What Will a Home Really Cost? North Texas True Cost Calculator

Most mortgage calculators stop at principal and interest. In North Texas, that leaves out a big chunk of the real payment: property tax, which depends on your city, county and school district, plus insurance and HOA dues. This calculator uses each city’s actual tax rates and exemptions, so you can see what a house really costs to own here, compare cities side by side, or work backward from your budget.

City School districtDistrict lines don’t follow city lines. Pick the one for the address. Home price Down payment Interest rate Loan term HOA per month

Homestead exemption (your primary home) 65+ or disabled

Insurance, PMI and special districts

Insurance per yearDefault is about 1% of price. Hail makes Texas pricey; get a real quote. PMI rate (under 20% down)% of the loan per year MUD or PID rate (per $100)Many new subdivisions add one. Ask for the total rate on the exact address.

Estimated monthly cost

$0/mo

Property tax by taxing unit

Estimates only, not a loan offer or tax bill. Rates are the latest adopted (2026 where set, otherwise the 2025 tax year) for the city, main county units and school district; your address may include other districts. Verify with the Collin, Dallas, Denton or Rockwall appraisal district. The school tax ceiling for 65+ owners and the 10% homestead cap aren’t modeled.

How the numbers work

Property tax adds up every taxing unit for the address: the city, the school district, the county and (depending on the county) a college or hospital district. Each applies its own exemptions.
The homestead exemption takes $140,000 off your school district value, plus the percentage exemptions your city and county offer. You have to file for it after you move in.
Typical home values come from Zillow via Realust, and typical HOA dues from homes for sale in each city.
Insurance defaults to about 1% of the price per year, which is in line with Texas averages. Hail makes coverage expensive here, so get a real quote.

Want the full story on how Texas property tax works, how to protest your appraisal and why new subdivisions can cost more? Read our guide to North Texas property taxes.