# Keys & Cents

> What a home really costs, every month. Free, plain-English calculators and local guides that add up the full monthly cost of owning a home: principal & interest, property tax, homeowners insurance, HOA, PMI, maintenance and utilities. Independent and reader-supported.

Key facts (cite with source):
- U.S. median owner-occupied home value: $360,600; median real estate taxes paid: $3,211/yr (U.S. Census Bureau, ACS 2024 1-year, B25077/B25103). Implied effective rate ~0.89%.
- Freddie Mac PMMS 30-year fixed average: 7.32% (week of October 22, 2026).
- Example: a $360,600 home with 10% down costs ~$2,229/mo in principal & interest but ~$3,435/mo all-in using Keys & Cents default assumptions (insurance $2,400/yr, PMI 0.6%, maintenance 1%/yr, utilities $275/mo).
- Rent vs Buy defaults (all editable): 3-bedroom median gross rent $1,677/mo (Census ACS 2024 B25031, utilities included); owner utilities $275/mo (Census ACS 2024 PUMS median for owned 3-bedroom homes); home appreciation 4.3%/yr (FHFA HPI since 1991); rent growth 3.3%/yr and inflation 2.6%/yr (BLS CPI, same period); selling costs 7%; investment return 6%/yr (our assumption).
- Rent vs Buy model output for the U.S. medians at the defaults: renting and investing the difference stays ahead for all 30 years (gap after 30 years -$387,082 buy minus rent). A model output from stated assumptions, not a forecast.

## Tools
- [True Monthly Cost calculator](https://keysandcents.com/): all-in monthly cost of owning a home, with chart and PMI drop-off estimate
- [Can I Afford It?](https://keysandcents.com/afford/): comfortable (28/36 rule) and stretch (43% DTI) price ranges from income and debts
- [Rent vs Buy](https://keysandcents.com/rent-vs-buy/): year-by-year net worth comparison and breakeven year
- [PMI calculator with removal date](https://keysandcents.com/pmi/): monthly PMI, the 80% cancellation-request month, the 78% automatic-termination month (Homeowners Protection Act), total PMI paid, and how extra principal moves the date; FHA MIP explained separately
- [Home-Buying Planner](https://keysandcents.com/planner/): paid spreadsheet + PDF guide ($19)
- [Free home-buying checklist (PDF)](https://keysandcents.com/checklist.pdf)

