Monthly FHA payment with upfront and annual MIP, taxes and insurance, from HUD rates
Estimates only, not financial advice. What you type stays on your device. Checked against sources on 29 Sept 2026.A $350,000 home with 3.5% down at 6.5% for 30 years costs $2,826.19 a month with an FHA loan: $2,172.17 principal and interest, $154.02 annual MIP at 0.55%, $350 property tax and $150 insurance. The 1.75% upfront MIP, $5,910.63, is added to the loan (HUD Mortgagee Letter 2023-05). Enter your own price, credit score band, down payment and rate.
Rates and rules read from the sources listed on this page (the earliest on 29 Sept 2026); they may have changed since.
Enter the Home price and pick your Credit score band; the Down payment rises to that band's minimum.
Set the Down payment percent, the Interest rate and the Term.
Add Property tax a year, Homeowners insurance a year and the FHA loan limit for your county.
Leave "Add upfront MIP to the loan" on to finance it, or turn it off to pay it at closing.
Read the total each month and open Year by year; the MIP rates are HUD's, listed under Sources.
An FHA loan is a mortgage insured by the Federal Housing Administration, part of HUD. The insurance lets lenders accept a small down payment and a lower credit score, and the borrower pays for it twice: once at closing and again every month. This calculator works out both, then adds property tax and homeowners insurance to give the full monthly payment.
Down payment. HUD Handbook 4000.1 requires at least 3.5% of the price with a credit score of 580 or higher, and 10% with a score from 500 to 579. Below 500, FHA does not insure the loan.
Upfront MIP. 1.75% of the base loan (the price less the down payment). Most buyers add it to the loan, which is the default here; switch it off to pay it in cash at closing.
Annual MIP. The rate depends on the term, the loan-to-value ratio and the loan size, from the table in HUD Mortgagee Letter 2023-05. A 30-year loan with less than 5% down pays 0.55% a year for the life of the loan. With 10% or more down it drops to 0.50% and ends after 11 years. The calculator charges it on the average balance of each loan year, as the federal regulation defines it, so the monthly amount falls slowly over time.
County limit. FHA will not insure a base loan above the limit for the county. The 2026 floor for a one-unit home is $541,287 and the ceiling in high-cost areas is $1,249,125. Look up your county on HUD's FHA mortgage limits page and enter it; the calculator warns you when the loan is over it.
What it does not do. It does not include HOA dues, closing costs other than upfront MIP, or lender credits. It treats the purchase price as the appraised value, and it does not check debt-to-income ratios or approve anyone. Property tax, insurance and the interest rate are your own figures; the defaults are examples to replace.
HUD requires at least 3.5% of the purchase price when the borrower's credit score is 580 or higher, and 10% when it is between 500 and 579. A borrower with a score below 500 cannot get an FHA-insured loan. On a $350,000 home, 3.5% down is $12,250 and 10% down is $35,000.
FHA charges an upfront premium of 1.75% of the base loan, usually added to the loan, plus an annual premium paid monthly. For most 30-year loans with less than 5% down the annual rate is 0.55%. On a $337,750 base loan that comes to about $154 a month in the first year.
No. PMI is private mortgage insurance on a conventional loan. An FHA loan carries FHA's own mortgage insurance premium (MIP) instead: 1.75% of the base loan upfront and, for most 30-year loans with less than 5% down, 0.55% a year, set by HUD Mortgagee Letter 2023-05. Where a conventional quote shows PMI, this calculator shows annual MIP.
Only with a down payment of at least 10%. Then the annual premium stops after 11 years. With less than 10% down, HUD charges it for the whole term, so the usual way to drop it is to refinance into a conventional loan once the home has enough equity.
HUD sets a separate FHA limit for every county and changes them each January. For 2026 a one-unit home ranges from a $541,287 floor to a $1,249,125 ceiling. Look up your county on HUD's FHA mortgage limits page and enter it; the calculator flags a base loan above it.
Federal rules charge it on the average balance of each loan year, not counting the financed upfront premium. So the first year's monthly MIP is slightly below the rate times the starting loan, and it drops a little each year as the balance falls. The yearly table shows the MIP for every year.
HOA dues, closing costs other than upfront MIP, and any lender credits are not included. The calculator also assumes the home appraises at or above the price. Enter your own property tax and homeowners insurance, since both vary widely by county and by insurer.
Rates and rules change; check the source before you rely on a figure.
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