# FHA loan calculator

> FHA loan payment with the 1.75% upfront MIP, the annual MIP from HUD's current table, taxes and insurance, and a check against your county's 2026 loan limit.

Etkileşimli sürüm: https://www.calcopenly.com/tr/finance/fha-loan-calculator
Konu: Finans hesaplayıcıları

An FHA loan carries two mortgage insurance premiums. The upfront premium (UFMIP) is 1.75% of the base loan and is usually added to the loan. The annual premium is a rate from HUD's table, set by the term, the base loan amount and the loan-to-value ratio, and billed monthly. HUD recomputes it each year from that year's average scheduled balance, so it falls a little every year.

With the defaults, a 400,000 home with the 3.5% minimum down leaves a 386,000 base loan. The upfront premium of 6,755 brings the loan to 392,755, principal and interest at 6.5% over 30 years are 2,482.48, and first-year MIP at 0.55% is 176.02 a month, for 3,150.17 in all with property tax and insurance.

Rates are those in HUD Mortgagee Letter 2023-05, in force for loans endorsed from March 20, 2023. Enter your county's FHA limit: for 2026, one-unit limits run from 541,287 to 1,249,125.

## Girdiler

- **Home price**
- **Enter down payment as** (seçenekler: Percent of price, Amount)
- **Peşinat**: FHA minimum: 3.5% with a credit score of 580 or higher, 10% at 500 to 579 (HUD Handbook 4000.1).
- **Peşinat**: FHA minimum: 3.5% with a credit score of 580 or higher, 10% at 500 to 579 (HUD Handbook 4000.1).
- **Credit score** (seçenekler: 580 or higher, 500 to 579, Below 500)
- **Interest rate (per year)**
- **Loan term**: FHA allows terms of up to 30 years.
- **FHA loan limit for your county**: One-unit limits for case numbers assigned in 2026 run from $541,287 to $1,249,125 (HUD Mortgagee Letter 2025-23). Look up your county on HUD's FHA mortgage limits page.
- **Add the upfront MIP to the loan**: HUD requires the premium to be either fully financed or fully paid in cash; cents that would take the loan past a whole dollar are paid in cash.
- **Property tax (per year, of home price)**
- **Homeowners insurance (per year)**
- **HOA dues (per month)**
- **Upfront MIP rate**: Leave blank for HUD's current 1.75%. Enter another rate to model an older loan.
- **Annual MIP rate**: Leave blank to take the rate from HUD Mortgagee Letter 2023-05. The duration still follows HUD's table.
- **Base loan above which higher MIP rates apply**: $726,200 is the figure printed in Mortgagee Letter 2023-05 and Handbook 4000.1 Appendix 1.0. The letter describes it as the national conforming loan limit, which FHFA set at $832,750 for 2026; ask your lender which figure it uses.

## Sonuçlar

- Total monthly payment (year 1) — ana sonuç
- Principal and interest
- Monthly MIP (year 1)
- Property tax per month
- Insurance per month
- Base loan amount
- Upfront MIP
- Total loan amount
- Peşinat
- Down payment and MIP paid in cash
- Loan-to-value (base loan)
- Annual MIP rate
- Annual MIP charged for (years)
- Largest FHA base loan for this price
- Total interest
- Annual MIP over the loan

## Formül

$$
\text{UFMIP} = 1.75\%\times L,\quad M = \frac{T\,r\,(1+r)^n}{(1+r)^n-1},\quad \text{MIP}_k = \frac{1}{12}\cdot\frac{a\cdot\bar{B}_k}{1+u}
$$

## Çözümlü örnekler

### HUD's own monthly MIP example (older 2.25% and 0.50% rates)

- Home price: 108,050
- Enter down payment as: Amount
- Peşinat: 3790.83
- Credit score: 580 or higher
- Interest rate (per year): 7.5%
- Loan term: 30 years
- FHA loan limit for your county: 541,287
- Add the upfront MIP to the loan: evet
- Property tax (per year, of home price): 1.1%
- Homeowners insurance (per year): 1500
- HOA dues (per month): 0
- Upfront MIP rate: 2.25%
- Annual MIP rate: 0.5%
- **Base loan amount: 104,259.17**
- **Upfront MIP: 2,345.83**
- **Total loan amount: 106,605.00**
- **Principal and interest: 745.40**
- **Monthly MIP (year 1): 43.26**
- Doğrulama kaynağı: HUD, Monthly (Periodic) Mortgage Insurance Premium Calculation: original mortgage 106,605, 7.5%, P&I 745.40, annual MIP .005, upfront factor .0225 → year-1 average balance 106,160.65, monthly MIP 43.26

