Austin Mortgage Calculator - Monthly Payment with Taxes, PMI & Insurance
Austin adds a city property-tax layer on top of Travis County and AISD levies. The adopted voter-approval rate of $0.524017 per $100 applies for FY 2025-26 after Prop Q was rejected by voters. The city offers a 20% homestead exemption and up to $40,000 in down payment assistance for qualifying first-time buyers within city limits.
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 · $415 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.
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
- Travis County Tax Rates
- Travis Central Appraisal District homestead exemptions
- City of Austin tax rate information
- City of Austin Down Payment Assistance Program
Austin Mortgage Calculator - Monthly Payment with Taxes, PMI & Insurance
Texas · Travis County
Austin adds a city property-tax layer on top of Travis County and AISD levies. The adopted voter-approval rate of $0.524017 per $100 applies for FY 2025-26 after Prop Q was rejected by voters. The city offers a 20% homestead exemption and up to $40,000 in down payment assistance for qualifying first-time buyers within city limits.
Use this mortgage calculator for Austin, 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: 2.29%
- Configured benefits or exemptions: 12
- Reviewed sources: 9
What Changes in Austin, Texas
- Data level used: city. This page uses the most specific available data layer for Austin, Texas.
- Configured combined annual property tax rate: 2.29% before exemptions and buyer-specific conditions are applied.
- Configured down payment assistance programs: TSAHC Home Sweet Texas, TDHCA My First Texas Home, Austin 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.
- School District (ISD) Property Tax — 1.140%
- County Property Tax — 0.376%
- Central Health (Hospital District) — 0.118%
- Austin Community College (ACC) — 0.128%
- City of Austin Property Tax — 0.524%
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)
- Travis County Homestead Exemption — 20% (requires: primary residence)
- Travis County Over-65 Exemption — $143,220 (requires: primary residence, buyer is age 65 or older)
- Austin City 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)
- Austin Down Payment Assistance — $40,000 (requires: first-time buyer, primary residence, income is below the program cap, inAustinCityLimits)
- 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.
Local Data and Sources
Last editorial verification: June 3, 2026. This page combines the official data layers configured for Austin, 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, Travis County Tax Rates, Travis Central Appraisal District homestead exemptions, City of Austin tax rate information, City of Austin Down Payment 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.
- 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.
- Travis County Tax Rates — verified June 3, 2026 — Official source for Travis County adopted tax rate and exemption information.
- Travis Central Appraisal District homestead exemptions — verified June 3, 2026 — Official source for Austin homestead exemption filing and eligibility.
- City of Austin tax rate information — verified June 3, 2026 — Official source for Austin's FY 2025-26 adopted property-tax rate: $0.524017 per $100 of taxable value.
- City of Austin Down Payment Assistance Program — verified June 3, 2026 — Official source for Austin DPA program offering up to $40,000 in forgivable assistance.
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.
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.
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.
What is the Travis County property tax rate?
Travis County adopted a rate of $0.375845 per $100 valuation for FY 2026. Combined with AISD, City of Austin, ACC, and Central Health, the total rate averages about $2.07 per $100.
Does Travis County offer a homestead exemption?
Yes. Travis County offers the maximum 20% homestead exemption (minimum $5,000) on the county portion of property taxes. Homeowners 65+ or disabled qualify for an additional $143,220 exemption.
Is Travis County expensive for property taxes compared to other Texas counties?
Travis County's total combined rate averages about 2.07% — in the middle range for major Texas counties. Harris County (Houston) often exceeds 2.5% inside MUDs, while Collin County averages 1.7%. Your actual bill depends heavily on your school district and city.
How can I lower my property tax bill in Travis County?
File a homestead exemption to cap annual appraisal increases at 10%, apply for the 20% county exemption, and check if you qualify for the $143,220 over-65/disabled exemption. Protest your appraisal annually through the Travis Central Appraisal District — many homeowners see reductions.
What is the City of Austin property tax rate?
The adopted FY 2025-26 rate is $0.524017 per $100 of taxable value, following the rejection of Prop Q in November 2025 which would have raised it to $0.574017.
Does Austin offer down payment assistance?
Yes. The City of Austin Homebuyer Assistance Program offers up to $40,000 as a 0% forgivable loan for income-qualified first-time buyers purchasing inside city limits.
Can I really afford a home in Austin with current property taxes?
Austin's combined tax rate of approximately 2.07% means a $500,000 home costs about $10,350 in annual property taxes. While that's significant, the 20% homestead exemption and 10% appraisal cap help manage the long-term burden. Many buyers offset taxes through Austin's DPA program and lower-than-national mortgage rates on smaller loan amounts.
Does the $40,000 DPA actually cover enough in Austin's market?
$40,000 covers a 5% down payment on an $800,000 home or 10% on a $400,000 home — but the program's purchase price cap of $579,025 and income limit of $78,800 mean it targets more affordable properties. For buyers in that range, $40,000 as a forgivable 0% loan is one of the most generous DPA programs in Texas.
Will Austin property taxes go up after Prop Q was rejected?
In November 2025, Austin voters rejected Proposition Q which would have raised the city's rate from $0.524017 to $0.574017. The rate stayed flat at $0.524017 for FY 2025-26. Future rate increases would require a new voter-approved proposition or natural growth in assessed values under the 10% cap.
Austin vs. Dallas: Which Texas city has lower property taxes?
Austin (Travis County) combined rates run 1.90-2.20%, while Dallas (Dallas County) combined rates run 2.10-2.40%. On a $350,000 home, you'd pay about $7,000-$7,700 in Austin vs. $7,350-$8,400 in Dallas — a potential savings of $350-$700 per year in Austin. But Dallas home prices are typically lower, which can offset the rate difference.