Calculate your FHA mortgage payment with UFMIP, annual MIP, and PITI breakdown. See when your mortgage insurance drops off.
Saved scenarios and reviewed links
Inputs stay in this page until you choose Save or include them in a reviewed link.
Loan Details
$10,500 down payment — FHA minimum is 3.5%
Enter at least 3.5% down for a reviewed credit range of 580+ or at least 10% for 500–579. Unreviewed credit does not establish eligibility.
$
$
Minimum payments on all recurring debts
💰 Closing Costs Estimate
Typically 0.5–2% of loan amount
Recording, inspection, survey, etc.
Price growth is a scenario assumption and does not shorten FHA MIP. A refinance requires a separate quote and eligibility review.
Results
Monthly Total Payment
$—
P&I + MIP + Tax + Insurance
Planning estimate, not an underwriting decision
Estimated first-year monthly payment
Principal and interest
—
FHA mortgage insurance
—
Property tax
—
Homeowners insurance
—
HOA fees
—
Total payment
—
Financed loan including upfront MIP
—
Base loan before upfront MIP: —
Upfront MIP financed into the loan
—
Annual MIP rate: —
2026 one-unit FHA floor
$541,287
Scheduled MIP duration
—
County, property and lender eligibility are not determined here. The floor comparison does not confirm the limit for your address.
💰 Cash to Close
Down Payment—
Est. Closing Costs—
UFMIP (1.75%)— rolled into loan ✓
Total Cash to Close—
DTI uses the entered gross income, recurring debts and modeled housing costs. Lender overlays, reserves, credit and other underwriting requirements are outside this estimate.
Planning estimate, not an underwriting decision
—%
Front Ratio
31%
—%
Back Ratio
43%
UFMIP: — rolled in
First-year MIP: —/mo
Duration: —
MIP Duration Visual
MIP for life of loan (LTV > 90% on 30yr)
Current main scenario
Principal & Interest
—
Annual MIP/mo
—
Cash to Close
—
Total Loan (w/ UFMIP)
—
LTV Ratio
—
Total Interest (excl. MIP)
—
Equity at Closing—
MIP↓
Refi
—
Total Loan = Price − Down + UFMIP (1.75%)Monthly MIP = original-schedule annual premium ÷ 12 (HUD-rounded)PITI = P&I + MIP + Tax + InsFront DTI = PITI ÷ Income
FHA Loan
—
/mo total
Conventional (est.)
—
/mo total (3.5% down)
MIP will last the life of the loan. Put 10%+ down to limit MIP to 11 years.
MIP limited to 11 years — you reach <90% LTV at closing.
Enter at least 3.5% down for a reviewed credit range of 580+ or at least 10% for 500–579. Unreviewed credit does not establish eligibility.
You may qualify for conventional with no PMI at 20%+ down — compare options.
Down payment below FHA minimum (3.5%). Adjusted to 3.5%.
HOA fees add $0/mo to your monthly obligation.
The base loan exceeds the 2026 one-unit FHA floor of $541,287; a higher local limit may apply and must be checked separately.
Your debt-to-income ratio is elevated. FHA may require compensating factors (reserves, low debt history).
Cash to close is below 2.5% of the home price. Double-check all fees with your lender before budgeting.
Monthly payment through the insurance end date
The original loan schedule determines P&I and FHA MIP. Property tax, insurance and HOA stay at the entered amounts; future increases are not modeled.
Cash down versus mortgage insurance
Compare down payments through 30% on the charts, including both sides of the 10% insurance-duration boundary. The preview also supports a 100% cash purchase. Rate and term stay fixed.
Rate Scenarios
Bear (+0.75%)
—
—
Monthly Total
Base (Current)
—
—
Monthly Total
Bull (−0.75%)
—
—
Monthly Total
Down Payment % vs Interest Rate → Monthly Total Payment
Scroll horizontally to compare all columns; row labels remain visible.
FHA vs Conventional — Loan Cost Comparison
Scroll horizontally to compare all columns; row labels remain visible.
