property calculator

Escrow Calculator

Monthly escrow deposit, the permitted cushion, and what a shortage does to your payment.

Monthly Escrow = Annual Disbursements ÷ 12, and federal rules cap the servicer's cushion at one sixth of that total — two months — measured at the account's projected low point. Example: $6,200 of tax and $1,900 of insurance is $675.00 a month with a $1,350.00 cushion; a low point of $380 is a $970.00 shortage, adding $80.83 a month when spread over twelve months.

Quick actions: Save inputs, view saved runs, print, share, or export results

Saved Runs

Inputs

Annual Property Tax$

Annual Home Insurance$

Annual Mortgage Insurance$

Other Escrowed Items (flood, assessments)$

Cushion (2 months maximum)mo

Projected Low-Point Balance$

Shortage Spread Overmo

Monthly Principal & Interest$

Expected Annual Increase in Taxes & Insurance%

Results

Monthly Escrow Deposit

$675.00

Annual Disbursements$8,100

Permitted Cushion$1,350.00 (2 months)

Projected Low-Point Balance$380.00

Shortage$970.00

Surplus$0.00

Surplus Refundable?—

Monthly Shortage Repayment$80.83

New Monthly Escrow$755.83

Escrow Payment Increase$80.83

Payment Before the Analysis$2,525.00

Payment After the Analysis$2,605.83

Initial Escrow Deposit at Closing$1,350.00

Property Tax Share of Escrow76.5%

Next Year's Monthly Escrow$715.50

Tip

Keep it for the annual escrow analysis letter — it explains in numbers what that letter explains in paragraphs.

Formula

Escrow account formulas

Annual Disbursements = Tax + Insurance + Mortgage Insurance + Other
Monthly Escrow = Annual Disbursements ÷ 12

Permitted Cushion = Monthly Escrow × Cushion Months (2 max)
Shortage = Cushion − Projected Low-Point Balance
Surplus = Projected Low-Point Balance − Cushion

Monthly Shortage Repayment = Shortage ÷ Spread Months
New Escrow Payment = Monthly Escrow + Shortage Repayment

Federal escrow rules cap the cushion at one sixth of annual disbursements — two months — measured at the account's projected low point rather than its peak. A shortage must generally be repayable over at least twelve months, and a surplus of $50 or more on a current account must be refunded. Paying a shortage as a lump sum instead of spreading it saves nothing, since the balance is not interest-bearing; only the timing of the cash changes.

Step by step

How the calculation works

1Enter the annual amounts the servicer pays out of the account. Property tax and homeowners insurance are standard; mortgage insurance joins them on FHA loans and conventional loans with PMI. HOA dues are almost never escrowed — they belong in the [HOA fee impact calculator](/calculators/hoa-fee-impact-calculator) instead.
2The projected low-point balance is the number that decides everything else. Escrow balances climb with deposits and fall sharply when a bill is paid, and the cushion is measured at the lowest point of that cycle. Your annual escrow analysis statement shows the projection.
3A shortage produces two increases at once: repayment of the past shortfall spread over twelve months, and a higher going-forward deposit for the new bill level. The first drops away after a year, the second does not.
4Property tax is usually the largest and most volatile item, and a post-sale reassessment at your purchase price is the most common cause of a first-year shortage. Estimate it before buying with the [property tax calculator](/calculators/property-tax-calculator).
5This is also the reason a fixed-rate mortgage payment is not fixed. The rate fixes principal and interest; the escrow half drifts upward for the whole term, which the [mortgage calculator](/calculators/mortgage-calculator) shows in context.

Related guides

Learn more about this calculation

Guide

Mortgage Guide: Payment Formula, Costs, and PMI

Understand how mortgage payments work, what the DTC mortgage calculator includes, and how taxes, insurance, PMI, and loan term affect cost.

Guide

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Finance Tool

Property Tax Calculator

The largest and most volatile escrow item, estimated before the reassessment arrives.

Property Tool

Closing Cost Estimator

Includes the initial escrow deposit collected at the closing table.

Finance Tool

Mortgage Calculator

How the fixed half and the drifting half of a payment combine.

Property Tool

HOA Fee Impact Calculator

Association dues are not escrowed but hit the same monthly budget.

property calculator

Escrow Calculator

Monthly escrow deposit, the permitted cushion, and what a shortage does to your payment.

