Mortgage calculator, Texas-specific
Run the real math on a Woodlands-area mortgage. Includes property tax with optional MUD/PID, homestead exemption, insurance, and HOA — the line items every Texas buyer needs.
Estimates only. Actual rates depend on credit, down payment size, loan type, and lender. Texas property tax is calculated by the appraisal district based on assessed value, which can differ from purchase price. Confirm with your lender + tax assessor before relying on these numbers.
How this calculator works
Texas mortgages have two specifics that generic national calculators get wrong: property tax is among the highest in the country (no state income tax means counties lean hard on real-estate taxes), and many newer communities sit inside MUD or PID districts that add 0.5%-1.0% on top of the base rate. Bridgeland and Grand Central Park are the obvious examples; nearly every community built after 2000 in the corridor has some kind of district adder.
We default the property tax rate to 2.1% — the rough effective rate for Conroe ISD without a MUD. Tomball ISD and Magnolia ISD run a touch higher (~2.2-2.3%). The homestead exemption applies to your primary residence and knocks the school-district portion of taxes down by a meaningful amount; we model that as a 15% reduction to the property-tax line, which is conservative but close enough for back-of-envelope math. Investment properties don't get the exemption.
If you want a real lender quote with rate locks, points, and APR comparisons, that's a conversation we can route you through one of two or three lenders we work with regularly. This calculator is the back-of-envelope check before you make an offer.