Mortgage Calculator Vermont 2026: Payment, PMI & Property Transfer Tax
This mortgage calculator for Vermont estimates your full monthly payment — principal & interest, property tax, homeowners insurance and PMI — plus the property transfer tax. Enter your own rate; everything is calculated privately in your browser.
A mortgage calculator for Vermont estimates the full monthly cost of a Vermont home loan: principal and interest from standard amortization, plus property tax, homeowners insurance and private mortgage insurance (PMI) when you put down less than 20%. It also shows the property transfer tax due at closing.
How the Mortgage Calculator Vermont Formula Works (Worked Example)
Principal and interest use the standard amortization formula M = P × r(1+r)n ÷ ((1+r)n − 1), where P is the loan amount, r the monthly rate (annual rate ÷ 12) and n the number of payments. Property tax is the home price × your local rate ÷ 12, insurance is your annual premium ÷ 12, and PMI is the loan amount × your PMI rate ÷ 12. Example: a $400,000 Vermont home, 10% down, 30-year fixed at a user-entered 6.5% (click Load Example above to reproduce it).
| Item | Inputs | Monthly |
|---|---|---|
| Principal & interest | $360,000 loan, 6.5%, 360 payments | $2,275.44 |
| Property tax | 1.51% of $400,000 ($6,040/yr) | $503.33 |
| Homeowners insurance | $1,350/yr (example — use your quote) | $112.50 |
| PMI | 0.6% of $360,000 ($2,160/yr) | $180.00 |
| Total monthly payment | $3,071.28 | |
| Property transfer tax, principal residence (usually buyer), buyer (transferee) (one-time) | on $400,000 | $3,940.00 |
Over 30 years this loan pays about $459,160 in interest. Your rate is an input, not an assumption — check the current weekly national average in Freddie Mac’s Primary Mortgage Market Survey and compare lender Loan Estimates.
Vermont Property Tax Rate and Your Monthly Payment
The Tax Foundation puts Vermont’s effective property tax rate at about 1.51% of owner-occupied home value (annual property tax paid ÷ home value, from Census American Community Survey data), so the calculator defaults to 1.51%. Vermont bills a statewide education property tax plus municipal tax. A primary residence must file a Homestead Declaration each year to be taxed at the homestead education rate, and income-eligible households may receive a property tax credit — so your actual bill can be lower than this average.
| Effective rate | Annual tax on $400,000 | Added to monthly payment |
|---|---|---|
| 1.13% | $4,520 | $376.67 |
| 1.51% (Tax Foundation statewide average) | $6,040 | $503.33 |
| 2.11% | $8,440 | $703.33 |
Vermont Closing Costs: Property Transfer Tax and Other Fees
Vermont’s property transfer tax (32 V.S.A. chapter 231) is paid by the buyer. Since August 1, 2024, a home bought as the buyer’s principal residence pays 0.5% on the first $200,000 of value and 1.47% on the rest (the 1.25% general rate plus the 0.22% Clean Water Surcharge), per the Vermont Department of Taxes. A year-round home that will not be your principal residence pays 3.4% (3.62% with the surcharge), and some VHFA-, VHCB- or USDA-financed purchases are exempt on the first $250,000. The calculator assumes a principal residence.
| Vermont item | Amount | Usually paid by |
|---|---|---|
| Property transfer tax — principal residence (32 V.S.A. § 9602) | 0.5% of the first $200,000 + 1.47% above — $3,940 on $400,000 | Buyer (transferee) |
| County recording fees | Set by the county — see your Loan Estimate | Party recording the document |
| Escrow deposits for tax and insurance | Set by your lender — see your Loan Estimate | Buyer |
| Lender, appraisal and title charges | Vary by lender and title company — compare Loan Estimates | Negotiable |
Some costs are negotiable, and sellers sometimes cover part of a buyer’s closing costs as a concession.
How Vermont Mortgage Rates Affect Your Payment
Rates in Vermont follow national mortgage markets and vary by lender, credit score, down payment and loan type. On a $385,000 home with 20% down, an example rate of 6.85% produces a monthly principal and interest payment of about $2,018. A 0.25-point higher rate adds roughly $52 a month, so shopping several lenders can save thousands over the life of the loan.
Adjustable-rate mortgages (ARMs) often start lower but carry rate-reset risk, while a fixed rate keeps principal and interest the same for the whole term. FHA loans (3.5% down) and VA loans (0% down for eligible veterans) are alternatives to a conventional loan in Vermont.
First-Time Buyer Programs in Vermont
The Vermont Housing Finance Agency (VHFA) offers first-time buyer mortgages and down payment assistance (ASSIST); check VHFA for current income and purchase price limits.
FHA loans are available nationwide and require 3.5% down with a 580+ credit score. USDA loans offer 0% down for eligible rural properties in Vermont. VA loans are available to qualified veterans and active-duty service members with no down payment required and no PMI.
If your down payment is below 20%, Private Mortgage Insurance (PMI) on a $360,000 loan adds about $180/month at a 0.6% annual rate. Experian, citing the Urban Institute puts typical PMI at roughly 0.46%–1.5% of the loan per year depending on credit score, so enter your lender’s quote in the PMI field. PMI can be removed once your loan-to-value ratio reaches 80%, and extra payments get you there sooner.
Last updated: October 2026. Estimates only — confirm figures with your lender, title company and local tax office.
Frequently Asked Questions
What is the average mortgage rate in Vermont in 2026?
Vermont mortgage rates track national averages and change weekly. Check the Freddie Mac Primary Mortgage Market Survey for the current 30-year fixed average, then compare quotes from several lenders - your rate depends on credit score, down payment and loan type. The 6.85% default in this calculator is only an example.
What is the average monthly mortgage payment in Vermont?
There is no single average - it depends on price, rate and local tax. As an example, a $385,000 home with 20% down at 6.85% has principal and interest of about $2,018 a month; adding 1.51% property tax and $1,350 a year for insurance gives an estimated PITI of about $2,615 a month.
Do I need PMI in Vermont?
Usually, if your down payment on a conventional loan is less than 20%, lenders in Vermont require Private Mortgage Insurance (PMI). The Urban Institute puts typical PMI at about 0.46%-1.5% of the loan amount per year, depending mainly on credit score. PMI can be removed once you reach 20% equity, and VA loans have no PMI.
What home price should I enter for Vermont?
Enter the actual purchase price or list price you are considering. The $385,000 default is an example, not a statewide median - prices vary widely by city and county in Vermont, so the payment for your home can be much higher or lower.
What is the property tax rate in Vermont?
The Tax Foundation puts Vermont’s effective property tax rate on owner-occupied homes at about 1.51% of home value - roughly $5,814 a year on a $385,000 home. Actual rates vary by county, city and school district, so use the rate from your own tax bill or listing.
How much is the property transfer tax in Vermont?
For a principal residence Vermont charges 0.5% on the first $200,000 of value and 1.47% on the amount above $200,000 (1.25% plus the 0.22% Clean Water Surcharge) - $3,940 on a $400,000 home. The buyer pays it. A year-round home that will not be your principal residence pays 3.4% plus the surcharge.
What is the monthly payment on a $400,000 house in Vermont?
With 10% down and a 30-year fixed loan at 6.5%, principal and interest is about $2,275 a month. Adding 1.51% property tax ($503), $1,350 a year insurance ($113) and 0.6% PMI ($180) brings the total to about $3,071 a month.