Quick actions: Save inputs, view saved runs, print, share, or export results

Saved Runs

Inputs

Annual Property Tax$

Annual Home Insurance$

Annual Mortgage Insurance$

Other Escrowed Items (flood, assessments)$

Cushion (2 months maximum)mo

Projected Low-Point Balance$

Shortage Spread Overmo

Monthly Principal & Interest$

Expected Annual Increase in Taxes & Insurance%

Results

Monthly Escrow Deposit

$675.00

Annual Disbursements$8,100

Permitted Cushion$1,350.00 (2 months)

Projected Low-Point Balance$380.00

Shortage$970.00

Surplus$0.00

Surplus Refundable?—

Monthly Shortage Repayment$80.83

New Monthly Escrow$755.83

Escrow Payment Increase$80.83

Payment Before the Analysis$2,525.00

Payment After the Analysis$2,605.83

Initial Escrow Deposit at Closing$1,350.00

Property Tax Share of Escrow76.5%

Next Year's Monthly Escrow$715.50

Tip

Keep it for the annual escrow analysis letter — it explains in numbers what that letter explains in paragraphs.

Summary

Key output metrics

Monthly Escrow Deposit

$675.00

$8,100 of bills spread across twelve months

Escrow Shortage

$970.00

Adds $80.83 a month for 12 months

New Total Payment

$2,605.83

Up from $2,525.00 before the analysis

D3 visualization

What the Escrow Account Pays

Property tax is usually the largest and least predictable item, which is why a post-sale reassessment is the most common cause of a shortage.

Property tax$6,200

Home insurance$1,900

Mortgage insurance$0

Other items$0

Guide

How to understand and use this calculator

Quick Answer — How Is an Escrow Payment Calculated?

Divide the year's escrowed bills by twelve. The servicer may also hold a cushion of up to one sixth of annual disbursements — two months' worth — as a buffer against increases.

Annual Disbursements = Property Tax + Home Insurance + Mortgage Insurance + Other Escrowed Items
Monthly Escrow = Annual Disbursements ÷ 12
Permitted Cushion = Monthly Escrow × Cushion Months (2 maximum)
Shortage = Required Cushion − Projected Low-Point Balance

Worked example: $6,200 of property tax and $1,900 of insurance is $8,100 a year, so the monthly escrow deposit is $675.00 and a full two-month cushion is $1,350.00. If the projected low point of the account over the coming year is only $380, there is a $970.00 shortage.

Spread over 12 months that shortage adds $80.83 a month, taking the escrow portion to $755.83. With $1,850 of principal and interest, the total payment rises from $2,525.00 to $2,605.83. And if taxes and insurance rise 6% next year, the escrow deposit alone will go to $715.50 — a second increase arriving on top of the first.

How to Use This Calculator: A $970 Escrow Shortage

Enter the annual amounts your servicer pays from the account. Property tax and homeowners insurance are the standard pair; mortgage insurance joins them on FHA loans and on conventional loans with PMI; flood insurance and some special assessments appear in the "other" field. HOA dues are almost never escrowed — you pay those directly, which is why they do not belong here but do belong in the HOA fee impact calculator.

The projected low-point balance is the key input and the one people find confusing. Escrow balances rise as deposits accumulate and fall sharply when a tax or insurance bill is paid. The servicer projects twelve months forward and finds the lowest point that balance reaches. The rules let them keep a cushion at that low point, not at the peak. Your escrow analysis statement shows this projection — the low point is the number to enter.

In the example, the low point is $380 against a permitted cushion of $1,350, so the account is $970 short. Servicers must generally allow a shortage of this size to be repaid over at least twelve months rather than demanding it at once. Paying it in a lump instead does not save money — the shortage is not interest-bearing, so the only difference is cash flow timing.

The 76.5% tax share of the escrow tells you where the volatility lives. Property tax is usually the largest and least predictable escrow item, and a reassessment after a purchase is the single most common cause of a large shortage. Estimate it with the property tax calculator before you buy rather than after.

A Second Example: A Surplus Instead

The analysis can go the other way. Take $3,400 of property tax, $1,450 of insurance, and $1,320 of FHA mortgage insurance premium — $6,170 a year, or $514.17 a month, with a permitted cushion of $1,028.33.

If the projected low point is $1,100, the account holds $71.67 more than the rules allow. Federal escrow rules require servicers to refund a surplus of $50 or more (where the account is current), so that $71.67 comes back as a cheque rather than being applied to the balance. Surpluses below $50 are normally left in the account.

The payment stays at $1,754.17 — $1,240 of principal and interest plus $514.17 of escrow — with no shortage repayment attached. But note the composition: mortgage insurance is $1,320 of the $6,170, over a fifth of the escrow, and on most modern FHA loans it does not fall away with equity. Property tax is 55.1% here, a lower share than the first example because the mortgage insurance dilutes it.

