Total Cost of Homeownership Calculator
Model the full lifetime cost of owning a 4-bed 3-bath home — mortgage, taxes, insurance, maintenance, utilities, and more.
Total Cost of Homeownership — Full Model
A mortgage payment is only one part of what you actually spend as a homeowner. This calculator models every major cost category — upfront, monthly, and over time — so you can compare homes on what they truly cost, not just what they list for.
$400K
10%
6.75%
30 yr
1.20%
$2,200
$0
1.0% / yr
$300
10 yr
2.5% / yr
Cost Category Reference
Insurance Estimates by Market (Annual, 4-Bed 3-Bath ~2,200 sq ft)
Property Tax by State (Effective Rates, 2026)
Maintenance Cost Benchmarks
The standard model is 1–2% of purchase price per year, but age and condition change this significantly.
| Home Age / Condition | Annual Maintenance Budget | Example at $400K |
|---|---|---|
| New construction (under 5 yrs) | 0.5 – 0.75% | $2,000 – $3,000 |
| Good condition, 5 – 15 yrs old | 1.0 – 1.25% | $4,000 – $5,000 |
| Average condition, 15 – 25 yrs | 1.25 – 1.75% | $5,000 – $7,000 |
| Deferred maintenance, 25+ yrs | 2.0 – 3.0%+ | $8,000 – $12,000+ |
Major capital costs to budget separately (not covered by annual maintenance):
- Roof replacement: $12,000 – $30,000 (every 20–30 years)
- HVAC replacement: $5,000 – $18,000 (every 15–20 years)
- Water heater: $1,200 – $3,500 (every 10–15 years)
- Exterior paint: $3,000 – $8,000 (every 7–12 years)
Utility Cost Benchmarks (4-Bed 3-Bath, ~2,200 sq ft)
| Climate Zone | Monthly Utilities (Electric + Gas + Water) |
|---|---|
| Mild / Southwest (Phoenix, Las Vegas) | $250 – $380 |
| Southeast (Atlanta, Charlotte, Nashville) | $280 – $420 |
| Gulf Coast (Tampa, Houston) | $320 – $500 |
| Midwest (Columbus, Indianapolis) | $240 – $380 |
| Northeast (Hartford, Providence) | $350 – $550 |
| Pacific Northwest (Seattle, Portland) | $200 – $330 |
Textbook Field Notes
Breakout Exercise: Compare Two Markets
Set the calculator to your target price. Run it for Market A (e.g., Indiana suburb: 0.75% tax, $1,400 insurance). Then change only the tax rate and insurance to Market B (e.g., Texas suburb: 2.2% tax, $2,800 insurance). The difference in lifetime cost is your cross-market affordability gap — and it belongs in your offer guardrail before you tour anything.
- Get real insurance quotes before finalizing any offer in coastal or storm-exposed markets.
- Request the seller's actual annual tax bill — assessed values lag market value in rapidly appreciating areas.
- Add a capital reserve line to your monthly budget for roof, HVAC, and major system replacement cycles.