American math · Texas rules · Prices August 2026, rents September 2026

Fort Worth mortgage calculator

What a Fort Worth mortgage costs each month, how long it runs, what it costs in total, and how much sooner it ends if you pay a little more. Built on monthly compounding and the 30-year fixed loan, and it charges you private mortgage insurance for exactly as long as the law lets a lender charge it, which is the line most calculators leave out.

Calculator

The purchase

20.0% down. The minimum on this price is $9,810. At 20% or more there is no mortgage insurance.

A US lender qualifies you on debt-to-income rather than at a stress-test rate, so this payment is the payment. What varies is the rate you are quoted: credit score, points paid at closing and the lender itself move it by more than half a point.

Payment frequency

An accelerated schedule is the monthly payment split in two or four and paid every two weeks or every week: thirteen monthly payments a year instead of twelve, which is where the shorter amortization comes from.

The contract length, not the amortization. At the end of it you renew at whatever rates are then available.

Paying it down faster

Most lenders cap annual prepayments at 10–20% of the original principal, and charge a penalty above it. Check your own commitment before planning around a large lump sum.

Where the money goes, year by year

Early payments are almost all interest. The crossover (the year principal finally exceeds interest) is the real shape of an amortized loan, and it is much later than most people expect.

Interest and principal paid in each year of the mortgageStacked columns, one per year. The lower band is principal, the upper band is interest. The same figures are listed in the table below.
PrincipalInterest
Show the first two years of the schedule
Amortization schedule, the first two years
PaymentAmountInterestPrincipalBalance
1$1,745.71$1,532.54$213.17$261,387
2$1,745.71$1,531.29$214.42$261,172
3$1,745.71$1,530.04$215.67$260,957
4$1,745.71$1,528.77$216.94$260,740
5$1,745.71$1,527.50$218.21$260,522
6$1,745.71$1,526.22$219.49$260,302
7$1,745.71$1,524.94$220.77$260,081
8$1,745.71$1,523.64$222.07$259,859
9$1,745.71$1,522.34$223.37$259,636
10$1,745.71$1,521.03$224.68$259,411
11$1,745.71$1,519.72$225.99$259,185
12$1,745.71$1,518.39$227.32$258,958
13$1,745.71$1,517.06$228.65$258,729
14$1,745.71$1,515.72$229.99$258,499
15$1,745.71$1,514.37$231.34$258,268
16$1,745.71$1,513.02$232.69$258,035
17$1,745.71$1,511.66$234.05$257,801
18$1,745.71$1,510.29$235.42$257,566
19$1,745.71$1,508.91$236.80$257,329
20$1,745.71$1,507.52$238.19$257,091
21$1,745.71$1,506.12$239.59$256,851
22$1,745.71$1,504.72$240.99$256,610
23$1,745.71$1,503.31$242.40$256,368
24$1,745.71$1,501.89$243.82$256,124

Derived from the figures above, not a lender's statement. A real schedule also depends on your closing date and the lender's rounding.

Your payment
$1,745.71
every month

Payment $1,745.71 every month. Paid off in 30 years. Total interest $366,850.

Monthly equivalent$1,745.71
Mortgage amount$261,600
Paid off in30 years
If you start now, aroundOctober 2056
Total interest$366,850
Total paid$628,450
Balance after 5 years$246,327
Principal 42%Interest 58%

An estimate from published figures, not a lender quote.

PMI is the number to watch, not the rate

If you put down less than 20% on a conventional loan the lender adds private mortgage insurance to the payment. It insures the lender, not you, and on the $327,000 median single-family sale price it works out like this. At 5% down (a $310,650 loan) a representative rate is about 0.67% of the loan a year, or $173 a month. Federal law makes the lender terminate it automatically when the scheduled balance first reaches 78% of the purchase price, which on a 30-year loan at 7.03% happens in month 142. That is 11.8 years and about $24,600 of payments that buy you no equity at all. At 3% down it is $230 a month and roughly $34,700.

Two things shorten it. You can ask the lender to cancel at 80% rather than wait for 78%, which is a right under the Homeowners Protection Act if you are current on the loan, and paying extra principal gets you there faster, because the trigger is the balance on the schedule rather than what the house is worth. The calculator above moves the termination month when you add an extra payment. The first-time buyer programs matter here too: the state's programs and the City of Fort Worth's Homebuyer Assistance Program, up to $25,000 interest-free for a first-time buyer under its income limits, go toward the down payment, and a larger down payment is the one thing that removes the insurance altogether.