At a 4% annual increase, next year's disbursements are $6,416.80 and the escrow deposit becomes $534.73. This is the part of a mortgage payment that is genuinely not fixed: a "30-year fixed" rate fixes principal and interest, and the escrow portion drifts upward with taxes and insurance for the whole term. Budget for that rather than being surprised by it — the mortgage calculator shows how the two halves combine.

Why Escrow Accounts Surprise People

The first-year estimate is usually wrong, and usually low. At closing, the escrow is set from the seller's tax bill and an estimated insurance premium. After a sale, many jurisdictions reassess the property at the new purchase price, and if that price is well above the previous assessment the tax bill jumps. The first annual analysis then produces a shortage and a payment increase that arrives twelve to eighteen months after moving in — long after the budget was set. The closing cost estimator covers the initial deposit; the reassessment risk is separate and worth asking your agent about explicitly.

You are hit twice, not once. A shortage produces two increases in the same letter: the repayment of the past shortage spread over twelve months, *and* the higher going-forward deposit needed for the new bill level. In the first example those are $80.83 and, at 6% inflation, a further $40.50 — and the first of them drops away after a year while the second does not.

The cushion is a ceiling, not a target. Federal rules cap it at one sixth of annual disbursements; servicers may collect less. If yours holds a full two months and you would rather not fund it, ask — though the trade is a smaller buffer and a higher chance of future shortages.

Waiving escrow is sometimes possible and rarely free. Conventional loans below a threshold loan-to-value can often waive escrow, usually for a small rate or fee adjustment, leaving you to pay taxes and insurance directly. That returns the float to you and puts the discipline on you as well; a missed tax bill is a far worse outcome than a shortage letter. Government-backed loans generally require escrow regardless.

Limitations

This calculator works from a projected low-point balance you supply rather than building a full twelve-month running schedule from your specific disbursement dates. Real escrow analyses model exactly when each bill is paid, and the low point depends heavily on that timing — a property with two semi-annual tax instalments behaves differently from one with a single annual bill. Where you have the servicer's analysis statement, take the low point from it.

It does not model the aggregate adjustment made at closing, which is the credit applied so that the initial escrow deposit does not exceed what the rules permit. Nor does it handle escrow accounts that are behind, accounts in a deficiency rather than a shortage, or the interest some jurisdictions require servicers to pay on escrow balances. Servicer practice varies within the federal ceiling, and some states impose stricter rules than the federal ones.

Future increases are modelled as a single flat percentage applied to all escrow items together. In reality property tax, homeowners insurance, and mortgage insurance move independently and at very different rates — insurance in particular has moved sharply in some markets. Treat the projection as a planning figure. This is a general educational tool, not legal or financial advice; check your escrow analysis statement and contact your servicer about anything you dispute.

Related Calculators

Property tax is usually the largest and most volatile escrow item, so estimate it with the Property Tax Calculator before a purchase rather than after the first reassessment. The Closing Cost Estimator covers the initial escrow deposit collected at closing, and the Mortgage Calculator shows how the fixed principal-and-interest half combines with the escrow half that is not fixed at all. For association dues, which are almost never escrowed but still hit the same budget, use the HOA Fee Impact Calculator. The Mortgage Guide puts the whole payment in context.

The tax figure an escrow account collects against is also split at closing — the property tax proration calculator works out which side of the settlement statement that adjustment lands on.

Related concepts

Low-Point Balance

The lowest the escrow account is projected to reach over the coming year. The cushion is measured against this, not against the peak.

Escrow Analysis

The annual review that compares projected disbursements against the balance and produces a shortage, a surplus, or neither.

Aggregate Adjustment

A credit applied at closing so the initial escrow deposit does not exceed what the cushion rules allow.

Frequently Asked Questions

How is a monthly escrow payment calculated?+

Add the year's escrowed bills and divide by twelve. $6,200 of property tax plus $1,900 of insurance is $8,100 a year, so the monthly escrow deposit is $675.00. A servicer may also collect a cushion of up to two months' worth on top.

What is an escrow cushion?+

A buffer the servicer may hold against increases, capped by federal rules at one sixth of annual disbursements — two months' worth. On $8,100 of annual bills that is $1,350.00. It is a ceiling rather than a requirement; servicers may hold less.

Why do I have an escrow shortage?+

Because the projected low point of the account falls below the permitted cushion, usually after a tax or insurance increase. The most common trigger is a post-sale reassessment: the escrow was set from the seller's tax bill, and the new bill reflects your purchase price.

