Fort Worth, Texas Mortgage Calculator - Monthly Payment with Taxes, PMI & Insurance

Fort Worth adds a city property-tax layer on top of Tarrant County and FWISD levies. The FY 2025-26 rate of $0.672500 per $100 has been held flat for consecutive years. The city offers a 20% homestead exemption and an $80,000 over-65 exemption (increased from $40,000). On a $400,000 Fort Worth example with 20% down at 6.5% for 30 years, principal and interest are about $2,023; property tax escrow at ~0.97% is about $324/mo, for estimated PITI near $2,447 before PMI. ISD levies often add the largest school-tax layer on top of this city+county core.

Loan Details

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$70,000 · LTV 80%

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Loan Term

Buyer Profile

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Extra Payment
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Optional principal-only payment used to estimate payoff speed and interest savings.

Monthly Payment

$2,271

$1,770 Principal & Interest · $376 Property Taxes · $125 Other

Principal & Interest
$1,770/mo
Property Taxes
$376/mo
Total Interest
$357,125
Loan Amount
$280,000
Total Cost
$637,125
Est. annual tax
$4,518 · 1.29%
$2,271/month
Principal & Interest$1,769.79/mo
Property Taxes$376.49/mo
Home Insurance$125.00/mo
Property Tax Breakdown
School District (ISD) Property Tax$2,280/yr
County Property Tax$417/yr
Tarrant County College$314/yr
City of Fort Worth Property Tax$1,506/yr
Est. annual tax$4,518 · 1.29%
Exemptions Applied
✓ISD Homestead Exemption
$1,140/yr
✓Local Optional Homestead
$1,250/yr
✓Tarrant County Homestead Exemption
$104/yr
✓Fort Worth City Homestead Exemption
$377/yr
Fort Worth adds a city property-tax layer on top of Tarrant County and FWISD levies. The FY 2025-26 rate of $0.672500 per $100 has been held flat for consecutive years. The city offers a 20% homestead exemption and an $80,000 over-65 exemption (increased from $40,000). On a $400,000 Fort Worth example with 20% down at 6.5% for 30 years, principal and interest are about $2,023; property tax escrow at ~0.97% is about $324/mo, for estimated PITI near $2,447 before PMI. ISD levies often add the largest school-tax layer on top of this city+county core.

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

Fort Worth, Texas Mortgage Calculator - Monthly Payment with Taxes, PMI & Insurance

Texas · Tarrant County

Fort Worth adds a city property-tax layer on top of Tarrant County and FWISD levies. The FY 2025-26 rate of $0.672500 per $100 has been held flat for consecutive years. The city offers a 20% homestead exemption and an $80,000 over-65 exemption (increased from $40,000). On a $400,000 Fort Worth example with 20% down at 6.5% for 30 years, principal and interest are about $2,023; property tax escrow at ~0.97% is about $324/mo, for estimated PITI near $2,447 before PMI. ISD levies often add the largest school-tax layer on top of this city+county core.

Use this mortgage calculator for Fort Worth, 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: city
  • Configured property tax rate: 2.11%
  • Configured benefits or exemptions: 12
  • Reviewed sources: 8

What Changes in Fort Worth, Texas

  • Data level used: city. This page uses the most specific available data layer for Fort Worth, Texas.
  • Configured combined annual property tax rate: 2.11% 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%
  • Tarrant County College - 0.112%
  • City of Fort Worth Property Tax - 0.672%

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)
  • Tarrant County Homestead Exemption - 20% (requires: primary residence)
  • Tarrant County Over-65 Exemption - $50,000 (requires: primary residence, buyer is age 65 or older)
  • Fort Worth City Homestead Exemption - 20% (requires: primary residence)
  • Fort Worth Over-65 Exemption - $80,000 (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 Tarrant County, Texas

Local home-purchase mortgage market context for Tarrant County, Texas: in 2025 Home Mortgage Disclosure Act (HMDA) data, Tarrant County logged 32,512 final-action applications. The mortgage denial rate was 10.45% and the originated share was 68.04%.

These figures reflect the county market, not the city alone.

Metric Tarrant County State
Final-action applications 32,512 576,435
Mortgage denial rate 10.45% 14.50%
Originated share 68.04% 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.

Property tax and estimated PITI comparison near Fort Worth, Texas
Location Est. property tax rate Est. monthly tax Est. monthly PITI
Fort Worth (this page) 2.11% $704 $2,826
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 Fort Worth, 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, Tarrant Appraisal District - 2025 Tax Rates, Tarrant County Tax Office - Rates & Exemptions, City of Fort Worth - Adopted FY2025 Budget & Tax Rate. Each source lists which rate, exemption, or program it validates and when it was last reviewed.

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 Tarrant County property tax rate?

Tarrant County adopted a rate of $0.186200 per $100 valuation for 2025, one of the lowest county rates among Texas's largest counties. 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 homestead exemptions does Tarrant County offer?

Tarrant County offers a 20% homestead exemption (minimum $5,000) and a $50,000 over-65 exemption. The City of Fort Worth offers its own 20% homestead exemption plus an $80,000 over-65 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.

How does Tarrant County's tax rate compare to Dallas County?

Tarrant County's rate of $0.186200 per $100 is actually lower than Dallas County's $0.215500. Combined with no hospital district, Tarrant County homeowners typically see total rates of 1.9-2.2%, while Dallas County averages 2.1-2.4%. Fort Worth and Dallas city rates are similar at around $0.67 per $100.

What makes up my total property tax bill in Tarrant County?

Your Tarrant County tax bill includes the county rate ($0.186200), Tarrant County College ($0.11228), your school district (typically $1.15-1.30), and your city (e.g., Fort Worth at $0.6725). Unlike Dallas County, Tarrant has no hospital district, which keeps rates competitive. 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 a sample Tarrant County PITI on $400,000?

With 20% down at 6.5% for 30 years, principal and interest are about $2,023. At ~0.30% property tax, monthly escrow is about $99; with $100 insurance, estimated PITI is about $2,222 without PMI. Adjust price, rate, and down payment above to match your offer.

What is the City of Fort Worth property tax rate?

The FY 2025-26 adopted rate is $0.672500 per $100 valuation ($0.522500 M&O + $0.147500 debt service), which has been held flat for multiple years. Use this city 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 senior exemptions does Fort Worth offer?

Fort Worth offers a $80,000 homestead exemption for homeowners 65+ or disabled, increased from $40,000. The city also offers a 20% general homestead exemption (minimum $5,000). Use this city 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 Fort Worth more affordable than Dallas for property taxes?

Fort Worth ($0.6725 per $100) and Dallas ($0.6997) have similar city rates, but Tarrant County's county rate ($0.1862) is lower than Dallas County's ($0.2155), and Tarrant has no hospital district. Combined, Fort Worth homeowners typically see 1.9-2.2% total rates versus Dallas's 2.1-2.4%.

Does the doubled senior exemption really help Fort Worth retirees?

Yes - Fort Worth increased its over-65 exemption from $40,000 to $80,000, doubling the relief. Combined with the 20% general exemption, a retiree in a $300,000 home pays city tax on only $160,000 of value, saving roughly $940 per year compared to the old $40,000 exemption.

What is a sample Fort Worth PITI on $400,000?

With 20% down at 6.5% for 30 years, principal and interest are about $2,023. At ~0.97% property tax, monthly escrow is about $324; with $100 insurance, estimated PITI is about $2,447 without PMI. Adjust inputs above to match your price, rate, and down payment.