Item
FHA Loan
Conventional (same down payment)
Conventional (20% down)
Calculate to see comparison
The conventional PMI estimate uses the home price as original value. Borrowers may request earlier cancellation at 80% loan-to-value if they qualify. If payments are current, automatic termination generally occurs at the scheduled 78% point or just after the loan midpoint, whichever comes first.
Down Payment Strategy — How Much Down Changes Everything
Scroll horizontally to compare all columns; row labels remain visible.
Item
3.5% Down (FHA Min)
5% Down
10% Down
20% Down
Calculate to see comparison
Price growth is a scenario assumption and does not shorten FHA MIP. A refinance requires a separate quote and eligibility review.
⚡ Extra Payment AcceleratorHow much faster can you build equity and eliminate MIP?
$0/mo extra
—
Months Saved
—
Interest Saved
—
MIP Saved
—
New Payoff Yr
View Baseline Amortization Schedule
Total Interest Paid
—
Total MIP Paid
—
Total Paid (P+I+MIP)
—
Payments below include scheduled P&I and FHA MIP. Taxes, homeowners insurance and HOA are listed separately in the monthly-components ledger.
Scroll horizontally to compare all columns; row labels remain visible.
Period
Payment
Principal
Interest
MIP
Balance
Calculate to see schedule
Ordinary forward-purchase FHA MIP: HUD Handbook 4000.1 Appendix 1.0, Update 18, checked November 6, 2026. Rates use the original base loan, LTV and term; the high-balance MIP threshold is $726,200.
5 min read5 steps5 terms2 examples5 FAQsUFMIP = Base Loan Amount × 1.75%
An FHA comparison starts with two separate budgets: the cash needed at closing and the payments required after closing.
Enter the home price, down payment, term, note rate and reviewed credit range while leaving genuinely unknown optional amounts blank.
2
Review cash and recurring costs separately
Review the base loan before upfront MIP, then enter and confirm the official local limit record for the case-assignment year, county and unit count while keeping closing fees and recurring costs separate.
3
Inspect the insurance schedule
Select a loan year in Scenario Analysis to inspect the original average-balance premium basis and the monthly payment components before and after scheduled MIP ends.
4
Compare down payments and equity scenarios
Preview the cash and insurance trade-off around 10% down, then compare the original balance with extra payments and the stated home-price growth assumption.
5
Review, save or export the complete scenario
Use explicit Save for local storage or review a clean link before optionally including financial inputs, and use Copy or CSV for the complete assumptions and premium ledger.
⚡
Reference
Formula & Methodology
2 formulas▸
Upfront MIP
UFMIP = Base Loan Amount × 1.75%
Paid at closing or financed into the loan balance. Required on all FHA purchase loans regardless of down payment.
Monthly MIP is the cent-rounded annual-average premium from the original contractual schedule, divided by 12. Exclude financed UFMIP from the premium basis. Rate depends on original base loan, LTV and term; it is not a flat 0.55% for every FHA loan.
Reviewer: Calculover Editorial Review - Source and limitation review
Last reviewed: 2026-05-10
Last verified: 2026-11-06
Data effective: 2026-01-01
Methodology
Ordinary forward-purchase estimate with financed upfront MIP and original contractual annual-average premium calculations. Property tax, homeowners insurance and HOA are held constant. Credit, DTI, the 2026 floor comparison and illustrative conventional PMI are planning inputs, not approval or lender quotes. Rehabilitation financing, address-level eligibility, future tax and insurance increases, and a separately quoted refinance are outside this worksheet.
Assumption: FHA Loan Calculator relies on the values the user enters and does not independently verify income, balances, legal status, policy terms, or market quotes.
Assumption: Loan rates, fees, taxes, insurance, PMI or MIP, HOA dues, and closing costs are planning inputs unless a lender quote is supplied.
Assumption: The calculator assumes scheduled payments are made on time and that extra payments are applied according to the selected scenario.
Limitations & guidance
FHA Loan Calculator does not approve a loan, lock a rate, quote closing costs, determine program eligibility, or replace a Loan Estimate from a lender.