How is an escrow shortage repaid?+

Servicers must generally allow repayment over at least twelve months. A $970.00 shortage spread over twelve months adds $80.83 to the monthly payment. You can pay it in a lump instead, but it costs the same — the shortage is not interest-bearing, so only the timing changes.

Why did my mortgage payment go up if I have a fixed rate?+

A fixed rate fixes principal and interest, not the escrow. Taxes and insurance drift upward for the whole term, and a shortage adds a second increase on top. In the worked example the payment rises $80.83 for the shortage repayment plus a further $40.50 for the higher going-forward deposit.

What happens if my escrow account has a surplus?+

Federal rules require a surplus of $50 or more to be refunded where the account is current; smaller surpluses are usually left in the account. In the second example, a $71.67 surplus comes back as a cheque rather than being applied to the loan balance.

Are HOA fees included in escrow?+

Almost never. Association dues are paid directly to the HOA, not through the servicer, even though lenders count them when qualifying you. They belong in your housing budget but not in this calculation.

Can I waive escrow and pay taxes myself?+

Often on conventional loans below a certain loan-to-value, usually in exchange for a small rate or fee adjustment. Government-backed loans generally require escrow. Waiving returns the float to you and puts the discipline on you — a missed tax bill is considerably worse than a shortage letter.

Formula

Escrow account formulas

Annual Disbursements = Tax + Insurance + Mortgage Insurance + Other
Monthly Escrow = Annual Disbursements ÷ 12

Permitted Cushion = Monthly Escrow × Cushion Months (2 max)
Shortage = Cushion − Projected Low-Point Balance
Surplus = Projected Low-Point Balance − Cushion

Monthly Shortage Repayment = Shortage ÷ Spread Months
New Escrow Payment = Monthly Escrow + Shortage Repayment

Step by step

How the calculation works

1Enter the annual amounts the servicer pays out of the account. Property tax and homeowners insurance are standard; mortgage insurance joins them on FHA loans and conventional loans with PMI. HOA dues are almost never escrowed — they belong in the [HOA fee impact calculator](/calculators/hoa-fee-impact-calculator) instead.
2The projected low-point balance is the number that decides everything else. Escrow balances climb with deposits and fall sharply when a bill is paid, and the cushion is measured at the lowest point of that cycle. Your annual escrow analysis statement shows the projection.
3A shortage produces two increases at once: repayment of the past shortfall spread over twelve months, and a higher going-forward deposit for the new bill level. The first drops away after a year, the second does not.
4Property tax is usually the largest and most volatile item, and a post-sale reassessment at your purchase price is the most common cause of a first-year shortage. Estimate it before buying with the [property tax calculator](/calculators/property-tax-calculator).
5This is also the reason a fixed-rate mortgage payment is not fixed. The rate fixes principal and interest; the escrow half drifts upward for the whole term, which the [mortgage calculator](/calculators/mortgage-calculator) shows in context.

Related guides

Learn more about this calculation

Guide

Escrow Calculator

Inputs

Results

Escrow account formulas

How the calculation works

Learn more about this calculation

Mortgage Guide: Payment Formula, Costs, and PMI

How to Use Do The Calculation Calculators: A Practical Step-by-Step Guide

Property Tax Calculator

Closing Cost Estimator

Mortgage Calculator

HOA Fee Impact Calculator

Key facts

Sources & methodology

Escrow Calculator

Inputs

Results

Key output metrics

What the Escrow Account Pays

How to understand and use this calculator

Quick Answer — How Is an Escrow Payment Calculated?

How to Use This Calculator: A $970 Escrow Shortage

A Second Example: A Surplus Instead

Why Escrow Accounts Surprise People

Limitations

Related Calculators

Related concepts

Frequently Asked Questions

Escrow account formulas

How the calculation works

Learn more about this calculation

Mortgage Guide: Payment Formula, Costs, and PMI

How to Use Do The Calculation Calculators: A Practical Step-by-Step Guide

Property Tax Calculator

Closing Cost Estimator

Mortgage Calculator

HOA Fee Impact Calculator

Key facts

Sources & methodology

Key output metrics

What the Escrow Account Pays

How to understand and use this calculator

Quick Answer — How Is an Escrow Payment Calculated?

How to Use This Calculator: A $970 Escrow Shortage

A Second Example: A Surplus Instead

Why Escrow Accounts Surprise People

Limitations

Related Calculators

Related concepts

Frequently Asked Questions