Loan program
Type in either box — the other one follows.
Left blank on purpose. There is no single rate that would be yours — it moves with credit, loan size, program, term, points and the day. Use the rate from a quote you are holding, or check the national weekly average published by Freddie Mac as a starting point.
Conventional PMI is priced on credit score and down payment together: the smaller the down payment and the lower the credit score, the higher the rate. It runs from around 0.10% a year at one end to roughly 1.70% at the other. Private insurers set it, so the same borrower gets different quotes from each — this gives you the middle of a range, not a fixed figure.
Jumbo mortgage insurance is set by the individual lender, not by a government program, and many jumbo loans at 80% loan-to-value or below carry none. Leave blank unless a quote you hold shows a figure.
Taxes, insurance and dues
Where is the property?
Not sure which? The appraisal district's record for an address lists every taxing unit that bills it. Anywhere else in Texas — San Antonio and Bexar County included — type your own rates below. County and city rates are set locally and the school portion depends on which district covers the address, so two homes in the same city can pay different totals.
Left box is your total rate. Right box is the school district share of it. They are separate because the homestead exemption reduces the school piece and nothing else — put both in one box and the exemption cannot be worked out.
In Kerr County the pieces run about 0.44% county, 0.85% Kerrville ISD and 0.58% city — so roughly 1.87% inside the city limits and 1.29% outside them.
Tax rates change every year. Each taxing unit adopts a new rate in the autumn, so treat these as a starting point rather than a fixed figure and confirm the current set with your appraisal district. Rates here were last checked in July 2026.
Careful with the figure on the listing — it is usually the seller's bill, carrying their exemptions and their capped value. When a home sells, the 10% homestead cap resets and the property is reappraised, so a buyer's bill is often noticeably higher.
A working estimate of 0.75% to 1% of value a year. Texas is the most expensive state in the country for homeowners insurance and hail is the reason.
Three things worth knowing before you settle on a figure:
• It is priced on what it would cost to rebuild the house,
not what you paid. Land is not insured, so acreage and view lots need less coverage than
their price suggests — a percentage of value runs high on those.
• Most Texas policies carry a separate wind and hail deductible set as a
percentage of the dwelling coverage, usually 1% to 2%. On $400,000 of coverage a
2% hail deductible is $8,000, not the $1,000 you pay on everything else.
• Roof age and past claims drive both the price and whether a carrier
will write the policy at all — which can hold up a closing. Get a quote early, not
the week before.
Estimated monthly payment
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The loan
The monthly payment
Enter an interest rate to see a payment.
Same price, same down payment, same rate — run across more than one program. Payment alone should not pick the winner: look at the mortgage insurance line, and at whether you qualify for the program at all.
Estimates only, from the figures entered above. VA requires a Certificate of Eligibility; USDA requires an eligible property location and household income under the county limit. Chet can tell you in one conversation which of these you actually qualify for.
This is where most online calculators go wrong — they apply one flat rate to every program and never stop charging it. Each program is different, and the differences are worth real money.
Priced on your credit score and down payment together, not one flat rate. It applies below 20% down, and it comes off — on request at 80% of the original value, and automatically at 78%. No upfront premium.
1.75% upfront, normally added to the loan, plus an annual premium collected monthly — 0.55% on a typical 30-year loan, 0.50% at 5% down or more. Put 10% or more down and it drops off after 11 years. Put less down and it stays for the life of the loan.
There is none. A calculator that adds PMI to a VA loan is simply wrong. There is a one-time funding fee instead — 2.15% for a first-time user with less than 5% down, less with a larger down payment, and nothing at all for veterans receiving compensation for a service-connected disability.
1.00% upfront, normally added to the loan, plus 0.35% a year collected monthly on the declining balance. It does not cancel at 78% the way conventional PMI does — it runs until the loan is paid off or refinanced.
Jumbo loans sit outside the agency programs, so there is no published schedule. Mortgage insurance is the individual lender's call, and many jumbo loans at 80% loan-to-value or below carry none. Shopping several wholesale lenders changes the answer here, not just the rate.
On every program above, mortgage insurance covers the lender if the loan defaults. It is the price of putting less money down — which makes the useful question not how to avoid it, but which program charges the least of it for your situation and how long you are stuck with it.
Because any number pre-filled here would be a rate Chet was quoting you, and it would not be yours. Rates move daily and are set by credit profile, loan size, program, term, points and property type. A calculator that ships with a rate baked in is telling you something it cannot know.
