Estimate a monthly house payment anywhere in Texas — principal & interest, property taxes, and homeowners insurance — with the Texas tax rules that actually move the number built into the explanation.
Adam DeCraene · Mortgage Loan Originator · NMLS #2811542 · DRE #02448241
West Capital Lending, Inc. · Licensed statewide in Texas
Adjust the numbers to match the home you're looking at. The defaults below are a $350,000 Texas home with 20% down. Everything updates as you type — nothing you enter is collected or sent anywhere.
Estimates only. Figures here are estimates for planning — not quotes, approvals, commitments to lend, or tax advice. This estimate covers principal & interest, property taxes, and insurance only; it does not include mortgage insurance, HOA dues, or other costs that may apply to your loan. No personal information is collected by this calculator.
A Texas payment estimate lives or dies on the tax line. Four Texas-specific rules explain why — and how the bill can be lower than the headline rate suggests.
Texas has no state income tax, so property taxes carry most local funding for schools and services. Effective rates run about 1.36% to 1.40% of a home's value — among the highest in the country — and they vary by county and school district.
Owner-occupants can exempt $140,000 of their home's value from school district taxes. Voters raised the exemption from $100,000 in November 2025, and the higher amount applies to tax years beginning January 1, 2025. It applies to the school portion of the bill only.
Homeowners 65 or older or with a qualifying disability get an additional $60,000 school exemption — $200,000 total from school taxes. Homeowners 65 or older also get a school tax freeze (ceiling) on the school portion of the bill.
A 10% annual cap limits increases in a homestead's appraised value for tax purposes. Even in a fast-appreciating market, your taxable value can't jump more than 10% in a year while the homestead exemption is in place.
| Item | Monthly |
|---|---|
| Principal & interest | $1,816 |
| Property taxes ($4,900 ÷ 12) | $408 |
| Insurance ($2,400 ÷ 12) | $200 |
| Estimated total payment | $2,424 |
Why the exemption matters: the $4,900 tax figure above is figured on the full price, before any homestead exemption. Once a homestead exemption is in place, the school district portion is figured on the home's value minus $140,000 — so the actual escrowed tax amount for an owner-occupant is often lower than a full-value estimate. That is exactly why Texas buyers should confirm the exempted tax picture for a specific property with the county appraisal district rather than relying on the seller's old bill or a headline rate.
Try it yourself: set the calculator above to these same numbers and you'll land on the same $2,424 estimate.
Adam is licensed statewide in Texas, so the same guidance applies whether you're buying a first home, moving up, refinancing, or tapping equity — and the tax rules above follow you anywhere in the state, even though the rates change from one county and school district to the next.
Through West Capital Lending, Inc., Adam works with a network of 175 wholesale lenders, which means your Texas loan isn't limited to one bank's menu — purchase, refinance, HELOC, VA, FHA, conventional, jumbo, investor, and self-employed options can all be shopped for the scenario in front of you. Bring the address you're considering and he'll walk through what the payment — taxes included — really looks like before you write an offer.
Texas has no state income tax, so property taxes carry most of the funding for local services like schools, roads, and emergency services. Effective property tax rates in Texas run about 1.36% to 1.40% of a home's value — among the highest in the country — and they vary by county and school district.
The school district homestead exemption is $140,000. Voters raised it from $100,000 in November 2025, and the higher amount applies to tax years beginning January 1, 2025. It reduces the portion of your home's value that school taxes are figured on — it does not reduce county, city, or special district taxes.
Homeowners 65 or older, or those with a qualifying disability, get an additional $60,000 school exemption — $200,000 total from school taxes. Homeowners 65 or older also get a school tax freeze (ceiling), which generally keeps the school portion of the bill from rising above the amount in the year they qualify, even if the home's value increases.
For a home with a homestead exemption, Texas law caps increases in the home's appraised value at 10% per year for tax purposes. The cap limits how fast your taxable value can climb in a hot market, though your actual tax bill can still change when taxing entities change their rates.
No. The figures are estimates only — not quotes, approvals, or tax advice. Your actual payment depends on your loan program, credit profile, and the exact taxes for the property's county, city, school district, and any special districts. Verify a property's tax picture with the county appraisal district, and talk with Adam DeCraene for numbers based on your real scenario.
An estimate gets you in the ballpark. A conversation gets you the payment for the actual home, the actual tax bill, and the loan options you qualify for — with 175 wholesale lenders behind the search.