Los Angeles County, California Mortgage Calculator - Monthly Payment with Taxes, PMI & Insurance
Los Angeles County overrides California's Proposition 13 1% baseline with the BOE 2024-25 countywide average ad valorem rate of 1.181% of net taxable assessed value. On a $400,000 assessed value example, that is about $4,724 per year (~$394/month) before direct assessments. Pair that tax escrow with principal and interest on your loan amount to estimate LA County PITI; city transfer taxes are only included when a city file adds them.
Loan Details
$70,000 · LTV 80%
Buyer Profile
Extra Payment
Optional principal-only payment used to estimate payoff speed and interest savings.
Monthly Payment
$1,770 Principal & Interest · $338 Property Taxes · $125 Other
Methodology and limitations
Last reviewed:
Methodology
Uses standard principal-and-interest mortgage math, then models housing-cost inputs such as tax, insurance, PMI, and extra-payment scenarios where available. National pages include worked PITI, term, and PMI comparison examples for planning.
Limitations
Planning estimate only. Actual approval, escrow, PMI, fees, taxes, insurance, and closing disclosures depend on lender, property, borrower profile, and local rules.
Los Angeles County, California Mortgage Calculator - Monthly Payment with Taxes, PMI & Insurance
California
Los Angeles County overrides California's Proposition 13 1% baseline with the BOE 2024-25 countywide average ad valorem rate of 1.181% of net taxable assessed value. On a $400,000 assessed value example, that is about $4,724 per year (~$394/month) before direct assessments. Pair that tax escrow with principal and interest on your loan amount to estimate LA County PITI; city transfer taxes are only included when a city file adds them.
Use this mortgage calculator for Los Angeles County, California to estimate the monthly payment with principal, interest, configured annual taxes, eligible exemptions, and assistance programs when the buyer profile matches the conditions.
What This Estimate Uses
- Geographic level: county
- Configured property tax rate: 1.18%
- Configured benefits or exemptions: 3
- Reviewed sources: 4
What Changes in Los Angeles County, California
- Data level used: county. This page uses the most specific available data layer for Los Angeles County, California.
- Configured combined annual property tax rate: 1.18% before exemptions and buyer-specific conditions are applied.
- Configured down payment assistance programs: CalHFA MyHome Conventional Assistance.
Local Tax Assumptions
These are the annual tax assumptions configured for this page. The calculator applies them to the appropriate value, then accounts for exemptions or conditions when the buyer selects them.
- California Property Tax Estimate - 1.181%
Programs and Exemptions Included
These benefits do not mean automatic approval. The calculator models them when the buyer inputs match the configured eligibility conditions.
- California Homeowners' Exemption - $7,000 (requires: primary residence)
- CalHFA MyHome Conventional Assistance - 3% of sale price (requires: first-time buyer, primary residence, income is below the program cap)
- Mortgage Credit Certificate (MCC) - 20% of mortgage interest (requires: first-time buyer, primary residence, buyer has a Mortgage Credit Certificate)
When This Estimate Can Change
- The actual property tax bill depends on the address, overlapping taxing jurisdictions, approved exemptions, and appraised value.
- Home insurance, flood insurance, HOA dues, and PMI can vary by property, lender, and buyer profile.
- Configured closing costs include California County Documentary Transfer Tax, but other settlement charges may appear on a real loan estimate.
2025 Local Home-Purchase Mortgage Market in Los Angeles County, California
Local home-purchase mortgage market context for Los Angeles County, California: in 2025 Home Mortgage Disclosure Act (HMDA) data, Los Angeles County logged 65,176 final-action applications. The mortgage denial rate was 9.62% and the originated share was 65.20%.
| Metric | Los Angeles County | State |
|---|---|---|
| Final-action applications | 65,176 | 380,164 |
| Mortgage denial rate | 9.62% | 8.94% |
| Originated share | 65.20% | 67.86% |
Source: FFIEC HMDA 2025 (LAR modificado, compra de vivienda) · Texas vs California mortgage denial rates (methodology)
Nearby location comparison
Planning comparison on a $400,000 home with 20% down, 6.5% fixed for 30 years, and $100/mo insurance. Monthly tax uses each page's configured property tax rate.