Usually property taxes. Most national calculators default to roughly 1.2% of value. Texas has no state income tax and funds local government through property tax instead, so the statewide average effective rate is nearer 1.4%, and it runs past 2% in a lot of cities. In Kerr County the pieces are roughly 0.44% county, 0.85% for Kerrville ISD and 0.58% for the City of Kerrville — about 1.29% outside the city limits and 1.87% inside them. On a Hill Country or San Antonio purchase that gap can be a few hundred dollars a month.
Elsewhere in Texas, including San Antonio and the rest of Bexar County, the county and city rates are set locally and the school portion depends on which district covers the address — so two homes in the same city can pay different totals.
Rates are not fixed, either. Every taxing unit that bills your address — county, city, school district, any special districts — adopts a new rate each autumn, so the figure that was right when you bought may not be right the following year. Your appraisal district publishes the current set for any address.
Texas gives every owner-occupant a $140,000 exemption, and $200,000 at age 65 or older or with a qualifying disability. The part people miss is that it only comes off the school district portion of your bill, not the county, city or special districts. So what it saves you scales with your local school rate, not with the size of your tax bill. At the statewide average school rate of roughly 1.05% to 1.2%, the standard exemption is worth about $1,400 to $1,700 a year. Kerrville ISD's rate is lower than that average, so the saving in Kerr County lands below the statewide figure.
Two reasons it is shown separately here rather than folded into the payment. Your lender will usually set up the first year of escrow without it, because it is not on your account yet. And the 10% cap on annual appraisal increases resets when a home changes hands, so the new appraised value can jump to market. Both push the first year higher than the steady-state number. File Form 50-114 with your appraisal district as soon as you close — you no longer have to wait for the next tax year.
Residence homestead — $140,000 off your school district taxable value on a home you occupy as your primary residence. Optional local exemptions may apply on top from your county or city.
Age 65 or older, or disabled — an additional $60,000 school district exemption, bringing the total to $200,000. Just as valuable, it comes with a school tax ceiling: the year you turn 65 your school tax bill is frozen at that dollar amount, even if your appraised value keeps climbing.
Disabled veterans — a partial exemption that scales with the service-connected disability rating, and a full exemption on the homestead at a 100% rating. A surviving spouse may be able to keep it. This one is worth checking carefully: it can take the property tax line to zero.
Disaster damage — a temporary exemption where a property takes at least 15% physical damage in a governor-declared disaster area.
All of them are applied for through your county appraisal district — Kerr CAD for Kerr County. None of them apply automatically.
Texas is the most expensive state in the country for it, and hail is the reason. A working estimate is 0.75% to 1% of the value each year, which is what this calculator uses until you have a real quote. Three things catch buyers out. The premium is based on what it would cost to rebuild the house, not what you paid, so land value is not insured. The wind and hail deductible is usually a percentage of your dwelling coverage rather than a flat amount — 2% on $400,000 of coverage is $8,000 out of pocket on a hail claim. And roof age and prior claims affect not just the price but whether a carrier will write you at all, which is a real cause of delayed closings. Get a quote early rather than in the final week.
No. It is an estimate built from the numbers you typed, and nothing more. It is not a loan offer, a rate lock, a commitment to lend or a credit decision. A real figure comes from an application, a credit report and a written Loan Estimate.
Closing costs. Title work, escrow and settlement fees, prepaid taxes and insurance and lender fees all sit outside the monthly payment, and they vary too much by transaction for a calculator to guess at. Ask Chet and he will walk you through the ones that apply to your purchase.
The comparison narrows it, but eligibility decides it. VA needs a Certificate of Eligibility. USDA needs the property in an eligible area and household income under the county limit. FHA and conventional are open to most buyers, and which costs less depends heavily on credit score — conventional PMI gets expensive at lower scores, while FHA charges roughly the same regardless. That crossover is worth a conversation rather than a guess.
Down payments, credit and who each program is built for — without the arithmetic.
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Closing costs, credit, timelines and what happens between contract and keys.
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Seventeen chapters written for Texas buyers. No form, no email required.
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Chet will run the programs you qualify for against your real credit, your real county and your real price — including the costs a calculator cannot show you. No cost, no obligation.
Chet Hearn, Texas Mortgage Broker, NMLS #1931461. Figures on this page are estimates generated from the information you enter and are for illustration only. They are not a quote, a rate lock, a commitment to lend or a credit decision, and they do not include all costs of closing. Mortgage insurance rates shown are representative industry figures and vary by insurer, lender and borrower profile. Program guidelines, fees and limits are subject to change. All loans are subject to credit approval and property eligibility.
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