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PMI Removal Calculator for San Antonio, TX
Local data pre-filled
PMI is typically required when your down payment is less than 20%. On San Antonio's median home of $279,026, PMI applies until your balance drops to $223,221 (80% LTV). Annual PMI cost is roughly $2,511 ($209/mo). In San Antonio's market (cost of living: 92), home appreciation may help you reach 80% LTV faster.
✓ Calculator below is pre-filled with San Antonio local data
Data as of · Sources: Zillow, Census ACS, Tax Foundation, Freddie Mac
Texas Financial Snapshot (2026) — PMI Removal Calculator
Home value, monthly carrying cost, property tax, and insurance are the four levers for the pmi removal calculator in Texas.
How the PMI Removal Calculator Math Works Under Texas Law
Every real-estate number on this page runs through the same core identity: the monthly principal-and-interest payment on a fully amortizing fixed-rate loan is M = P · r / (1 − (1+r)^(−n)), where P is the loan principal, r is the monthly rate (annual rate / 12), and n is the term in months. For a typical Texas buyer in 2026, P starts from an $295,000 median home value (Zillow ZHVI)[1], minus a standard 20% down payment.
On top of P&I the calculator adds the two Texas-specific carrying costs: property tax at the state effective rate of 1.80%[2] and homeowners insurance at roughly $4,240/year (NAIC state average)[3]. The Freddie Mac PMMS national average 30-year fixed rate (6.30% (Freddie Mac PMMS · week of ))[4] drives the payment curve — Texas rate quotes can move a few basis points around that number depending on lender, loan size, and credit band.
Local context: San Antonio, TX
Housing economics in San Antonio, TX. The median home value runs 22.1% below the U.S. baseline for San Antonio, TX is $279,026 per Zillow's home-value index. Median rent runs $1,391 a month per Zillow ZORI, cheaper than the national $1,850 baseline. Effective property tax sits at 1.80% of assessed value, meaningfully higher than the 0.99% national average tracked by the Tax Foundation.
Income and tax climate. Texas's top marginal state income tax bracket lands at 0.00% — one of nine states that levies no broad-based income tax, shifting the revenue burden onto sales, property, and severance levies. BEA's Regional Price Parity scores San Antonio, TX at 92.0 (national = 100), meaning a dollar in San Antonio, TX buys 109¢ — more goods and services than the same dollar nationally.
Local context as of 2026-04-19.
San Antonio versus the U.S. baseline
| Metric | San Antonio, TX | U.S. baseline | Difference |
|---|---|---|---|
| Median home value[zillow] | $279,026 | $358,000 | -22.1% |
| Median monthly rent[zillow] | $1,391 | $1,850 | -24.8% |
| Property tax (effective)[tax-foundation] | 1.80% | 0.99% | 81.8% |
| State top marginal income tax[tax-foundation] | None | ~4.08% (volume-weighted) | −4.08 pp |
| State cost-of-living index[bea-rpp] | 92.0 | 100.0 | -8.0 pts |
How to use the PMI Removal Calculator
Walk through using the PMI Removal Calculator with San Antonio, TX-specific defaults pre-loaded from primary sources.
- Enter your San Antonio numbersFill in the pmi removal inputs. Defaults reflect San Antonio, TX 2026: median home $279,026, median rent $1,391/mo, 1.80% effective property tax.
- Apply the local 2026 inputsThe median home value in San Antonio is $279,026 (Zillow ZHVI), with median monthly rent running $1,391/mo.
- Compare against San Antonio contextMonthly PITI on the $279,026 median home in San Antonio is ~$2,326/mo — vs a $1,391/mo median rent.
How Texas Compares to Neighboring States
| State | Median home | Top inc tax | Prop tax rate | RPP (US=100) |
|---|---|---|---|---|
| Texas (this page) | $295,000 | None | 1.80% | 97.1 |
| Arkansas side-by-side | $198,000 | 3.90% | 0.64% | 86.8 |
| compare to Louisiana | $215,000 | 3.00% | 0.55% | 88.7 |
| New Mexico side-by-side | $305,000 | 5.90% | 0.80% | 91.0 |
| Oklahoma | $205,000 | 4.75% | 0.90% | 88.7 |
Sources: Zillow ZHVI[1], state Departments of Revenue / Tax Foundation[2], Tax Foundation property taxes[3], BEA Regional Price Parities[4].
What Changes Your Result in Texas
- Down payment size:Texas's typical down payment is 10.0%according to NAR survey data. Every 5% shift changes the monthly P&I by roughly 5–6% of the headline payment.
- First-time buyer programs:Texas runs state-level first-time buyer programs (DPA, MCC) that can cut effective down payment costs by $5,000–$15,000 for qualifying buyers. See programs block below.
- County-level property tax variance:The state effective rate shown in the snapshot is a statewide weighted average. Within Texas, county rates can swing ±30% around the median, especially in border counties with differing school-district mill levies.
Related Calculations for Texas
- Texas mortgage payment numbers for 2026 — PMI is added when LTV > 80%.
How San Antonio Compares to the National Average
Understanding how San Antonio stacks up helps you calibrate your financial planning.
| Metric | San Antonio, TX | US Average | Difference |
|---|---|---|---|
| Median Home Price | $279,026 | $420,800 | -33.7% |
| Median Monthly Rent | $1,391 | $1,713 | -18.8% |
| Median Household Income | $74,297 | $74,580 | -0.4% |
| Property Tax Rate | 1.80% | 1.10% | +63.6% |
| Cost of Living Index | 92 | 100 | -8.0% |
Sources: U.S. Census Bureau, BLS, Zillow, NAR (2024–2025). Green = favorable for residents; red = less favorable.