### 400k home, 3.5% down, 6.5% for 30 years

- Home price: 400,000
- Enter down payment as: Percent of price
- Peşinat: 3.5%
- Credit score: 580 or higher
- Interest rate (per year): 6.5%
- Loan term: 30 years
- FHA loan limit for your county: 541,287
- Property tax (per year, of home price): 1.1%
- Homeowners insurance (per year): 1500
- HOA dues (per month): 0
- **Base loan amount: 386,000.00**
- **Upfront MIP: 6,755.00**
- **Total loan amount: 392,755.00**
- **Principal and interest: 2,482.48**
- **Annual MIP rate: 0.55%**
- **Annual MIP charged for: 30 years**
- **Monthly MIP (year 1): 176.02**
- **Total monthly payment (year 1): 3,150.17**
- Doğrulama kaynağı: Python decimal: ML 2023-05 table (over 15 years, base ≤ 726,200, LTV 96.5% > 95% → 55 bps for the term) and HUD's monthly MIP procedure on the cent-rounded schedule

### 15-year loan with 10% down

- Home price: 300,000
- Enter down payment as: Percent of price
- Peşinat: 10%
- Credit score: 580 or higher
- Interest rate (per year): 5.75%
- Loan term: 15 years
- FHA loan limit for your county: 541,287
- Property tax (per year, of home price): 1.1%
- Homeowners insurance (per year): 1500
- HOA dues (per month): 0
- **Base loan amount: 270,000.00**
- **Total loan amount: 274,725.00**
- **Principal and interest: 2,281.34**
- **Annual MIP rate: 0.15%**
- **Annual MIP charged for: 11 years**
- **Monthly MIP (year 1): 33.09**
- **Annual MIP over the loan: 3,180.12**
- Doğrulama kaynağı: Python decimal: ML 2023-05 (15 years or less, base ≤ 726,200, LTV 90% → 15 bps for 11 years) and HUD's average-balance method

### High-balance loan in a ceiling county

- Home price: 900,000
- Enter down payment as: Percent of price
- Peşinat: 10%
- Credit score: 580 or higher
- Interest rate (per year): 6.5%
- Loan term: 30 years
- FHA loan limit for your county: 1,249,125
- Property tax (per year, of home price): 1.1%
- Homeowners insurance (per year): 1500
- HOA dues (per month): 0
- **Base loan amount: 810,000.00**
- **Total loan amount: 824,175.00**
- **Annual MIP rate: 0.70%**
- **Annual MIP charged for: 11 years**
- **Monthly MIP (year 1): 470.11**
- **Total monthly payment (year 1): 6,629.46**
- Doğrulama kaynağı: Python decimal: ML 2023-05 (over 15 years, base above 726,200, LTV 90% → 70 bps for 11 years); 2026 ceiling 1,249,125 from ML 2025-23

### Exactly 5% down, with UFMIP cents paid in cash

- Home price: 350,000
- Enter down payment as: Percent of price
- Peşinat: 5%
- Credit score: 580 or higher
- Interest rate (per year): 6.25%
- Loan term: 30 years
- FHA loan limit for your county: 541,287
- Property tax (per year, of home price): 1.1%
- Homeowners insurance (per year): 1500
- HOA dues (per month): 0
- **Loan-to-value (base loan): 95.00%**
- **Annual MIP rate: 0.50%**
- **Upfront MIP: 5,818.75**
- **Total loan amount: 338,318.00**
- **Down payment and MIP paid in cash: 17,500.75**
- **Monthly MIP (year 1): 137.81**
- Doğrulama kaynağı: Python decimal: LTV 95.00% sits in the '> 90% but ≤ 95%' band (50 bps); HUD Handbook 4000.1 — the mortgage is rounded down to the whole dollar, so 0.75 of the 5,818.75 UFMIP is paid in cash

### Upfront MIP paid in cash

- Home price: 250,000
- Enter down payment as: Percent of price
- Peşinat: 3.5%
- Credit score: 580 or higher
- Interest rate (per year): 6.5%
- Loan term: 30 years
- FHA loan limit for your county: 541,287
- Add the upfront MIP to the loan: hayır
- Property tax (per year, of home price): 1.1%
- Homeowners insurance (per year): 1500
- HOA dues (per month): 0
- **Upfront MIP: 4,221.87**
- **Total loan amount: 241,250.00**
- **Down payment and MIP paid in cash: 12,971.87**
- **Principal and interest: 1,524.86**
- **Monthly MIP (year 1): 110.01**
- Doğrulama kaynağı: Python decimal: 1.75% × 241,250 = 4,221.875 truncated to 4,221.87 (HUD: no rounding of the UFMIP); no division by 1 + UFMIP rate when the premium is not financed

## Sorular

### How much is FHA mortgage insurance in 2026?

The upfront premium is 1.75% of the base loan, and the annual premium is 0.15% to 0.75% a year (HUD Mortgagee Letter 2023-05). The most common case, a 30-year loan of up to 726,200 with less than 5% down, pays 0.55% a year. On a 386,000 base loan that is 6,755 upfront and 176.02 a month of MIP in the first year at 6.5%.

