Escrow & Impound Calculator
Estimate the property tax and homeowners insurance due at closing on a California or Oregon purchase or refinance. Compare full impounds, taxes only, insurance only, and no impounds, with CA supplemental tax estimates.
Get Started in 3 Steps
How to Use the Escrow & Impound Calculator
Choose State, Transaction and Closing Date
Pick California or Oregon, purchase or refinance, and your estimated closing date. The closing month drives how many months of reserves are collected.
Enter Taxes, Insurance and Loan
California purchases use price × tax rate plus fixed charges; otherwise enter the current tax bill. Add your annual insurance premium (including any DIC policy), loan amount and rate.
Compare Impound Scenarios
See cash due at closing with full, partial or no impounds, including any waiver adjustment, plus your monthly escrow and the bills you'd pay directly.
Escrow & Impound Calculator
Property tax & insurance due at closing — impounded, partially impounded, or waived
Transaction
Property tax & insurance
Cash due at closing, by impound choice
Taxes + insurance impounded
Due at closing
Prepaids, reserves & proration for this scenario
$11,121
Fully impounded
Reserves use a RESPA aggregate analysis with a 2-month cushion. Taxes escrowed at $10,925/yr.
California supplemental tax estimate
Closing between Jun 1 and Dec 31 produces one supplemental bill. Supplemental bills are mailed to the owner, usually several months after closing, and are normally not paid from an impound account. Budget about $2,473 in total. Taxes pay in arrears for the year you own the home, so the supplemental isn't a penalty. It covers the gap until the county roll catches up to your purchase price.
Estimates only. This is not a Loan Estimate, a commitment to lend, or an offer of credit. Tax disbursements are modeled on installment due dates (California: Nov 1 and Feb 1; Oregon: Nov 15 in full, before any early-payment discount). Installments due within about 60 days of closing (or before your second mortgage payment) are shown as paid at closing; installments already due before closing are assumed paid by the current owner. Actual reserves, prorations, and supplemental bills depend on your escrow/title company, county, servicer, and loan program. Escrow waivers are subject to program eligibility, and waiver pricing varies. Lumen Mortgage does not provide tax or insurance advice. Lumen Mortgage · NMLS #1498678 · Licensed in Oregon & California. Equal Housing Lender.
How much property tax and insurance is collected at closing?
On a purchase, you prepay the first 12 months of homeowners insurance, pay any tax installment due within about 60 days of closing, and settle a tax proration with the seller. If you impound, you also fund an initial escrow deposit sized by a RESPA aggregate analysis with a cushion of up to 2 months. In California that's typically 2–8 months of taxes depending on the closing month; in Oregon it can reach 12 months for summer closings because the full bill is paid in November. Insurance reserves usually run about 3 months.
Best for: Oregon and California buyers and homeowners refinancing who want to budget taxes, insurance and escrow reserves by closing date
How It Works
Understanding the Escrow & Impound Calculator
Taxes and insurance appear at closing in up to four places: prepaid insurance, tax installments due soon after closing, the tax proration with the seller on a purchase, and the initial deposit into your impound (escrow) account. This calculator models each one for your closing date using California's and Oregon's tax calendars.
The escrow deposit is calculated the way servicers do it. The calculator projects every tax and insurance disbursement over your first year of payments, then collects just enough that the account's lowest balance equals the RESPA cushion of about two months. It compares four scenarios side by side: full impounds, taxes only, insurance only, and no impounds, including the 0.250% waiver adjustment most DSCR, bank statement and asset depletion programs charge.
California purchases reassess to the purchase price under Prop 13, so the calculator estimates taxes from your price and rate and adds the supplemental tax bill or bills you'll receive after closing. Oregon doesn't reassess on sale (Measure 50), so you enter the current tax statement. For the full background, read our property tax, insurance and escrow guide.
Ready to apply?
Numbers look right? Explore our Property Tax, Insurance & Escrow Guide page for eligibility details, rates, and next steps.
About This Calculator
What the Escrow & Impound Calculator is For
Property taxes and homeowners insurance show up at closing in up to four places: the prepaid first-year premium, tax installments due soon after closing, the tax proration with the seller, and the initial escrow (impound) deposit. This calculator models all four for California and Oregon using each state's tax calendar (CA installments due Nov 1 and Feb 1; Oregon's full bill due Nov 15). It runs a RESPA aggregate escrow analysis with a 2-month cushion for your exact closing date, then compares what's due with taxes and insurance impounded, partially impounded, or waived, including the 0.250% waiver adjustment charged on most DSCR, bank statement and asset depletion loans. For California purchases, it also estimates the supplemental tax bill or bills from your purchase price and the seller's assessed value.
Common Use Cases
- Budgeting cash to close for property taxes and insurance by closing date
- Deciding whether to impound or waive escrow, including waiver pricing
- Estimating the California supplemental tax bill after a purchase
Ready to turn numbers into a loan?
Or call 503-966-9255Common Questions
Escrow & Impound Calculator — Frequently Asked Questions
Keep Exploring
Related Calculators
Mortgage Calculator
Estimate your monthly principal & interest payment, compare 15- vs. 30-year terms, and see total interest paid over the life of the loan
Refinance Calculator
Model a rate-and-term refinance using your actual loan history. Enter original amounts, rates, terms, and first payment dates to see your true remaining balance, compare it to proposed new terms, and calculate the exact break-even point on closing costs.
DSCR Calculator
Calculate the debt-service coverage ratio for any rental property, find the minimum rent needed to hit 1.0 and 1.25 DSCR thresholds, and model how your down payment affects qualification.
Debt-to-Income Calculator
Calculate your front-end housing ratio and back-end total DTI using gross income and all monthly obligations
From the Blog
Further Reading
HomebuyingProperty Taxes, Homeowners Insurance & Escrow Impound Accounts in California and Oregon: The 2026 Guide
How homeowners insurance and property taxes actually work when you buy or refinance in California or Oregon: why to get insurance quotes in the first days of escrow, how the CA FAIR Plan works with a mortgage, which loans require impound accounts, the true cost of waiving escrow, how many months of reserves get collected at closing by month, and how to budget for the California supplemental tax bill. Includes a free escrow and impound calculator.
ResidentialBuy the Horse Property First: How a Sunriver Bridge Loan Closed a $900K Central Oregon Equestrian Purchase Fast
Our clients found a $900K Central Oregon equestrian property with barns, an arena, and pasture, but no house. A standard home loan doesn't work on land with no home, and an ag loan appraisal would have taken too long for the seller's timeline. After reviewing their full financial picture, we used a bridge loan against their free-and-clear Sunriver second home, listed at $1.25M. They were clear to close in 9 days with no appraisal on either property, then sold Sunriver and paid the bridge off in full.
Physician LoansFrom Renters to Owners: How a Pharmacist Bought a $995K First Home on Bull Mountain with 100% Financing
After years of renting, a pharmacist and her RN husband needed more room for a growing family. Our physician loan financed 100% of their $995,000 Bull Mountain home with no mortgage insurance, and a 3% seller credit covered nearly all of their cash to close.
Explore Further
Related tools & reading
All calculator results are estimates for informational purposes only and do not constitute a loan commitment or guarantee of any specific rate or terms. Actual loan terms will depend on creditworthiness, property type, and market conditions. Lumen Mortgage Corporation · NMLS #1498678 · Licensed in Oregon & California · 920 SW 6th Ave, Suite 1200, Portland, OR 97204.