San Antonio Financial Snapshot
- Population (Metro)
- 2,650,000
- Unemployment
- 3.8%
- Avg Commute
- 26 min
- Median Age
- 34.3
- Price-to-Rent Ratio
- 16.7x
- Annual Property Tax
- $5,022
More Financial Calculators for San Antonio, TX
PMI Removal Calculator in Other Texas Cities
Frequently Asked Questions — San Antonio
- Can median-income households afford the median home in San Antonio?
- With a ~$2,326 monthly PITI and $74,297 median income, housing would consume ~37.6% of gross annual income. Qualifying under the 28% DTI rule requires ~$99,686 in annual income. Educational reference only.
- Is it better to rent or buy in San Antonio?
- San Antonio's price-to-rent ratio (16.7x) is roughly neutral — in the 15-20x range the decision depends on time horizon and wealth goals.
- What is the annual property tax bill on the median home in San Antonio?
- Approximately $5,022/yr at the 1.80% effective rate on the $279,026 median home. The national average effective rate is 1.07%.
- What share of median income goes to rent in San Antonio?
- The $1,391/mo median rent represents 22.5% of the $74,297 median household income. The recommended housing cost threshold is 30%; San Antonio falls within that guideline. Educational reference only.
- How much does commuting cost in San Antonio?
- Average commute time in San Antonio is 26 minutes per ACS. Estimated annual commute cost runs about $3,400. Educational reference only.
- How does the cost of living in San Antonio compare to the national average?
- San Antonio's BEA RPP index is 92, 8% below the national baseline of 100. For a household earning the national median income of $77,540, this translates to ~$6,203/yr in purchasing power difference. Educational reference only.
- What is the median home price in San Antonio, TX?
- The median home price in San Antonio is $279,026 as of 2025–2026.
- What is the average rent in San Antonio?
- The median monthly rent in San Antonio, TX is $1,391.
- Does the pmi removal replace professional advice?
- No. This calculator gives educational estimates using public San Antonio data and standard formulas. It is not personalized tax, legal, or investment advice. Consult a licensed professional for decisions with material consequences.
Texas State Context
Texas Real Estate Tips
Texas has no state income tax, but property taxes average 1.80% — among the highest nationally. On a $340K median home, that's ~$6,120/year.
Texas homestead exemption provides $100,000 off assessed value for school district taxes, saving homeowners $1,000+/year.
Texas does not allow home equity cash-out refinances to exceed 80% LTV — a unique state restriction that limits HELOC and cash-out options.
TDHCA (Texas Department of Housing and Community Affairs) offers My First Texas Home with up to 5% in DPA.
Texas Homebuyer Programs
- ✓My First Texas Home — 30-year fixed-rate mortgage with up to 5% DPA as a deferred, forgivable second lien.
- ✓My Choice Texas Home — DPA for repeat buyers (not just first-time) at up to 5% of loan amount.
- ✓Texas Mortgage Credit Certificate — federal tax credit of up to $2,000/year on mortgage interest paid.
Statewide Texas figures apply broadly across San Antonio. County- and city-level variation can be significant — verify against local sources before closing a transaction. [3]
How we compute this — methodology
The San Antonio page uses local median home price ($279,026), median rent ($1,391/mo), and property tax rate (1.80%) alongside the calculator's client-side formula. Calculations run in your browser — no inputs are sent to a server.
Known limits: ZIP-level variance within San Antonio can be substantial — the figures shown are city-wide medians. For a precise property tax quote, consult your county assessor.
Sources
- Zillow Research — ZHVI (Zillow Home Value Index) + ZORI (Zillow Observed Rent Index), city-level. zillow.com/research/data. Retrieved 2026-04-19.
- U.S. Census Bureau — American Community Survey (ACS) 5-year estimates for median household income and population. census.gov/programs-surveys/acs.
- CalcFi state financial context — tips + first-time homebuyer programs compiled from each state's Housing Finance Authority (HFA) public pages. See
src/data/state-financial-context.ts. - Tax Foundation — state property tax effective rates and state/local sales tax rates. taxfoundation.org.
- Freddie Mac Primary Mortgage Market Survey (PMMS) — weekly national mortgage rate averages used by mortgage-related calculators. freddiemac.com/pmms.
- Freddie Mac Primary Mortgage Market Survey (PMMS) — weekly national mortgage rates — www.freddiemac.com/pmms. Retrieved 2026-04-19.
- NAIC Dwelling Fire, Homeowners Owners, and Homeowners Tenants Insurance Report — content.naic.org/article/homeowners-insurance-report. Retrieved 2026-04-19.
- State Departments of Revenue — official bracket + deduction publications (one primary URL per state; linked in the brackets table below) — taxfoundation.org/data/all/state/state-income-tax-rates. Retrieved 2026-04-19.
- Bureau of Economic Analysis — Regional Price Parities by State — www.bea.gov/data/prices-inflation/regional-price-parities-state-and-metro-area. Retrieved 2026-04-19.
- U.S. Department of Labor — State Minimum Wage Laws — www.dol.gov/agencies/whd/minimum-wage/state. Retrieved 2026-04-19.
- FRED (Federal Reserve Economic Data) — real median household income, unemployment, HPI, LFPR per state — fred.stlouisfed.org. Retrieved 2026-04-19.
- BLS Occupational Employment and Wage Statistics (OEWS) — state-level occupational wages — www.bls.gov/oes. Retrieved 2026-04-19.
Spot an error? Email [email protected] with the URL and the correct figure.
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National reference: Pmi Removal Calculator