Boise Mortgage Calculator
Estimate your monthly mortgage payment in Boise, ID. On the local median home value of $495,000 — with a 20% down payment at today's rates — expect a total monthly payment (principal, interest, taxes, and insurance) of about $2,854. Adjust every input for your situation.
Monthly Breakdown
- Principal & Interest$2,503
- Property Tax$276
- Home Insurance$75
Amortization Schedule
| Year | Payment | Principal | Interest | Balance |
|---|---|---|---|---|
| 1 | $30,036 | $4,426 | $25,610 | $391,574 |
| 2 | $30,036 | $4,723 | $25,313 | $386,851 |
| 3 | $30,036 | $5,039 | $24,997 | $381,812 |
| 4 | $30,036 | $5,376 | $24,660 | $376,436 |
| 5 | $30,036 | $5,736 | $24,299 | $370,699 |
| 6 | $30,036 | $6,121 | $23,915 | $364,579 |
| 7 | $30,036 | $6,531 | $23,505 | $358,048 |
| 8 | $30,036 | $6,968 | $23,068 | $351,080 |
| 9 | $30,036 | $7,435 | $22,601 | $343,646 |
| 10 | $30,036 | $7,932 | $22,103 | $335,713 |
| 11 | $30,036 | $8,464 | $21,572 | $327,250 |
| 12 | $30,036 | $9,031 | $21,005 | $318,219 |
| 13 | $30,036 | $9,635 | $20,401 | $308,584 |
| 14 | $30,036 | $10,281 | $19,755 | $298,303 |
| 15 | $30,036 | $10,969 | $19,067 | $287,334 |
| 16 | $30,036 | $11,704 | $18,332 | $275,630 |
| 17 | $30,036 | $12,488 | $17,548 | $263,143 |
| 18 | $30,036 | $13,324 | $16,712 | $249,819 |
| 19 | $30,036 | $14,216 | $15,820 | $235,603 |
| 20 | $30,036 | $15,168 | $14,868 | $220,435 |
| 21 | $30,036 | $16,184 | $13,852 | $204,250 |
| 22 | $30,036 | $17,268 | $12,768 | $186,982 |
| 23 | $30,036 | $18,424 | $11,611 | $168,558 |
| 24 | $30,036 | $19,658 | $10,377 | $148,899 |
| 25 | $30,036 | $20,975 | $9,061 | $127,924 |
| 26 | $30,036 | $22,380 | $7,656 | $105,545 |
| 27 | $30,036 | $23,879 | $6,157 | $81,666 |
| 28 | $30,036 | $25,478 | $4,558 | $56,189 |
| 29 | $30,036 | $27,184 | $2,852 | $29,005 |
| 30 | $30,036 | $29,005 | $1,031 | $0 |
Swipe the table sideways to see all columns →
How to use this calculator
The Home Price field is pre-filled with the median home value in Boise (about $495,000). Override with your target home's actual price to get a payment estimate for that specific property.
The Property Tax Rate is pre-filled with Idaho's average effective rate of 0.67%. Within Idaho, rates vary by county — if you know your specific local rate, override it for a more precise estimate.
Adjust the Down Payment slider to see how your payment changes. Below 20% down triggers PMI; the calculator adds it automatically and shows a warning.
Scroll down for the full PITI breakdown, monthly payment pie chart, and complete month-by-month amortization schedule.
How it works
Buying a median-priced home in Boise. At $495,000 with a 20% down payment, you'd bring $99,000 to closing (plus closing costs) and take out a $396,000 mortgage. At a 6.50% interest rate on a 30-year fixed loan, your monthly principal + interest is roughly $2,503.
Annual costs on top of the loan. Idaho's average property tax rate is 0.67%, so a median-priced Boise home generates approximately $3,317 in annual property tax (about $276/mo when paid through escrow). Homeowner's insurance in Idaho averages around $900/year.
Total monthly payment (PITI) on the median Boise home works out to about $2,854 per month at current rates, assuming a 20% down payment and no HOA. If you're putting less than 20% down, add PMI to this — typically 0.5–1.5% of the loan balance per year.
Rates change; this is the math, not the offer. Mortgage rates fluctuate daily. Our default of 6.50% is a recent conventional 30-year benchmark — enter today's quoted rate from your lender for the most accurate payment estimate.
Frequently Asked Questions
Looking for a different city? Browse all cities. For Idaho-specific property taxes, see the Idaho Property Tax Calculator.