Denton County, Texas Mortgage Calculator - Monthly Payment with Taxes, PMI & Insurance
Denton County has the second-lowest county tax rate among Texas's top 15 most populous counties. At $0.185938 per $100, it has no hospital district, no community college district, and no flood control district keeping rates low. Combined rates typically total 1.8-2.1%. On a $400,000 Denton County example with 20% down at 6.5% for 30 years, principal and interest are about $2,023; property tax escrow at ~0.19% is about $62/mo, for estimated PITI near $2,185 before PMI.
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 · $233 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.
Official sources
- Consumer Financial Protection Bureau mortgage cost guidance
- Texas Comptroller residence homestead exemptions
- Texas Department of Insurance title premium rates
- TSAHC homebuyer assistance
- TDHCA My First Texas Home
- Denton County - News Flash: Adopted FY 2025-2026 Budget
- Denton County - 2025 Notice of Tax Rate
Denton County, Texas Mortgage Calculator - Monthly Payment with Taxes, PMI & Insurance
Texas
Denton County has the second-lowest county tax rate among Texas's top 15 most populous counties. At $0.185938 per $100, it has no hospital district, no community college district, and no flood control district keeping rates low. Combined rates typically total 1.8-2.1%. On a $400,000 Denton County example with 20% down at 6.5% for 30 years, principal and interest are about $2,023; property tax escrow at ~0.19% is about $62/mo, for estimated PITI near $2,185 before PMI.
Use this mortgage calculator for Denton County, Texas 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: 1.33%
- Configured benefits or exemptions: 10
- Reviewed sources: 7
What Changes in Denton County, Texas
- Data level used: county. This page uses the most specific available data layer for Denton County, Texas.
- Configured combined annual property tax rate: 1.33% before exemptions and buyer-specific conditions are applied.
- Configured down payment assistance programs: TSAHC Home Sweet Texas, TDHCA My First Texas Home.
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.
- School District (ISD) Property Tax - 1.140%
- County Property Tax - 0.186%
Programs and Exemptions Included
These benefits do not mean automatic approval. The calculator models them when the buyer inputs match the configured eligibility conditions.
- ISD Homestead Exemption - $100,000 (requires: primary residence)
- Local Optional Homestead - 20% (requires: primary residence, local optional homestead exemption is offered)
- Age 65+ ISD Tax Ceiling - $10,000 (requires: primary residence, buyer is age 65 or older)
- Disabled Veteran Exemption - $12,000 (requires: primary residence, buyer is a disabled veteran)
- Denton County Homestead Exemption - 1% (requires: primary residence)
- Denton County Over-65 Exemption - $55,000 (requires: primary residence, buyer is age 65 or older)
- TSAHC Home Sweet Texas - 5% of loan (requires: first-time buyer, primary residence, income is below the program cap)
- TDHCA My First Texas Home - 5% of loan (requires: all buyers are first-time buyers, 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)
- Texas MCC - 20% of mortgage interest (requires: first-time buyer, primary residence, income is below the program cap, 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 Title Insurance (Texas promulgated rate), but other settlement charges may appear on a real loan estimate.
2025 Local Home-Purchase Mortgage Market in Denton County, Texas
Local home-purchase mortgage market context for Denton County, Texas: in 2025 Home Mortgage Disclosure Act (HMDA) data, Denton County logged 23,871 final-action applications. The mortgage denial rate was 9.32% and the originated share was 69.25%.
| Metric | Denton County | State |
|---|---|---|
| Final-action applications | 23,871 | 576,435 |
| Mortgage denial rate | 9.32% | 14.50% |
| Originated share | 69.25% | 61.81% |
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 |
|---|---|---|---|
| Denton County (this page) | 1.33% | $442 | $2,565 |
| Bexar County | 1.44% | $480 | $2,603 |
| Collin County | 1.37% | $457 | $2,579 |
| Dallas County | 1.67% | $558 | $2,681 |
| El Paso County | 1.98% | $660 | $2,782 |
| Fort Bend County | 1.56% | $521 | $2,643 |
Local Data and Sources
Last editorial verification: June 3, 2026. This page combines the official data layers configured for Denton County, Texas.