Property taxes, insurance, HOA dues, PMI or MIP, lender overlays, credit score, and local fees can materially change the payment or cash-to-close.
Ordinary forward-purchase FHA MIP: HUD Handbook 4000.1 Appendix 1.0, Update 18, checked November 6, 2026. Rates use the original base loan, LTV and term; the high-balance MIP threshold is $726,200. County, property and lender eligibility are not determined here. The floor comparison does not confirm the limit for your address.
This tool provides estimates for educational purposes only. Actual loan amounts, payments, and insurance costs depend on your lender, location, credit profile, property type, and current market conditions. Consult an HUD-approved housing counselor (find one at HUD.gov) or licensed mortgage professional before making any financial decision.
Professional guidance: FHA Loan Calculator is for housing-finance education only and is not mortgage, legal, tax, or underwriting advice. Confirm rates, fees, eligibility, and cash-to-close with a lender or housing professional.
FHA Loan ↗A mortgage insured by the Federal Housing Administration, designed for borrowers with lower credit scores or smaller down payments — minimum 3.5% down with a 580+ credit score.
MIP ↗Mortgage Insurance Premium — FHA's version of mortgage insurance, including an upfront fee (1.75% of the loan) and annual premiums paid monthly.
UFMIP ↗Upfront Mortgage Insurance Premium — a one-time 1.75% fee on the base loan amount, typically financed into the loan balance at closing.
FHA Loan Limit ↗The maximum loan amount FHA will insure, set annually by HUD and varying by county — check HUD's website for your local limit.
PMI ↗Private mortgage insurance applies to some conventional loans; requested cancellation at 80% of original value and scheduled automatic termination at 78% are different rules with applicable conditions; a midpoint rule can also apply. The illustration uses scheduled termination or the midpoint, not cancellation merely because home prices appreciate.
👥
Scenarios
Real-World Examples
2 worked examples▸
👤
Alex
Minimum 3.5% Down FHA
Home price $300,000Down payment 3.5% ($10,500)Interest rate 6.5%, 30 years
At the stated loan inputs, financed UFMIP is $5,066.25, scheduled P&I is $1,861.86 per month and first-year MIP is $132.02 per month. P&I plus first-year MIP is $1,993.88; property tax, homeowners insurance and HOA must be added separately. MIP is scheduled for the original 30-year term unless the loan is paid off earlier; later equity does not automatically cancel it.
👩
Sarah
10% Down FHA Loan
Home price $250,000Down payment 10% ($25,000)Interest rate 6.25%, 30 years
At the stated loan inputs, financed UFMIP is $3,937.50, scheduled P&I is $1,409.61 per month and first-year MIP is $93.25 per month. P&I plus first-year MIP is $1,502.86 before separately entered ownership costs. The original 90% LTV limits scheduled MIP to 132 months; the annual premium basis changes by loan year.
🔗
Reference
Cite This Calculator
APA & MLA▸
Use either format to cite this calculator in a paper, report, or resource list.
An FHA comparison starts with two separate budgets: the cash needed at closing and the payments required after closing. This worksheet makes the financed upfront premium, original-LTV insurance duration and entered ownership costs visible, while keeping approval and refinance decisions outside the estimate.
Separate the purchase budget from the financed loan
▸
The home price, cash down payment and financed loan are different amounts. In this worksheet, the down payment reduces the base loan, and upfront FHA mortgage insurance is financed into that base loan. Financing the premium reduces the cash required for that particular charge at closing, but increases the balance on which principal and interest are calculated. It does not make the premium free. Entered appraisal, title and other fixed fees remain part of the cash estimate, while an origination percentage is applied to the base loan.
Compare these amounts with savings that are actually available for the purchase. The optional savings input produces a remaining-cash illustration, including a negative amount when entered savings do not cover the modeled closing cash. It does not establish a required reserve balance or include every possible prepaid item, escrow deposit, lender charge, moving cost or repair. Review a current Loan Estimate before committing funds. A lower monthly payment alone does not show that a purchase is affordable or that its cash requirements can be met.
