText = formatter.format(totalInterest);
document.getElementById('mc_out_total_cost').innerText = formatter.format(totalCost);
document.getElementById('mc_out_payoff_date').innerText = payoffMonth + " " + payoffYear;
}
Advanced Mortgage Calculator
30 Years
20 Years
15 Years
10 Years
Please enter valid positive numbers for Home Price and Interest Rate.
Estimated Monthly Payment
$0.00
Principal & Interest:
$0.00
Property Taxes (Monthly):
$0.00
Homeowners Insurance (Monthly):
$0.00
HOA Fees (Monthly):
$0.00
Loan Amount:
$0.00
Total Interest Paid:
$0.00
Total Cost of Loan:
$0.00
Payoff Date:
–
Understanding Your Mortgage Calculation
Buying a home is one of the largest financial decisions you will make. This Mortgage Calculator helps you understand exactly what your monthly commitment will be by breaking down the Principal, Interest, Taxes, and Insurance (often referred to as PITI).
How the Monthly Payment is Calculated
Your estimated monthly payment is composed of several factors:
- Principal & Interest (P&I): The core of your mortgage payment. Principal pays down the loan balance, while interest is the cost of borrowing money.
- Property Taxes: Local taxes assessed on the value of your property, typically paid into an escrow account monthly.
- Homeowners Insurance: Protects your home against damage. Like taxes, this annual cost is divided by 12 and added to your monthly payment.
- HOA Fees: If you live in a community with a Homeowners Association, these monthly dues cover common area maintenance and amenities.
The Impact of Interest Rates
Even a small change in interest rates can significantly affect your monthly payment and the total interest paid over the life of the loan. Use the calculator to compare scenarios—for example, a 6.0% rate vs. a 7.0% rate on a $350,000 loan.
Loan Term: 15 vs. 30 Years
Choosing a loan term is a trade-off. A 30-year mortgage offers lower monthly payments, making the home more affordable month-to-month. A 15-year mortgage has higher monthly payments but saves you a substantial amount of money in total interest over the life of the loan.
Why Calculate "Total Cost of Loan"?
The "Total Cost of Loan" metric shows you the true price of the home, including the down payment and all interest paid. Seeing this number helps you evaluate if a specific home price fits your long-term financial goals.