The True-Cost Calculator
The full picture,
not just the pretty one.
See your real monthly cost in Frisco, Prosper, Celina, Plano, McKinney & Allen
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
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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
$0.25 – $1.20
monthly
annual
Homestead Exemption
primary residence
2% Buyer Rebate
my HousesByNeda offer
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
HousesByNeda Buyer Rebate
You’d receive $0 at closing
2% of the sales price, credited toward your cash-to-close or rate buy-down (subject to lender approval)
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. The 2% buyer rebate is subject to lender approval and is credited at closing. 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.