Monthly payment on $1,250,000 by rate and term
Principal and interest on the $1,000,000 borrowed after a 20% deposit of $250,000. The rate is the single biggest lever, which is why it is worth shopping.
| Rate | 30 years | 20 years | 15 years |
|---|---|---|---|
| 5.50% | $5,677.89 | $6,878.87 | $8,170.83 |
| 6.00% | $5,995.51 | $7,164.31 | $8,438.57 |
| 6.50% | $6,320.68 | $7,455.73 | $8,711.07 |
| 7.00% | $6,653.02 | $7,752.99 | $8,988.28 |
| 7.50% | $6,992.15 | $8,055.93 | $9,270.12 |
| 8.00% | $7,337.65 | $8,364.40 | $9,556.52 |
Principal and interest only, before taxes, insurance and any PMI.
How the deposit changes it
| Down payment | Loan | P&I | PMI | PMI ends |
|---|---|---|---|---|
| 5% ($62,500) | $1,187,500 | $7,505.81 | $544.27 | month 135 |
| 10% ($125,000) | $1,125,000 | $7,110.77 | $515.63 | month 109 |
| 20% ($250,000) | $1,000,000 | $6,320.68 | — | not charged |
At 6.5% over 30 years. PMI applies above 80% loan-to-value and is cancelled automatically at 78%.
What $1,250,000 costs over the life of the loan
At 6.5% over 30 years on a $1,000,000 loan, the interest alone comes to $1,275,445 — on top of the amount borrowed. Shortening the term is the single biggest lever on that number:
| Term | Monthly (P&I) | Total interest | Interest saved |
|---|---|---|---|
| 30 years | $6,321 | $1,275,445 | — |
| 20 years | $7,456 | $789,376 | $486,069 |
| 15 years | $8,711 | $567,994 | $707,451 |
Paying it off over 15 years instead of 30 costs $2,390 more a month and saves $707,451 in interest.
What one percentage point of rate is worth here
On a $1,000,000 loan, going from 6.5% to 7.5% adds $671 a month — and $241,729 across the full term. At this size, a rate quote worth shopping for is worth more than most of the fees people negotiate instead.
The income a lender would look for
Lenders commonly cap housing costs at 28% of gross monthly income. On the full payment of $7,617 — principal, interest, tax, insurance — that implies roughly $326,422 a year before tax. It is a rule of thumb, not an underwriting decision: your other debts, credit score and deposit all move it. See what that salary looks like after tax.
This is above the conforming loan limit
The 2026 conforming limit for a one-unit home is $832,750, set by the FHFA. A $20% deposit on $1,250,000 leaves a $1,000,000 loan, which is above it. That puts it in an awkward middle: it still conforms in designated high-cost areas, where the ceiling rises to $1,249,125, but it is a jumbo loan everywhere else. Whether this is a conforming mortgage depends on which county the house is in.
Jumbo lending is a different product, not just a bigger one. Expect a larger deposit, stronger credit and cash-reserve requirements, and pricing set by the lender rather than by Fannie Mae or Freddie Mac. The payment figures on this page still hold; the terms you would actually be offered are the part that changes.
Frequently asked questions
What is the monthly payment on a $1,250,000 house?
With 20% down at 6.5% over 30 years, principal and interest are $6,320.68 a month. Adding property tax and insurance brings the full payment to about $7,616.51.
How much do I need to put down on a $1,250,000 home?
20% is $250,000, which avoids PMI. At 5% down ($62,500) you would borrow $1,187,500 and pay an extra $544.27 a month in PMI until month 135.
How much interest does a $1,250,000 mortgage cost?
On the $1,000,000 borrowed at 6.5% over 30 years, total interest is $1,275,445 — about 128% of the amount borrowed. A 15-year term cuts that to $567,994.
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