The True-Cost Calculator

The full picture,
not just the pretty one.

See your real monthly cost in Frisco, Prosper, Celina, Plano, McKinney, Allen & Little Elm

This calculator layers in every cost most online tools quietly leave out — ISD property taxes by district, MUD and PID assessments by neighborhood, HOA dues, insurance, and PMI — so the payment you see is the payment you’ll actually make.

Step One

Your Numbers

purchase price
dollars & percent stay linked
Live-editable
years
Location & School District
Tax rates vary by city and ISD — pick the combination that matches the home.
Combined Tax Rate —
MUD & PID Assessments
Common in newer master-planned communities — ask me if you’re not sure whether a neighborhood has these.
per $100
per $100
MUD + PID Typical Range $0.25 – $1.20
monthly
annual
Homestead Exemption primary residence
The Full Picture

Your Monthly Reality

True All-In Monthly
$0
Principal · Interest · Taxes · Insurance · HOA
Principal & Interestbased on your rate & term $0
Property TaxCity · County · ISD · College $0
Homeowners Insuranceannual ÷ 12 $0
HOA Duescommunity fees $0
Loan Amount
$0
financed
Cash to Close
$0
down + est. costs
Annual Taxes
$0
all districts
Effective Rate
—
of home value
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The Fine Print Tax rates reflect FY 2025-2026 adopted rates from Collin County, Denton County, Frisco ISD, Prosper ISD, Celina ISD, Plano ISD, McKinney ISD, and Allen ISD. Rates are shown per $100 of assessed value. MUD and PID rates vary by neighborhood — I can pull the exact rate for any specific address. Homestead exemption applies the Texas school district exemption ($140,000 for TY 2025) plus city and county exemptions where applicable. Insurance and PMI are estimates — actual premiums depend on the carrier, credit profile, and coverage. This calculator is for planning purposes only and is not a loan commitment. For a true payment quote, please reach out — I’ll walk you through every line.

What this calculator includes

  • Principal and interest at the rate you choose
  • Property taxes using the actual city, county, and school district rates
  • Your homestead exemption, so you see the number before and after you file
  • Homeowners insurance and PMI estimates
  • HOA dues
  • MUD or PID taxes, which most sites skip completely

Want me to check your numbers?

Send me the address of any home you like and I'll pull the exact tax rate from the tax certificate and look for MUD or PID charges. I'll email you the full breakdown, usually the same day.

Or book a 20-minute true cost call

How to use it

  1. Start with the price of a home you've actually seen, not your max budget.
  2. Pick the city and school district. Tax rates change with both.
  3. If the listing mentions a MUD, PID, FWSD, or special district, add it. Not sure? Here's how to check.
  4. Compare the total to your budget, not just the principal and interest.

Calculator FAQ

Why is my real payment higher than what Zillow shows? Many sites use a generic tax estimate and skip HOA dues and MUD or PID taxes. In North Dallas those can add several hundred dollars a month.

What property tax rate should I use? Most of North Dallas runs about 1.6% to 2.0% before exemptions. MUD and PID homes can run higher. Each city page breaks the rate down by taxing entity.

Does the calculator include my homestead exemption? Yes. Texas school districts exempt the first $140,000 of a homestead's value, and many cities and Collin County add a percentage off. File as soon as you move in.

Is this a loan approval? No. It's a planning tool. A lender quote will give you your exact rate, PMI, and closing costs.

Disclaimer

This calculator gives estimates for planning only. It is not a loan offer, pre-approval, or financial, tax, or legal advice. Results are based on 2026 property tax rates published by each city, county, school district, and college district, plus typical estimates for insurance, PMI, and closing costs. Actual taxes depend on the appraised value, your exemptions, and any MUD, PID, or special district on the property. Your real payment depends on your lender, credit, loan program, and insurance quote.

Before you buy, you must verify the property taxes directly with the county. Check the tax rates, exemptions, and any MUD, PID, or special district with the Collin Central Appraisal District or the Denton Central Appraisal District, and review the tax certificate from your title company.

Get a written quote from your lender before you make an offer. Houses by Neda Team and Real Broker LLC are not mortgage lenders. Information is deemed reliable but not guaranteed.

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