FHA Loan Calculator
Estimate your FHA mortgage payment with accurate 2026 MIP rates, UFMIP refund credits, and streamline refinance analysis — all based on current HUD guidelines.
Rates per HUD Mortgagee Letters 2023-05 & 2015-01 · Updated for 2026
FHA Mortgage Calculator
Full HUD-compliant FHA calculator with county loan limits, UFMIP, Annual MIP tiers, streamline refinance, and refund credits
Monthly: $350.00
Monthly: $125.00
Monthly Payment Breakdown
Loan Summary
UFMIP Details
Annual MIP
Total Cost Summary
View Full UFMIP Refund Schedule (Months 1–36)
| Month | Refund % | Month | Refund % | Month | Refund % |
|---|---|---|---|---|---|
| 1 | 80% | 13 | 56% | 25 | 32% |
| 2 | 78% | 14 | 54% | 26 | 30% |
| 3 | 76% | 15 | 52% | 27 | 28% |
| 4 | 74% | 16 | 50% | 28 | 26% |
| 5 | 72% | 17 | 48% | 29 | 24% |
| 6 | 70% | 18 | 46% | 30 | 22% |
| 7 | 68% | 19 | 44% | 31 | 20% |
| 8 | 66% | 20 | 42% | 32 | 18% |
| 9 | 64% | 21 | 40% | 33 | 16% |
| 10 | 62% | 22 | 38% | 34 | 14% |
| 11 | 60% | 23 | 36% | 35 | 12% |
| 12 | 58% | 24 | 34% | 36 | 10% |
Month 37+: 0% — no refund available.
View Annual MIP Rate Tables
Loans with Term > 15 Years (e.g. 30-year)
| Loan Amount | LTV | MIP Rate |
|---|---|---|
| ≤ $726,200 | ≤ 95% | 0.50% |
| ≤ $726,200 | > 95% | 0.55% |
| > $726,200 | ≤ 95% | 0.70% |
| > $726,200 | > 95% | 0.75% |
Loans with Term ≤ 15 Years
| Loan Amount | LTV | MIP Rate |
|---|---|---|
| ≤ $726,200 | ≤ 90% | 0.15% |
| ≤ $726,200 | > 90% | 0.40% |
| > $726,200 | ≤ 78% | 0.15% |
| > $726,200 | 78–90% | 0.65% |
| > $726,200 | > 90% | 0.65% |
Source: HUD Mortgagee Letter 2023-05. Current for 2026.
How the FHA Loan Calculator Works
Understanding FHA Mortgage Insurance
FHA loans require two types of mortgage insurance: the Upfront Mortgage Insurance Premium (UFMIP) and the Annual Mortgage Insurance Premium (MIP). The UFMIP is a one-time charge of 1.75% of your base loan amount, typically financed into the loan. Annual MIP is an ongoing monthly charge based on your loan amount, LTV ratio, and loan term.
2026 FHA Annual MIP Rate Tiers
For 30-year loans at or below $726,200, the annual MIP rate is 0.50% for LTV ≤ 95% and 0.55% for LTV above 95%. Larger loans (above $726,200) carry rates of 0.70% and 0.75% respectively. 15-year terms enjoy significantly lower MIP rates, starting as low as 0.15% for borrowers with LTV at or below 90%.
MIP Duration — Life of Loan vs. 11 Years
How long you pay annual MIP depends on your down payment. Put down less than 10% and you pay MIP for the entire life of the loan. Put down 10% or more and MIP cancels automatically after 11 years. This is a critical factor in your total cost analysis.
FHA UFMIP Refund Credit
If you refinance from one FHA loan into another within 36 months, HUD provides a credit toward the new UFMIP. The refund schedule starts at 80% in month 1 and decreases 2 percentage points per month, reaching a minimum of 10% at month 36. After 36 months, no refund is available. For FHA Streamline Refinances, the 7-month waiting period means the maximum effective refund is 68%.
FHA Streamline Refinance
The FHA Streamline is a simplified FHA-to-FHA refinance with no appraisal, minimal documentation, and no new income verification. Borrowers whose original FHA loan was endorsed on or before May 31, 2009 receive a special reduced annual MIP rate of 0.55%, regardless of loan amount or LTV.
2026 FHA Loan Limits
The 2026 FHA loan limit for a single-unit property in standard areas is $541,287. In high-cost areas, the ceiling extends to $1,209,750. This calculator will alert you if your loan amount exceeds these thresholds.
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Important: This FHA calculator is for educational purposes and provides estimates only. MIP rates per HUD Mortgagee Letter 2023-05 (effective March 20, 2023). UFMIP rate of 1.75% per HUD Mortgagee Letter 2015-01. UFMIP refund schedule per HUD Handbook 4155.2. 2026 county loan limits sourced from HUD CHUMS data file per Mortgagee Letter 2025-23, effective January 1, 2026. Actual loan terms may vary. Not a commitment to lend.
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