The rate you are quoted is a personal number

This is the biggest difference from the Canadian pages on this site. There, CMHC publishes one premium schedule for the whole country and a lender either applies it or does not. Here the mortgage insurer prices you individually, mostly on credit score, and the same 5%-down loan can be quoted anywhere from about 0.4% to 1.3%. The bands used above are mid-market for a borrower around a 740 score. The loan rate itself moves too: Freddie Mac's survey had the 30-year fixed at 7.03% on 24 September 2026, against 6.30% a year earlier. Get a real quote before treating any of these totals as yours.

Monthly compounding, and why the Canadian number would be wrong

An American fixed-rate mortgage compounds monthly: the periodic rate is simply the annual rate divided by twelve. Canadian mortgages compound twice a year, which makes the same nominal rate slightly cheaper. On a $261,600 loan at 7.03% over 30 years the American payment is $1,745.71 and the Canadian convention would give $1,728.01: $18 a month, or about $6,400 over the life of the loan. This site runs both, and no page borrows the other country's arithmetic.

A biweekly plan is thirteen payments, not clever compounding

Paying half the monthly payment every two weeks means twenty-six half-payments a year, which is thirteen monthly payments' worth of money instead of twelve. On the benchmark loan with 20% down that takes a 30-year mortgage to about 24 years and saves roughly $92,300 in interest. There is nothing magic in it (it is simply paying about 8% more every year) and you can get the identical result by adding a twelfth of the payment to each monthly one, without a servicer's enrollment fee.

What this cannot tell you

The payment above is principal and interest, plus PMI where it applies. Your actual monthly bill will include property tax and homeowners insurance, which the lender will usually escrow: on a $327,000 house that is about $420 a month in tax at the 1.54% effective rate and roughly $350 in insurance, so about $2,516 all in at 20% down, before any flood policy, which a homeowners policy does not include, and with the policy's own hail deductible still to meet after a storm. In Texas the tax line is the one to watch: that rate assumes you have filed for the homestead exemptions, which are not automatic, and the escrow account the lender opens at closing is sized to it. It is also worked out for a house in the City of Fort Worth and Fort Worth ISD in Tarrant County; Keller, Eagle Mountain-Saginaw, Crowley and the other school districts inside the city levy their own rates, a Denton County house pays Denton County's, and a house in one of the City's public improvement districts owes its assessment or yearly installment on top. Add an association fee if the house has one, which about two in five Fort Worth owners pay. It also cannot tell you your closing costs, which in Texas run to the title company's escrow fee, split with the seller, a lender's title policy and its endorsements, an inspection, a survey or the seller's affidavit that the old one still holds, the county clerk's recording fees, and whatever the lender charges to originate the loan. There is no transfer tax to pay at all: the state constitution forbids one. For the full comparison against renting, use the rent versus buy calculator.