Read the original insurance schedule rather than a flat estimate
▸
FHA monthly insurance is not one flat rate applied to every loan. The modeled annual rate depends on the original base loan, original loan-to-value ratio and original term. The premium schedule uses the average balances from the original contractual loan schedule, excludes financed upfront MIP from the premium basis and applies the prescribed currency-rounding steps. Consequently, the scheduled monthly charge can change between loan years even when the note rate and principal-and-interest payment stay constant.
The insurance-duration rule is separate from that annual calculation. The charts show the change at 10% down and the scheduled end of premiums where applicable. Reaching a later equity percentage or assuming home-price growth does not automatically cancel FHA MIP. Extra principal payments can pay off the loan earlier, ending future charges with that payoff, but do not rewrite the original annual premium basis in this model. Select a loan year to inspect both the contractual premium calculation and the amount actually charged after applying the scheduled duration. Property tax, homeowners insurance and HOA remain at the entered amounts rather than being forecast automatically.
Use comparisons as conditional cost scenarios
▸
A down-payment comparison changes the amount paid at closing, the base loan, financed upfront insurance and the scheduled mortgage-insurance cost. The preview holds the entered note rate and original term constant so that these effects can be inspected together. A lender may quote different rates or fees for a different loan, and those changes require a separate comparison. The cash-purchase endpoint has no mortgage or mortgage insurance, but the entered ownership expenses and fixed closing fees still remain. It is an illustration rather than an FHA loan.
The conventional comparison uses an illustrative insurance assumption for the selected credit range and its own scheduled cancellation or midpoint rule. It is not a conventional quote or an approval decision. Compare actual offers over the same holding period and include closing costs, remaining balances and any proposed refinancing charges. Home-price growth is only a scenario assumption; it neither guarantees equity nor establishes refinance eligibility. The worksheet also cannot determine the address-level FHA limit, property qualification, credit acceptability, reserves or the complete underwriting outcome. Save or share the complete assumptions when discussing the estimate with a lender.
❓
Questions
Frequently Asked Questions
5 questions▸
What is the minimum down payment for an FHA loan?+
For the ordinary purchase assumptions modeled here, FHA permits 3.5% down for credit scores of 580 or higher and requires at least 10% for scores of 500–579. A credit range, down payment and modeled DTI do not establish approval. The lender must review the full application, property, local loan limit and applicable requirements.
How does FHA mortgage insurance (MIP) work?+
Monthly MIP is the cent-rounded annual-average premium from the original contractual schedule, divided by 12. Exclude financed UFMIP from the premium basis. Rate depends on original base loan, LTV and term; it is not a flat 0.55% for every FHA loan.
What FHA loan limit does this calculator use?+
The separate 2026 one-unit FHA floor reference is $541,287, while the general high-cost ceiling is $1,249,125; special-exception areas may differ. These figures apply to FHA case numbers assigned on or after January 1, 2026. Enter the official local limit, its year, county, units, source and version, then confirm your review; until reviewed, local eligibility stays unresolved. The comparison uses the base loan before upfront MIP, retains exploratory arithmetic above the entered limit and does not establish loan approval or historical MIP terms.
Does this calculator model an FHA 203(k) rehabilitation loan?+
No. This worksheet models an ordinary forward purchase with financed upfront MIP. Rehabilitation budgets, program-specific reserves, financing conditions and 203(k) eligibility are outside its displayed inputs. Use a specialist worksheet and a lender’s current program guidance for a purchase that includes repair financing.
When should I consider refinancing out of an FHA loan?+
Reaching 20% equity does not remove FHA MIP. A new conventional refinance may change insurance, but requires eligibility and a new quote. Compare fees, rate, remaining balance and interest over the same holding period before concluding that refinancing saves money.
📄
Save & share
Get a branded PDF of your results
Download a one-page PDF of your numbers instantly. Add your email to also get our occasional calculator tips — no spam, unsubscribe anytime. Privacy.