### Can you get rid of MIP on an FHA loan?

Only by putting at least 10% down: with a loan-to-value of 90% or less, annual MIP ends after 11 years (132 payments). Below 10% down it runs for the whole term, so a 30-year loan with 3.5% down pays it for 360 months. For case numbers assigned from June 3, 2013, HUD ends the insurance early only when the loan is paid off, for example by refinancing.

### What is the minimum down payment for an FHA loan?

3.5% of the lower of the price and the appraised value if your credit score is 580 or higher, and 10% if it is between 500 and 579. Borrowers scoring below 500 are not eligible (HUD Handbook 4000.1). On a 400,000 home that is 14,000 or 40,000. The upfront MIP is financed on top and does not count toward these limits.

### What are the FHA loan limits for 2026?

For a one-unit home, 541,287 in low-cost counties and up to 1,249,125 in high-cost ones, for case numbers assigned from January 1, 2026 (HUD Mortgagee Letter 2025-23). Two-unit limits run from 693,050 to 1,599,375. The limit caps the base loan; the financed upfront premium may take the total above it. Look up your county on HUD's FHA mortgage limits page.

### How is the monthly FHA MIP calculated?

HUD averages the 12 scheduled balances of the loan year, multiplies by the annual rate and rounds to cents, divides by 1 plus the upfront rate when the UFMIP is financed, then divides by 12. HUD's published example, 106,605 at 7.5% with a 0.50% annual and 2.25% upfront rate, gives 43.26 a month in year 1 and 42.85 in year 2.

### “FHA loan calculator” ne kadar doğru sonuç verir?

Doğruluk, girdilerinize ve yöntemin varsayımlarına bağlıdır. Ondalık aritmetik 50 anlamlı basamak kullanır; ancak tahminler, sayısal yöntemler ve kaynak veriler daha az hassas olabilir. Gösterilen değerin yuvarlanması bu sınırları ortadan kaldırmaz. Bağımsız kaynaklarla doğrulanan çözümlü örnek sayısı: 6. Örneğin “HUD's own monthly MIP example (older 2.25% and 0.50% rates)”, HUD, Monthly (Periodic) Mortgage Insurance Premium Calculation: original mortgage 106,605, 7.5%, P&I 745.40, annual MIP .005, upfront factor .0225 → year-1 average balance 106,160.65, monthly MIP 43.26 ile karşılaştırılarak doğrulanır.

### Yöntemin kaynağı nedir?

HUD Mortgagee Letter 2023-05 — Reduction of FHA annual MIP rates (effective March 20, 2023); HUD — Monthly (periodic) mortgage insurance premium calculation; HUD — Single family upfront premium, late and interest charges; HUD Handbook 4000.1, FHA Single Family Housing Policy Handbook — II.A.2 Allowable mortgage parameters and Appendix 1.0; HUD Mortgagee Letter 2025-23 — 2026 nationwide forward mortgage loan limits; HUD — FHA mortgage limits lookup by county.

## Kaynaklar

- [HUD Mortgagee Letter 2023-05 — Reduction of FHA annual MIP rates (effective March 20, 2023)](https://www.hud.gov/sites/dfiles/OCHCO/documents/2023-05hsgml.pdf)
- [HUD — Monthly (periodic) mortgage insurance premium calculation](https://www.hud.gov/hud-partners/housing-premium-calculation)
- [HUD — Single family upfront premium, late and interest charges](https://www.hud.gov/hud-partners/housing-upfront-late-charges)
- [HUD Handbook 4000.1, FHA Single Family Housing Policy Handbook — II.A.2 Allowable mortgage parameters and Appendix 1.0](https://www.hud.gov/program_offices/housing/sfh/handbook_references)
- [HUD Mortgagee Letter 2025-23 — 2026 nationwide forward mortgage loan limits](https://www.hud.gov/sites/dfiles/hudclips/documents/2025-23hsgml.pdf)
- [HUD — FHA mortgage limits lookup by county](https://entp.hud.gov/idapp/html/hicostlook.cfm)

_Yalnızca planlama içindir. Kredi verenler, vergi makamları ve piyasalar kendi yuvarlama, ücret ve kurallarını uygular; taahhütte bulunmadan önce rakamları onlarla doğrulayın._