Sources

  1. NTREIS monthly MLS summary report, August 2026 · North Texas Real Estate Information System and the Texas Real Estate Research Center at Texas A&M University, via the MetroTex Association of REALTORS · retrieved
    Supports: A median single-family sale price of $327,000 in the City of Fort Worth in August 2026 on 805 sales, against $330,000 on 884 sales in August 2025, and an average of $377,572, A median townhouse sale price of $365,000 on 20 sales, against $319,990 on 21, and a median condominium sale price of $330,000 on 16 sales, against $260,000 on 11, 3,086 active single-family listings and 3.6 months of inventory in the City of Fort Worth, A median single-family lease of $2,195 a month on 470 leases, against $2,150 on 453 a year earlier, A median single-family sale price of $343,000 in Tarrant County on 1,736 sales, and $352,250 in the Fort Worth-Arlington-Grapevine metropolitan division, City figures by property type only, with no all-types median; report produced 7 September 2026
  2. Housing market reports · MetroTex Association of REALTORS · retrieved
    Supports: Monthly reports featuring data from the Texas A&M Real Estate Research Center, based on listings of properties physically located within the specified geographic areas
  3. Zillow Home Value Index, all homes, middle tier, smoothed and seasonally adjusted, by city · Zillow Research · retrieved
    Supports: A typical home value of $295,800 for the city of Fort Worth (region 18172) in August 2026, $301,195 in August 2025, so a fall of 1.8% over the year
  4. Zillow Home Value Index, single-family and condominium series, by city · Zillow Research · retrieved
    Supports: A typical single-family value of $296,280 in the city of Fort Worth in August 2026, against $301,707 a year earlier, down 1.8%, A typical condominium value of $243,575 in the same month, against $248,614, down 2.0%, from the condominium file at https://files.zillowstatic.com/research/public_csvs/zhvi/City_zhvi_uc_condo_tier_0.33_0.67_sm_sa_month.csv
  5. Fort Worth Rent Report, October 2026 · Apartment List · retrieved
    Supports: A median rent of $1,141 for a one-bedroom and $1,317 for a two-bedroom in the city of Fort Worth, and $1,336 across all bedroom sizes, Rents down 0.2% over September and down 1.7% over the past 12 months, against -2.1% for the state
  6. Apartments for rent in Fort Worth, TX: average rent · Apartment List · retrieved
    Supports: Average listed rents of $1,279 and up for a studio, $1,352 and up for one bedroom, $1,661 and up for two, and $2,066 and up for three or more
  7. FY 2026 fair market rents, Fort Worth-Arlington, TX HUD Metro FMR Area · United States Department of Housing and Urban Development · retrieved
    Supports: FY 2026 fair market rents of $1,473 for one bedroom, $1,723 for two and $2,273 for three, as gross rents including utilities, The FMR area as Johnson, Parker and Tarrant counties
  8. Zillow Observed Rent Index, all homes plus multifamily, smoothed, by city · Zillow Research · retrieved
    Supports: An observed rent index of $1,615 for the city of Fort Worth in August 2026, against $1,606 a year earlier, up 0.54%
  9. Rates and exemptions: 2025 tax rates per $100 valuation, and detail · Tarrant County Tax Assessor-Collector · retrieved
    Supports: 2025 rates per $100: Tarrant County 0.186200, City of Fort Worth 0.670000, Fort Worth ISD 1.029100, Keller ISD 1.085200, Tarrant County College 0.112280, JPS Health Network 0.165000, Tarrant Regional Water District 0.026500, Maintenance and debt splits: Tarrant County 0.173000 and 0.013200, City of Fort Worth 0.522500 and 0.147500, Fort Worth ISD 0.786900 and 0.242200, Keller ISD 0.755200 and 0.330000, Tarrant County College 0.096280 and 0.016000, JPS 0.155100 and 0.009900, water district 0.026500 and none, from https://entityportal.tarrantcountytx.gov/ratesExemptions.asp, Homestead exemptions of 20% (minimum $5,000) for Tarrant County, the City of Fort Worth and JPS Health Network, 1% (minimum $5,000) for Tarrant County College, none for the Tarrant Regional Water District, and $140,000 for Fort Worth ISD and Keller ISD, Eagle Mountain-Saginaw ISD at 1.245700, Crowley ISD at 1.255200 with a 10% local option, Emergency Service District 1 at 0.074348, Far North Fort Worth MUD at 1.000000 and Live Oak Creek MUD at 0.942000, Fort Worth public improvement district assessments per $100: PID 1 Downtown 0.125, PID 6 Park Glen 0.155 residential, PID 7 Heritage 0.145 residential, PID 11 Stockyards 0.12, PID 12 Chapel Hill 0.14, PID 14 Trinity Bluff 0.10, PID 15 Sun Valley 0.24, PID 19 Historic Camp Bowie 0.10, PID 20 East Lancaster Avenue 0.266, PID 21 Las Vegas Trail 0.10
  10. 2025 tax rates per $100 valuation for Tarrant County, last updated 8 October 2025 · Tarrant Appraisal District · retrieved
    Supports: The same 2025 rates and homestead exemptions for the county, the City, the hospital district, the college, the water district and every school district in the county, Northwest ISD at 1.0841 per $100 for 2025, No 2026 table yet: https://www.tad.org/content/rates/2026TaxRates.pdf returned not found, from https://www.tad.org/resources/rates