| Location | Est. property tax rate | Est. monthly tax | Est. monthly PITI |
|---|---|---|---|
| Los Angeles County (this page) | 1.18% | $394 | $2,516 |
| Sacramento County | 1.07% | $356 | $2,479 |
| San Diego County | 1.17% | $390 | $2,513 |
| San Francisco County | 1.17% | $391 | $2,514 |
| San Joaquin County | 1.12% | $374 | $2,497 |
| Santa Clara County | 1.19% | $398 | $2,520 |
Local Data and Sources
Last editorial verification: May 3, 2026. This page combines the official data layers configured for Los Angeles County, California.
The sources used on this page are Consumer Financial Protection Bureau mortgage cost guidance, California Board of Equalization annual reports, California BOE homeowners' exemption, CalHFA MyHome Assistance Program. Each source lists which rate, exemption, or program it validates and when it was last reviewed.
- Consumer Financial Protection Bureau mortgage cost guidance - verified May 3, 2026 - General U.S. mortgage closing-cost and mortgage-cost guidance.
- California Board of Equalization annual reports - verified May 3, 2026 - Official source family for BOE countywide ad valorem property-tax rate averages.
- California BOE homeowners' exemption - verified May 3, 2026 - Official source for the California homeowners' exemption amount and eligibility.
- CalHFA MyHome Assistance Program - verified May 3, 2026 - Official source for CalHFA MyHome assistance structure and current program guidance.
Frequently Asked Questions
What property tax rate should California buyers expect?
California's base ad valorem property tax is commonly modeled at 1% of taxable assessed value under Proposition 13. Voter-approved debt, Mello-Roos, parcel taxes, and direct assessments can make the actual bill higher. Use this state mortgage calculator to combine that assumption with principal, interest, insurance, and PMI, then drill into county or city pages when you have a specific address.
How does the California homeowners' exemption work?
A qualifying owner-occupied primary residence can receive a $7,000 reduction in taxable assessed value after filing with the county assessor. Use this state mortgage calculator to combine that assumption with principal, interest, insurance, and PMI, then drill into county or city pages when you have a specific address.
Does California charge a mortgage recording tax?
California does not use a New York-style mortgage recording tax. The statewide closing-tax estimate here models the county documentary transfer tax on real property transfers; some cities add their own transfer tax. Use this state mortgage calculator to combine that assumption with principal, interest, insurance, and PMI, then drill into county or city pages when you have a specific address.
What is a sample California PITI on $400,000?
With 20% down at 6.5% for 30 years, principal and interest are about $2,023. At ~1.00% statewide property-tax planning rate, monthly escrow is about $333; with $100 insurance, estimated PITI is about $2,456 without PMI. Drill into county or city calculators for address-level millage.
Why is Los Angeles County higher than the California 1% baseline?
California's 1% Proposition 13 levy is only the general ad valorem base. The BOE countywide average for Los Angeles County includes voter-approved debt and other ad valorem levies, bringing the planning benchmark to 1.181%. Parcel bills can still add direct assessments, Mello-Roos, or city charges not in the countywide average.
What is a sample Los Angeles County PITI on a $400,000 home?
With 20% down at 6.5% for 30 years, principal and interest are about $2,023. At 1.181% property tax, monthly tax escrow is about $394; add $100 insurance and estimated PITI is roughly $2,517 with no PMI. Higher purchase prices common in LA raise both loan payment and tax escrow.
Does this Los Angeles County calculator include city transfer taxes?
Not unless a city-level data file adds them. The county page models the BOE ad valorem property-tax benchmark and California documentary transfer tax assumptions from the state layer. Los Angeles city or other municipal transfer taxes can change cash to close; check the city calculator or your Loan Estimate for settlement fees.