Boston, Massachusetts Mortgage Calculator - Monthly Payment with Taxes, PMI & Insurance
Boston inherits the Suffolk County benchmark (~0.65%) for city-level mortgage estimates and reflects an urban market where condo fees, insurance, and closing costs often matter as much as the tax line. On a $400,000 example with 20% down at 6.5% for 30 years, P&I is about $2,023 and tax escrow is about $217/mo—estimated PITI near $2,340 before PMI or condo fees.
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 · $190 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.
Boston, Massachusetts Mortgage Calculator - Monthly Payment with Taxes, PMI & Insurance
Massachusetts · Suffolk County
Boston inherits the Suffolk County benchmark (~0.65%) for city-level mortgage estimates and reflects an urban market where condo fees, insurance, and closing costs often matter as much as the tax line. On a $400,000 example with 20% down at 6.5% for 30 years, P&I is about $2,023 and tax escrow is about $217/mo—estimated PITI near $2,340 before PMI or condo fees.
Use this mortgage calculator for Boston, Massachusetts 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: city
- Configured property tax rate: 0.65%
- Configured benefits or exemptions: 2
- Reviewed sources: 4
What Changes in Boston, Massachusetts
- Data level used: city. This page uses the most specific available data layer for Boston, Massachusetts.
- Configured combined annual property tax rate: 0.65% before exemptions and buyer-specific conditions are applied.
- Configured down payment assistance programs: MassHousing Down Payment 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.
- Massachusetts Local Property Tax - 0.650%
Programs and Exemptions Included
These benefits do not mean automatic approval. The calculator models them when the buyer inputs match the configured eligibility conditions.
- MassHousing Down Payment Assistance - $30,000 (requires: first-time buyer, primary residence)
- 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 Massachusetts Deeds Excise Tax, but other settlement charges may appear on a real loan estimate.
2025 Local Home-Purchase Mortgage Market in Suffolk County, Massachusetts
Local home-purchase mortgage market context for Suffolk County, Massachusetts: in 2025 Home Mortgage Disclosure Act (HMDA) data, Suffolk County logged 7,646 final-action applications. The mortgage denial rate was 8.80% and the originated share was 71.23%.
These figures reflect the county market, not the city alone.
| Metric | Suffolk County | State |
|---|---|---|
| Final-action applications | 7,646 | 84,908 |
| Mortgage denial rate | 8.80% | 7.08% |
| Originated share | 71.23% | 73.96% |
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 |
|---|---|---|---|
| Boston (this page) | 0.65% | $217 | $2,339 |
| Essex County | 1.12% | $373 | $2,496 |
| Middlesex County | 1.05% | $350 | $2,473 |
| Norfolk County | 1.08% | $360 | $2,483 |
| Worcester County | 1.45% | $483 | $2,606 |
Local Data and Sources
Last editorial verification: May 15, 2026. This page combines the official data layers configured for Boston, Massachusetts.
The sources used on this page are Consumer Financial Protection Bureau mortgage cost guidance, Massachusetts Department of Revenue municipal databank, Massachusetts deeds excise tax, MassHousing down payment assistance. 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.
- Massachusetts Department of Revenue municipal databank - verified May 15, 2026 - Official source for Massachusetts city and town property-tax rates by class.
- Massachusetts deeds excise tax - verified May 15, 2026 - Official source for Massachusetts deeds excise tax on real estate transfers.
- MassHousing down payment assistance - verified May 15, 2026 - Official MassHousing source for Massachusetts down payment assistance options.
Frequently Asked Questions
Why are Massachusetts mortgage tax estimates city-specific?
Massachusetts property-tax rates are set locally by each city or town, so two homes in the same metro can have different escrow costs. 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 Massachusetts assistance is modeled?
The state file models MassHousing down payment assistance as a conservative flat planning amount for eligible first-time buyers. 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 Massachusetts PITI on $400,000?
With 20% down at 6.5% for 30 years, principal and interest are about $2,023. At ~1.05% statewide property-tax planning rate, monthly escrow is about $350; with $100 insurance, estimated PITI is about $2,473 without PMI. Drill into county or city calculators for address-level millage.
Why include Suffolk County?
Suffolk County contains Boston, Massachusetts's highest-profile city-level mortgage search market. Use this county mortgage calculator to combine that local assumption with principal, interest, insurance, and PMI so your monthly PITI estimate is closer to a full housing payment before you talk to a lender.
What property tax rate does the Suffolk County mortgage calculator use?
Suffolk County uses a local planning benchmark of about 0.65% on this page. On a $400,000 home that is roughly $2,600 per year or $217 per month in escrow before exemptions or special districts. Parcel bills can still differ—verify the levy code on the address you are buying.
What is a sample Suffolk County PITI on $400,000?
With 20% down at 6.5% for 30 years, principal and interest are about $2,023. At ~0.65% property tax, monthly escrow is about $217; with $100 insurance, estimated PITI is about $2,340 without PMI. Enter your real price and down payment above to resize the estimate, including PMI if you put less than 20% down.
What else should Suffolk County buyers budget beyond PITI?
Besides ~0.65% tax escrow, many Suffolk County buyers face condo fees, higher insurance, and sizable closing costs. Model monthly PITI here, then add HOA and closing estimates so cash flow and cash-to-close are both realistic. Use this county mortgage calculator to combine that local assumption with principal, interest, insurance, and PMI so your monthly PITI estimate is closer to a full housing payment before you talk to a lender.
Why use the Suffolk County benchmark for Boston?
Boston dominates Suffolk County's housing market, so the county property-tax benchmark is a practical planning default when a separate Boston millage file is not configured. Neighborhood values, exemptions, and condo vs. single-family status still change the bill—confirm the parcel with the City of Boston Assessing Department.
What is a sample Boston PITI on $400,000?
With 20% down at 6.5% for 30 years, P&I is about $2,023. At ~0.65% tax, monthly escrow is about $217; with $100 insurance, estimated PITI is about $2,340 without PMI. Add condo association fees separately if the property is a condo—they are not part of loan amortization.
What else should Boston buyers budget beyond PITI?
Many Boston buyers face condo fees, higher insurance, and sizable closing costs in addition to principal, interest, tax, and insurance. This calculator estimates monthly PITI and amortization; use a closing-cost estimate and HOA documents so cash-to-close and monthly cash flow are both realistic.