  11. Residential property data, 2026 appraisal roll · Tarrant Appraisal District · retrieved
    Supports: 255,731 single-family accounts inside the City of Fort Worth in Tarrant County, 121,356 of them in Fort Worth ISD, 33,569 in Eagle Mountain-Saginaw ISD and 32,861 in Keller ISD, 120,071 of the 121,356 City of Fort Worth and Fort Worth ISD single-family accounts carrying the Tarrant Regional Water District
  12. Tarrant water district lowers property tax rate, but cities will pay more for water use · Fort Worth Report · retrieved
    Supports: The water district's taxing district, established in 1949, is primarily in Fort Worth and funds operation and maintenance of the 27-mile Fort Worth Floodway
  13. City of Fort Worth approves 2027 budget · CBS News Texas · retrieved
    Supports: A 2026 tax rate of $0.70565 per $100, 3.565 cents over the previous rate, approved on 15 September 2026, The tax bill on the average property falling by about $8.19 because the average residential value fell by about $13,616, About $7 a month more in City fees for the average resident, from the stormwater, water and wastewater, solid waste and environmental fees
  14. Fort Worth passes $4.35B budget and property tax rate increase · Community Impact · retrieved
    Supports: The 2026 rate passed 7 to 4, and the owner of a home at the City's average value of $232,925 paying $1,643.64
  15. Property tax exemptions · Texas Comptroller of Public Accounts · retrieved
    Supports: A school district residence homestead exemption of $140,000 under Tax Code section 11.13(b), Local option homestead exemptions of up to 20% of appraised value, and not less than $5,000, under section 11.13(n), A prorated exemption in the year of purchase only if the previous owner did not have one
  16. Valuing property: limitation on residence homestead value increases · Texas Comptroller of Public Accounts · retrieved
    Supports: A residence homestead's appraised value may not rise more than 10% a year once the owner has qualified in the preceding and current year
  17. 2020 block assignment files, Texas: unified school districts and places · United States Census Bureau · retrieved
    Supports: Read with the 2020 redistricting file's block populations, at https://www2.census.gov/programs-surveys/decennial/2020/data/01-Redistricting_File--PL_94-171/Texas/tx2020.pl.zip, and the district names in https://www2.census.gov/geo/docs/maps-data/data/gazetteer/2025_Gazetteer/2025_Gaz_unsd_national.zip, Of the City of Fort Worth's 918,915 residents in 2020: 473,224 in Fort Worth ISD, 119,281 in Keller ISD, 83,129 in Eagle Mountain-Saginaw ISD, 81,929 in Crowley ISD, 67,070 in Northwest ISD, 27,617 in Hurst-Euless-Bedford ISD, 17,470 in White Settlement ISD and 16,049 in Everman ISD, 473,224 of Fort Worth ISD's 519,747 residents inside the city
  18. Annual estimates of the resident population for incorporated places, 2020 to 2025 · United States Census Bureau, Population Estimates Program · retrieved
    Supports: A population of 1,028,117 for Fort Worth on 1 July 2025, against 1,008,605 a year earlier, a gain of 19,512 that was second only to Charlotte's among American cities, 1,006,863 of them in Tarrant County, 19,577 in Denton, 1,677 in Parker, and none in the city's parts of Johnson and Wise
  19. 2025 Gazetteer files: places, Texas · United States Census Bureau · retrieved
    Supports: A land area of 352.011 square miles and a water area of 8.183 square miles for Fort Worth city
  20. Extraterritorial Jurisdiction (ETJ) · City of Fort Worth Development Services · retrieved
    Supports: The ETJ as the unincorporated land within five miles of the city limits, where the City can regulate some activities, Water control and improvement districts, fresh water supply districts and municipal utility districts in the ETJ, under the City's MUD policy of 2005
  21. Extraterritorial Jurisdiction (ETJ) layer, City of Fort Worth open data boundaries · City of Fort Worth · retrieved
    Supports: The ETJ's polygons summing to 164,965 acres, about 258 square miles, with the latest edit dated 1 September 2026
  22. Public Improvement Districts (PIDs) · City of Fort Worth · retrieved
    Supports: Fifteen districts listed: 1 Downtown, 6 Park Glen, 7 Heritage, 11 Stockyards, 12 Chapel Hill, 14 Trinity Bluff, 15 Sun Valley, 16 Walsh Ranch/Quail Valley, 17 Rock Creek Ranch, 18 Tourism, 19 Historic Camp Bowie, 20 East Lancaster Avenue, 21 Las Vegas Trail, 22 Veale Ranch and 23 Panther Island, PIDs 16 and 17, formed in 2016, supporting streets, drainage, water, sewer and other infrastructure; PID 22 Veale Ranch established in 2023 for a 60-year term; PID 23 established in 2026
  23. Fort Worth Public Improvement District No. 16 (Walsh Ranch/Quail Valley): annual service plan update, fiscal year 2027, 25 August 2026 · City of Fort Worth and MuniCap · retrieved
