What's in your Las Vegas mortgage payment? PITI explained for 2026

When you get a quote for a "$2,672 payment," that's usually just the loan part — and your real Las Vegas bill is bigger. A mortgage payment is built from four pieces lenders shorthand as PITI: Principal, Interest, Taxes, and Insurance. On a conventional loan, two more lines can ride along — PMI when you put less than 20% down, and HOA dues if you buy in a master-planned community. This guide walks each component, shows how they stack into your true monthly cost, and gives you a live calculator and a worked $445,000 example. Every figure here is an illustrative example — not a quote, offer, or commitment to lend.

What is PITI? Your Las Vegas mortgage payment at a glance

PITI is the industry shorthand for the four parts of a mortgage payment: Principal, Interest, Taxes, and Insurance. Principal and interest repay your loan; taxes are your Clark County property taxes; insurance is your homeowners policy. On top of those four, lenders fold in PMI when your down payment is under 20%, and they account for any HOA dues when they look at affordability. The taxes and insurance pieces are collected monthly through an escrow (impound) account, so one payment covers everything in the right proportions.

• Principal & interest — the loan repayment, fixed for the life of a fixed-rate loan.
• Taxes — Clark County property taxes, collected monthly via escrow.
• Insurance — your homeowners policy premium, also escrowed.
• PMI — added when you put less than 20% down on a conventional loan; cancellable later.
• HOA — community dues, paid separately but part of your true monthly cost.

If you're still shaping a budget, start with how much house you can afford in Las Vegas, which folds every one of these lines into the math.

Principal and interest: the loan itself

The "P" and "I" are the core of your payment — the part that actually repays the money you borrowed. Principal is the loan balance; interest is the cost of borrowing it. On a fixed-rate loan, the two combine into a level monthly amount for the full term, though the split shifts over time: early payments are mostly interest, later ones mostly principal.

Here's a concrete Las Vegas case. On a $445,000 home with 5% down, your loan is about $422,750. At a 6.5% illustrative rate over 30 years, principal and interest work out to roughly $2,672 a month. Three levers move that number: the loan amount, the interest rate, and the term. (Rates are illustrative, not a quote.)

• Loan amount — set by price minus down payment; bigger loan, bigger P&I.
• Interest rate — even a quarter point shifts the monthly figure; check today's rates.
• Term — a 30-year spreads the loan thin per month; a 15-year is higher monthly but far less interest overall.

To see how rate and term play against your price, run a few scenarios in our mortgage calculator. And because the loan amount is capped on a conventional loan, it's worth knowing the 2026 Nevada conforming loan limit for Clark County before you set a target price.

Property taxes: the "T" in PITI

The "T" is your Clark County property taxes. Nevada is a relatively low-tax state: the county assesses value at 35% of taxable value, and because taxable value usually trails what you paid, most Las Vegas owners pay an effective rate near 0.5% to 0.7% of market value — below the U.S. average (a brand-new purchase can run a little higher in its first year, before the cap accrues). On a $445,000 home that's roughly $223 a month added to your payment, collected through escrow. Your primary-residence bill increase is capped at 3% a year under NRS 361.4723, which keeps the tax line predictable.

Property taxes are their own subject — assessed value, consolidated rates, the 3% cap, and the claim card new buyers must return after closing. For the full picture, read our deep-dive on how Clark County property taxes work; it's the companion guide to this one and the most important read if you want your tax estimate to be accurate.

• Assessed at 35% of taxable value, not your sale price.
• Effective ~0.5%-0.7% of market value for most Las Vegas owners.
• 3% cap on the annual increase for a primary residence (NRS 361.4723).
• Escrowed: 1/12 of the annual bill rides in every monthly payment.

Homeowners insurance: the "I"

The second "I" is your homeowners insurance — the policy that protects the house itself. In Las Vegas, premiums average roughly $1,400 to $2,200 a year, about $120 to $180 a month; an illustrative figure on a $445,000 home is around $130 a month. A key point buyers miss: insurance is priced on the cost to rebuild your home, not its sale price — so a home's insurance bill tracks construction cost, square footage, roof age, and claims history, not the number on your purchase contract. Like taxes, your premium is collected monthly into escrow and paid by your lender when the policy renews.

