Most mortgage rate calculators assume your interest is deductible. In 2026 it only saves tax when your itemized deductions beat the $32,200 standard deduction (married filing jointly), and the restored PMI deduction is gone above $109,000 of AGI. See the rate you really pay, after tax, before you lock.
Comparing mortgage rates in 2026? Your interest only cuts your tax if your itemized deductions beat the $32,200 standard deduction (married filing jointly), mortgage insurance is deductible again but not above $109,000 of AGI, and the SALT cap is $40,400. Type your quote, income and taxes to see the rate you really pay after tax.
| Mortgage interest for one year (balance × rate) | - |
| Interest deductible under the $750,000 debt limit | - |
| PMI cut: $1,000 steps of AGI over $100,000 | - |
| Mortgage insurance you can deduct in 2026 | - |
| Your 2026 SALT cap after the income phase-down | - |
| State and local taxes you can deduct | - |
| Itemized deductions with the mortgage | - |
| Deduction the mortgage adds over your best option | - |
| Federal tax the mortgage really saves in 2026 | - |
| Your after-tax mortgage rate (interest + PMI) | - |
| Rule-of-thumb rate: rate × (1 − bracket) | - |
| Tax saving the rule of thumb overstates | - |
Everything updates as you type. Nothing is uploaded. This runs in your browser.
Full version — $21 once (.xlsx that ranks up to 10 lender quotes with points and fees by after-tax cost, plus a dated sources sheet) Get it →
Sources: Rev. Proc. 2025-32 — 2026 standard deduction $32,200 married filing jointly, $24,150 head of household, $16,100 single. One Big Beautiful Bill Act (Public Law 119-21) — 2026 SALT cap $40,400, reduced by 30% of MAGI over $505,000, not below $10,000; $750,000 home acquisition debt limit made permanent; mortgage insurance premiums deductible again from 2026, cut 10% per $1,000 (or part) of AGI over $100,000. Federal only; not for married filing separately or pre-December 16, 2017 debt. Interest is balance × rate for one year. 2026 Schedule A is filed by April 15, 2027.
$21 once: the same 12 formulas in an .xlsx plus a 10-quote comparison sheet (rate, points, lender fees) ranked by after-tax rate, and a dated sources sheet.
One payment, one licence key for this tool. The key is shown right after payment.
Rev. Proc. 2025-32 (IRS, October 2025): 2026 standard deduction $32,200 married filing jointly, $24,150 head of household, $16,100 single. One Big Beautiful Bill Act (Public Law 119-21): SALT deduction cap $40,400 for 2026, reduce
Buy the full version — $21I have a keyIt turns one mortgage rate quote into the rate you really pay after federal tax in 2026. It applies the $750,000 debt limit, the restored PMI deduction and its phase-out above $100,000 of AGI, your 2026 SALT cap of up to $40,400, and compares your itemized total with the standard deduction to show the tax the mortgage actually saves.
US homebuyers and homeowners refinancing in 2026 who are comparing rate quotes, and the loan officers and tax preparers who help them. It matters most if you itemize close to the standard deduction, pay mortgage insurance, earn between $100,000 and $110,000, or have income above $505,000 where the SALT cap shrinks.
Free mortgage calculators show the monthly payment and stop there. The rule of thumb, rate times one minus your bracket, assumes every dollar of interest is deductible. In 2026 only the part of your itemized deductions above the $32,200 joint standard deduction saves tax, and PMI stops being deductible above $109,000 of AGI.
The full check for one quote is free in your browser with no limit: twelve results, from deductible interest to the after-tax rate and the overstated saving. The paid .xlsx adds a comparison sheet for up to 10 lender quotes with points and fees, ranked by after-tax cost, plus a dated sources sheet.
In the example, a $520,000 loan at 6.30% with $180,000 of income, the rule of thumb promises $8,366.40 of tax saving a year; the real figure is $6,614.40. That is $1,752.00 a year the budget counted on and never gets. The comparison file is a one-time $21 payment, not a subscription.
One question, answered by the person who built it. Your email only if you want the answer sent.
Paste this code into your page. It runs in your visitor’s browser and stays up to date. Nothing your visitors type is stored.
For businesses: your name and logo instead of ours, and each visitor’s result + e-mail in your inbox (only when they tick consent) — Pro from $19/month. See Pro →