    Supports: Fiscal 2027 annual installments per lot in Improvement Area 1 of $482.14 for a 35-foot lot, $597.93 for 50 feet, $737.46 for 60 feet, $940.24 for 70 feet and $1,558.83 for a custom lot, Assessments bearing interest at the rate on the district's bonds, 4.63%, repaid over twenty annual installments, eighteen of them outstanding
  24. Central City · Tarrant Regional Water District · retrieved
    Supports: The rerouting of a section of the Trinity River due north of downtown, with flood water storage at Gateway Park, The Army Corps of Engineers building the bypass channel, three isolation gates, a dam, a pump station and ten flood water storage areas; the water district, the City and the state building the rest
  25. Army Corps awards contract for first half of major $1.2B Fort Worth flood control, development project · Tarrant Regional Water District, republishing WFAA of 24 September 2026 · retrieved
    Supports: A $169,431,703 contract with Walsh Construction Company for the north bypass channel, An 800-acre island, and 2,400 acres of land protected from flooding
  26. $403M coming to Panther Island · Tarrant Regional Water District, republishing the Fort Worth Star-Telegram of 19 January 2022 · retrieved
    Supports: A 1.5-mile bypass channel connecting the Clear and West Forks of the Trinity River north of downtown Fort Worth
  27. Gas Wells and Gas Compressor/Well Pad Sites layers, planning and development map service · City of Fort Worth · retrieved
    Supports: 2,351 gas wells, 1,955 of them producing, 287 abandoned, 84 water disposal, 13 permitted and 12 applying, in a layer last edited in December 2025, 529 gas compressor and well pad sites, from layer 9
  28. Gas well drilling · City of Fort Worth Development Services · retrieved
    Supports: The Barnett Shale as a natural gas reserve under a 15-county area, about 1.5 miles below the surface, No well drilled closer than 600 feet to a residence, religious institution, public building, hospital, school or public park without a waiver from the protected use owners or City Council approval
  29. Garbage service · City of Fort Worth Environmental Services · retrieved
    Supports: Monthly rates of $13.75, $19.50 and $25.75 for the 32-, 64- and 96-gallon garbage cart, shown as effective 1 January 2024, Solid waste fees billed on the Fort Worth water bill as a sanitation fee, with recycling and yard waste collected at no additional charge
  30. Stormwater utility fee · City of Fort Worth · retrieved
    Supports: Residential rates from 1 January 2026 of $3.65 a month up to 1,300 square feet of hard surface, $7.29 to 2,475, $10.94 to 3,394 and $14.58 above it, on the monthly water bill
  31. Primary Mortgage Market Survey, 24 September 2026 · Freddie Mac · retrieved
    Supports: A 30-year fixed-rate mortgage averaging 7.03%, up from 6.95% the week before and 6.30% a year earlier
  32. Texas homeowners insurance market overview · Texas Department of Insurance · retrieved
    Supports: A statewide average homeowners premium of $3,489 a year for 2025, Hail as the largest cause of paid homeowners losses, $4.93 billion in 2024 against $2.21 billion for wind
  33. How much is homeowners insurance in Fort Worth, TX? · Insure.com · retrieved
    Supports: An average Fort Worth premium of $4,290 a year for $300,000 of dwelling cover, $100,000 of liability and a $1,000 deductible, updated 27 May 2026, An average of $3,342 a year for $200,000 of dwelling cover
  34. Texas homeowners insurance · NerdWallet · retrieved
    Supports: An average Fort Worth premium of $5,600 a year for $500,000 of dwelling cover, $300,000 of liability and a $1,000 deductible, updated 20 February 2026
  35. Renters insurance in Texas · NerdWallet · retrieved
    Supports: An average Fort Worth renters premium of $167 a year, $14 a month, for $30,000 of personal property, updated 23 September 2026
  36. Monthly homeowners' association and condominium fee, tables B25142 and B25143, 2024 American Community Survey 1-year estimates, Fort Worth city · United States Census Bureau, via the Census Reporter API · retrieved
    Supports: A median monthly association fee of $55 among Fort Worth owner-occupied units that pay one, 85,299 of 210,450 owner-occupied units, or 40.5%, paying such a fee, and 7,153 paying $500 or more a month
  37. Homebuyer Assistance Program (HAP) · City of Fort Worth Neighborhood Services · retrieved
    Supports: Up to $25,000 of interest-free assistance toward the down payment and closing costs, as a forgivable loan: forgiven after ten years in the home, or after five on $14,999 or less, Income limits updated July 2026 of $61,800 for one person to $88,250 for four, First-time buyers, or anyone who has not owned a home in three years; an eight-hour homebuyer class; a contribution of $1,000 or 2% of the price, whichever is less; a home inside the city limits; a sales price no more than 95% of the area median, under the HOME rules

These are estimates built from published figures, not a lender quote, a pre-approval or financial advice. Rates, premiums and state and federal rules change; confirm anything you plan to act on with a mortgage professional and read the sourcing methodology.