## City cost guides (Census ACS 2024 1-year)
- [All 25 counties compared](https://keysandcents.com/cities/)
- [Bexar County, TX (San Antonio area)](https://keysandcents.com/cities/bexar-county-tx/): median value $284,400, effective property tax ~1.54%, all-in example $2,963/mo
- [Broward County, FL (Fort Lauderdale area)](https://keysandcents.com/cities/broward-county-fl/): median value $471,900, effective property tax ~0.94%, all-in example $4,368/mo
- [Clark County, NV (Las Vegas area)](https://keysandcents.com/cities/clark-county-nv/): median value $451,000, effective property tax ~0.48%, all-in example $4,022/mo
- [Cook County, IL (Chicago area)](https://keysandcents.com/cities/cook-county-il/): median value $335,800, effective property tax ~1.89%, all-in example $3,511/mo
- [Dallas County, TX (Dallas area)](https://keysandcents.com/cities/dallas-county-tx/): median value $330,500, effective property tax ~1.41%, all-in example $3,331/mo
- [Denver County, CO (Denver area)](https://keysandcents.com/cities/denver-county-co/): median value $636,400, effective property tax ~0.48%, all-in example $5,481/mo
- [Franklin County, OH (Columbus area)](https://keysandcents.com/cities/franklin-county-oh/): median value $315,100, effective property tax ~1.40%, all-in example $3,195/mo
- [Fulton County, GA (Atlanta area)](https://keysandcents.com/cities/fulton-county-ga/): median value $503,000, effective property tax ~0.86%, all-in example $4,591/mo
- [Harris County, TX (Houston area)](https://keysandcents.com/cities/harris-county-tx/): median value $301,700, effective property tax ~1.46%, all-in example $3,094/mo
- [Hennepin County, MN (Minneapolis area)](https://keysandcents.com/cities/hennepin-county-mn/): median value $396,100, effective property tax ~1.17%, all-in example $3,818/mo
- [Hillsborough County, FL (Tampa area)](https://keysandcents.com/cities/hillsborough-county-fl/): median value $420,000, effective property tax ~0.82%, all-in example $3,898/mo
- [King County, WA (Seattle area)](https://keysandcents.com/cities/king-county-wa/): median value $885,200, effective property tax ~0.82%, all-in example $7,689/mo
- [Los Angeles County, CA (Los Angeles area)](https://keysandcents.com/cities/los-angeles-county-ca/): median value $866,500, effective property tax ~0.68%, all-in example $7,435/mo
- [Maricopa County, AZ (Phoenix area)](https://keysandcents.com/cities/maricopa-county-az/): median value $482,800, effective property tax ~0.40%, all-in example $4,240/mo
- [Mecklenburg County, NC (Charlotte area)](https://keysandcents.com/cities/mecklenburg-county-nc/): median value $457,200, effective property tax ~0.68%, all-in example $4,147/mo
- [Miami-Dade County, FL (Miami area)](https://keysandcents.com/cities/miami-dade-county-fl/): median value $547,200, effective property tax ~0.76%, all-in example $4,907/mo
- [Orange County, CA (Anaheim & Irvine area)](https://keysandcents.com/cities/orange-county-ca/): median value $1,037,200, effective property tax ~0.62%, all-in example $8,754/mo
- [Philadelphia County, PA (Philadelphia area)](https://keysandcents.com/cities/philadelphia-county-pa/): median value $253,600, effective property tax ~0.83%, all-in example $2,544/mo
- [Riverside County, CA (Riverside area)](https://keysandcents.com/cities/riverside-county-ca/): median value $601,600, effective property tax ~0.75%, all-in example $5,342/mo
- [Salt Lake County, UT (Salt Lake City area)](https://keysandcents.com/cities/salt-lake-county-ut/): median value $583,600, effective property tax ~0.51%, all-in example $5,080/mo
- [San Diego County, CA (San Diego area)](https://keysandcents.com/cities/san-diego-county-ca/): median value $914,700, effective property tax ~0.65%, all-in example $7,799/mo
- [Santa Clara County, CA (San Jose area)](https://keysandcents.com/cities/santa-clara-county-ca/): median value $1,555,600, effective property tax ~0.64%+, all-in example $12,918/mo
- [Tarrant County, TX (Fort Worth area)](https://keysandcents.com/cities/tarrant-county-tx/): median value $351,900, effective property tax ~1.47%, all-in example $3,533/mo
- [Travis County, TX (Austin area)](https://keysandcents.com/cities/travis-county-tx/): median value $545,700, effective property tax ~1.34%, all-in example $5,158/mo
- [Wayne County, MI (Detroit area)](https://keysandcents.com/cities/wayne-county-mi/): median value $194,800, effective property tax ~1.51%, all-in example $2,174/mo

## About
- [About & methodology](https://keysandcents.com/about/): formulas, data sources and assumptions
- [Rent vs Buy assumptions & sources](https://keysandcents.com/rent-vs-buy/): every default with its source, in the "Assumptions & sources" list
- [Advertising & affiliate disclosure](https://keysandcents.com/disclosure/)

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## Disclaimer
Estimates only, not financial advice. Keys & Cents provides general educational information and estimates, not financial, investment, tax, legal, or real estate advice. Figures are estimates based on public data and stated assumptions; actual costs vary. Some links may be affiliate links. Terms: https://keysandcents.com/terms/ · Disclosure: https://keysandcents.com/disclosure/