Montgomery County, Texas Mortgage Calculator - Estimate Your Monthly Payment with Taxes, PMI & Insurance
Montgomery County (Conroe / The Woodlands) adopted a tax rate of $0.3770 per $100 for FY 2025-26, a slight decrease from the prior year. Combined property tax typically totals 1.8-2.2% depending on school district and MUDs. About 79% of the county population lives in unincorporated areas. On a $400,000 Montgomery County example with 20% down at 6.5% for 30 years, principal and interest are about $2,023; property tax escrow at ~0.38% is about $126/mo, for estimated PITI near $2,249 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 · $260 Property Taxes · $125 Other
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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. Local HMDA denial context and Freddie Mac PMMS rate history snapshots were re-verified on the last-reviewed date.
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
- Montgomery County - Tax Rate Information
- Montgomery County Tax Office - Tax Rate History
Montgomery County, Texas Mortgage Calculator - Estimate Your Monthly Payment with Taxes, PMI & Insurance
Texas
Montgomery County (Conroe / The Woodlands) adopted a tax rate of $0.3770 per $100 for FY 2025-26, a slight decrease from the prior year. Combined property tax typically totals 1.8-2.2% depending on school district and MUDs. About 79% of the county population lives in unincorporated areas. On a $400,000 Montgomery County example with 20% down at 6.5% for 30 years, principal and interest are about $2,023; property tax escrow at ~0.38% is about $126/mo, for estimated PITI near $2,249 before PMI.
Use this mortgage calculator for Montgomery 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.
Enter your income to see your approval odds in Montgomery County, Texas — based on 24,644 2025 HMDA applications.
What This Estimate Uses
- Geographic level: county
- Configured property tax rate: 1.52%
- Configured benefits or exemptions: 9
- Reviewed sources: 7
What Changes in Montgomery County, Texas
- Data level used: county. This page uses the most specific available data layer for Montgomery County, Texas.
- Configured combined annual property tax rate: 1.52% 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 - 0.377%
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)
- Montgomery County Homestead Exemption - 20% (requires: primary residence)
- 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.
2026 Loan Limits in Montgomery County, Texas
In Montgomery County, Texas, the 2026 FHFA conforming loan limit for a one-unit home is $832,750. The approximated FHA one-unit limit is $541,288. The national baseline is $832,750.
| Units | Conforming (FHFA) | FHA (approx.) |
|---|---|---|
| 1-unit (single-family) | $832,750 | $541,288 |
| 2-unit | $1,066,250 | $693,109 |
| 3-unit | $1,288,800 | $837,721 |
| 4-unit | $1,601,750 | $1,040,976 |
National baseline (1-unit): $832,750
Source: FHFA conforming loan limits 2026 · Snapshot verified · Methodology & CSV
2025 Local Home-Purchase Mortgage Market in Montgomery County, Texas
Local home-purchase mortgage market context for Montgomery County, Texas: in 2025 Home Mortgage Disclosure Act (HMDA) data, Montgomery County logged 24,644 final-action applications. The mortgage denial rate was 15.43% and the originated share was 61.86%.
| Metric | Montgomery County | State |
|---|---|---|
| Final-action applications | 24,644 | 578,009 |
| Mortgage denial rate | 15.43% | 14.46% |
| Originated share | 61.86% | 61.83% |
Source: FFIEC HMDA (modified LAR, home purchase) 2025 · Snapshot verified · Texas vs California mortgage denial rates (methodology)
ACS 2019-2023 Housing Costs in Montgomery County, Texas
In ACS 2023 (2019-2023), the median home value in Montgomery County, Texas is $317,500; the median effective property tax rate (taxes ÷ value) is 1.65%; the median price-to-income ratio is 3.3×; 24.9% of owners with a mortgage pay ≥30% of income on housing.
| Metric | Montgomery County |
|---|---|
| Median home value | $317,500 |
| Median real estate taxes | $5,237 |
| Median household income | $97,266 |
| Median monthly owner costs (w/ mortgage) | $2,229 |
| Median effective tax rate (tax ÷ value) | 1.65% |
| Price-to-income ratio | 3.3× |
| Cost burden ≥30% (with mortgage) | 24.9% |
Source: U.S. Census Bureau ACS 5-year 2023 · Snapshot verified
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 |
|---|---|---|---|
| Montgomery County (this page) | 1.52% | $506 | $2,628 |
| Bexar County | 1.44% | $480 | $2,603 |
| Collin County | 1.37% | $457 | $2,579 |
| Dallas County | 1.67% | $558 | $2,681 |
| Denton County | 1.33% | $442 | $2,565 |
| El Paso County | 1.98% | $660 | $2,782 |
Local Data and Sources
Last editorial verification: June 3, 2026. This page combines the official data layers configured for Montgomery 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, Montgomery County - Tax Rate Information, Montgomery County Tax Office - Tax Rate History. 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.
- Montgomery County - Tax Rate Information - verified June 3, 2026 - Official source for Montgomery County tax rate and truth-in-taxation information.
- Montgomery County Tax Office - Tax Rate History - verified June 3, 2026 - Official source for Montgomery County adopted tax rate of $0.3770 per $100 for FY 2025-26.
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 Montgomery County property tax rate?
Montgomery County adopted a rate of $0.3770 per $100 valuation for FY 2025-26, down from $0.3790. Combined rates typically range from 1.80% to 2.20%. 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 unique about Montgomery County property taxes?
Montgomery County has a high proportion of MUDs and The Woodlands Township adds an additional $0.185 per $100. School districts are the largest component at $1.15-$1.30 per $100. 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.
How do MUDs affect my property taxes in Montgomery County?
MUDs (Municipal Utility Districts) can add $0.50-$1.20 per $100 on top of base rates. If you're buying in a newer development, check whether MUD bonds are still outstanding - they typically phase out over 20-30 years as bonds are repaid. This can mean a significant tax drop once the MUD expires.
Is The Woodlands worth the extra township tax?
The Woodlands Township adds $0.185 per $100 for parks, pathways, recreation, and police services that many residents consider a strong value. Combined rates in The Woodlands run 2.0-2.2%, comparable to other master-planned communities, but the amenities are exceptional for the cost.
Montgomery County vs. Harris County: Which has better tax value?
Montgomery County's combined rate of 1.80-2.20% is lower than Harris County's 2.10-2.80% range, primarily because Montgomery has fewer special districts. However, Montgomery has more MUDs (Municipal Utility Districts), which can add $0.50-$1.20 per $100. If you avoid high-MUD areas in Montgomery, you can save $500-$1,500 annually compared to a comparable home in Harris County.
What is a sample Montgomery County PITI on $400,000?
With 20% down at 6.5% for 30 years, principal and interest are about $2,023. At ~0.38% property tax, monthly escrow is about $126; with $100 insurance, estimated PITI is about $2,249 without PMI. Adjust price, rate, and down payment above to match your offer.