Upfront and annual FHA mortgage insurance, and whether it lasts 11 years or the whole loan
Estimates only, not financial advice. What you type stays on your device. Checked against sources on 29 Sept 2026.FHA charges mortgage insurance twice: an upfront premium of 1.75% of the base loan, usually added to the loan, and an annual premium paid monthly. On a 30-year loan with 3.5% down the annual rate is 0.55% and it lasts for the life of the loan; put at least 10% down and it stops after 11 years. Enter your price and down payment to see both in dollars.
| Term and down payment | Annual MIP | How long |
|---|---|---|
| Over 15 years, 3.5% to under 5% down | 0.55% | Life of the loan |
| Over 15 years, 5% to under 10% down | 0.50% | Life of the loan |
| Over 15 years, 10% down or more | 0.50% | 11 years |
| 15 years or less, under 10% down | 0.40% | Life of the loan |
| 15 years or less, 10% down or more | 0.15% | 11 years |
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 the Down payment you plan to make.
Read Upfront MIP (1.75%) and the monthly Annual MIP with its rate in brackets.
Check MIP lasts: under 10% down it runs for the life of the loan, at 10% or more it stops after 11 years.
Open Year by year to see the Annual MIP fall a little each year as the balance drops.
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.
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.
The rest of the article, and all 7 questions about FHA Loan Calculator, are on the FHA Loan Calculator page.
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.
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.
Still stuck? Ask about FHA Loan Calculator and anybody who knows can answer. No account needed.
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