The sources used on this page are Consumer Financial Protection Bureau mortgage cost guidance, Texas Comptroller residence homestead exemptions, Texas Department of Insurance title premium rates, TSAHC homebuyer assistance, TDHCA My First Texas Home, Denton County - News Flash: Adopted FY 2025-2026 Budget, Denton County - 2025 Notice of Tax Rate. 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.
- Texas Comptroller residence homestead exemptions - verified May 3, 2026 - Official source for Texas homestead exemption and appraisal-cap rules.
- Texas Department of Insurance title premium rates - verified May 3, 2026 - Official source for Texas promulgated title insurance premium rate tables.
- TSAHC homebuyer assistance - verified May 3, 2026 - Official source for TSAHC DPA program availability and limits.
- TDHCA My First Texas Home - verified May 3, 2026 - Official source for TDHCA first-time buyer assistance and MCC program rules.
- Denton County - News Flash: Adopted FY 2025-2026 Budget - verified June 3, 2026 - Official source for Denton County's FY 2025-26 adopted tax rate of $0.185938 per $100 - the lowest since 1986.
- Denton County - 2025 Notice of Tax Rate - verified June 3, 2026 - Official notice showing Denton County's no-new-revenue and voter-approval tax rates.
Frequently Asked Questions
What is the property tax rate in Texas?
Texas has no state property tax. Local rates average 1.6-2.2% and are the sum of school district, county, city, and special district levies. 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 first-time buyer programs exist in Texas?
TSAHC Home Sweet Texas and TDHCA My First Texas Home both offer down payment assistance up to 5% of the loan, subject to current program limits. The Texas MCC provides an annual federal tax credit of up to $2,000. 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 Texas homestead exemption work?
Primary residences receive a $100,000 school district exemption, plus an optional 20% local exemption (capped at $5,000 minimum). Appraised value can only rise 10% per year while homesteaded. 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 Texas PITI on $400,000?
With 20% down at 6.5% for 30 years, principal and interest are about $2,023. At ~1.54% statewide property-tax planning rate, monthly escrow is about $513; with $100 insurance, estimated PITI is about $2,636 without PMI. Drill into county or city calculators for address-level millage.
What is the Denton County property tax rate?
Denton County adopted a rate of $0.185938 per $100 valuation for FY 2025-26, the lowest county rate since 1986. 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 is the homestead exemption in Denton County?
Denton County offers a 1% homestead exemption (minimum $5,000), plus a $55,000 over-65 exemption and a $15,000 disabled exemption. 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.
Is Denton County a good deal for property taxes?
Yes - Denton County has the second-lowest county tax rate among Texas's 15 largest counties at $0.185938 per $100. With no hospital district, no community college district, and no flood control district, your total combined rate typically runs 1.8-2.1%, well below the Texas average.
How does the 1% homestead exemption actually help me?
Denton County's 1% exemption (minimum $5,000) saves about $5.60 per year on the county portion of a $300,000 home. While the county exemption is small, the real savings come from the $100,000 ISD exemption and the 10% appraisal cap. You still need to file - don't skip it.
Denton County vs. Collin County: Which is cheaper for property taxes?
Denton County's rate of $0.185938 per $100 is higher than Collin's $0.149343, but Denton still ranks second-lowest among major Texas counties. The difference on a $300,000 home is about $110 per year at the county level. Both counties lack hospital districts, keeping combined rates well below the Texas average.
What is a sample Denton County PITI on $400,000?
With 20% down at 6.5% for 30 years, principal and interest are about $2,023. At ~0.19% property tax, monthly escrow is about $62; with $100 insurance, estimated PITI is about $2,185 without PMI. Adjust price, rate, and down payment above to match your offer.