Because the same family that finances your home can also insure it, Valley West Insurance shops Las Vegas homeowners coverage across top-rated carriers — one local team for the loan and the policy. If you want to understand what moves your number before you shop, their guide on what home insurance costs in Las Vegas in 2026 breaks down the drivers.

PMI: what conventional buyers with under 20% down pay

If you put less than 20% down on a conventional loan, you'll carry private mortgage insurance (PMI) — coverage that protects the lender, not you, and lets you buy with a smaller down payment. PMI typically runs 0.3% to 1.5% of the loan per year; using an illustrative ~0.75%, that's about $264 a month on our $445,000 example. It's a real line in your payment, but it isn't forever.

Here's the conventional advantage: PMI is cancellable. You can request removal at 20% equity, and by law your servicer must automatically end it once your loan is scheduled to reach 78% of the home's original value (the Homeowners Protection Act). That drop-off is a big reason buyers choose conventional over loans where mortgage insurance lasts the life of the loan. And you can skip PMI entirely by choosing to put 20% down — our conventional down payment guide weighs that trade-off against keeping cash on hand.

• Applies when your down payment is under 20% on a conventional loan.
• Costs roughly 0.3%-1.5% of the loan per year (illustrative ~0.75%).
• Cancellable at 20% equity by request; auto-ends at 78% of the home's original value (HPA).
• Avoidable entirely with a 20% down payment.

HOA dues, escrow, and your true monthly cost

Two final pieces complete the picture. First, HOA dues: many Las Vegas homes sit in master-planned communities like Summerlin and Henderson, and dues range widely — commonly $50 to $150 a month in Summerlin and Henderson sub-associations, while some guard-gated or high-amenity communities run $200-$300+, though plenty of older Las Vegas neighborhoods have no HOA at all. HOA dues are not escrowed and you pay them directly to the association, but they're absolutely part of your true monthly cost of owning — and lenders count them in your debt-to-income ratio, so they affect how much home you qualify for.

Second, escrow (also called an impound account) is the mechanism that ties taxes and insurance into one payment. Your lender collects 1/12 of your annual property taxes plus homeowners insurance each month, holds it, and pays Clark County and your insurer when those bills come due. Most conventional borrowers escrow, and it's often required when you put under 20% down. The upshot: your single monthly payment quietly funds four or five different obligations.

• Escrowed each month: property taxes + homeowners insurance (+ PMI when it applies).
• Paid separately: HOA dues — still part of your real monthly housing cost and your DTI.
• True monthly cost = PITI + PMI (if any) + HOA — the number that matters for your budget.

Because every one of these lines counts toward affordability, it pays to size them before you shop. Our income needed to buy a house in Las Vegas guide works backward from the full payment, and the quick home affordability checkup gives you a ballpark in a couple of minutes.

Estimate your full Las Vegas payment

Use the estimator below to watch principal, interest, taxes, insurance, PMI, and HOA assemble into a single monthly number. Move the down payment slider past 20% and you'll see PMI drop to zero. Treat the result as an illustrative estimate — not a quote, offer, or commitment to lend.

A $445,000 Las Vegas example

Let's put it all together on a roughly median Clark County home — $445,000, 5% down, a 6.5% illustrative rate over 30 years, and a modest $50 HOA. Here's how the lines assemble into your true monthly cost.

So the loan is only about 80% of the real payment — the other ~$667 a month is taxes, insurance, PMI, and HOA. Two things change this materially: putting 20% down erases the PMI line entirely, and a different community can swing the HOA from $0 to well over $100. Treat the whole table as an illustrative example — not a quote, offer, or commitment to lend.

The bottom line

Your Las Vegas mortgage payment is more than the loan. PITI — principal, interest, Clark County taxes, and homeowners insurance — is the core, with PMI riding along when you put under 20% down and HOA dues adding to your true monthly cost. Taxes and insurance are escrowed into one payment; PMI is cancellable as you build equity; HOA is separate but still counts. On a median $445,000 home the full number lands near $3,339 a month in our illustrative example — and the only way to know your number is to have a lender build it line by line with you. That's exactly what we do.

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