NetMortgage
OBBBA 2025 Tax Rules Applied

What is your home
actually costing you?

Most mortgage calculators ignore your tax savings. Ours doesn't. Enter your tax return numbers and loan details to see your real net monthly cost after federal and state deductions.

Calculate My Net Payment →How it works

Federal + State

Tax savings computed

SALT $40k cap

OBBBA 2025

PMI deduction

Reinstated 2026+

Example — $600k loan · 6.75% · MFJ · CA

True monthly housing cost

$3,821/mo

↓ $1,204/mo savings vs. gross payment

Principal & Interest$3,894
Property Tax$625
PMI$150
Home Insurance$183
Total before tax$4,852
Federal tax savings−$671
State tax savings−$360

Mortgage Interest Deduction

Deductible on the first $750k of acquisition debt. We compute Year-1 interest precisely from your loan amount, rate, and term.

SALT Cap — OBBBA 2025

The One Big Beautiful Bill raised SALT to $40k with a 30% phase-down above $500k MAGI. We apply the exact statutory formula.

PMI & AMT Aware

PMI deduction reinstated for 2026+ under OBBBA. AMT is computed before and after the purchase so you see the true marginal picture.

HOW IT WORKS

Three steps to clarity

Results update live as you type — no submit button needed.

Open Calculator →
01

Enter your tax information

Filing status, AGI, taxable income, and prior-year SALT — pulled directly from your 1040 and Schedule A.

02

Enter your loan details

Loan amount, interest rate, term, PMI, and monthly property tax for the home you're considering.

03

See your true net cost instantly

Federal and state tax savings are applied automatically. Every result shows the tax year and rules in effect.

COMING SOON

Beyond the mortgage

We're building a complete personal finance and tax education platform — starting with the biggest financial decision most people ever make.

Q3 2025

Rent vs. Buy Analysis

Compare the full 5-year and 10-year financial picture of renting versus buying in your market.

Q4 2025

Tax Bracket Explorer

Interactive visualization of how income, deductions, and life events shift your effective tax rate.

Down Payment Optimizer

Model the trade-off between larger down payments, eliminating PMI, and keeping liquidity invested.

Home Finance Guides

Plain-language explanations of Schedule A, SALT, AMT, and every deduction that affects homeowners.

Know your number
before you sign.

Free, no sign-up required. Your data never leaves your browser.

Open the Calculator →

This calculator is for informational purposes only and does not constitute tax or financial advice. Always consult a qualified tax professional. Federal tax rules per OBBBA 2025; state tax rules vary.