A cut section, top to bottom
0–3 yr · What does FHA insurance cost me over the whole loan?
FHA insurance is two charges, not one, and the expensive part is the one that never appears as a line on the closing statement — a premium added to the loan that then collects interest for thirty years.
Every figure this page produces is illustrative. The rate you type is an assumption, not an offer; nothing here is a quote, an application or a commitment to lend. The assumptions in force are printed at the bottom of the page.
FHA insurance over the term Illustrative
$0
The $0 upfront premium plus every monthly premium charged under the rule that applies to your down payment, over a30-year term. Interest on the financed upfront premium is counted separately, below.
The same loan, the same rate, the same MIP rate. The only difference is whether the eleven-year cutoff applies — and it applies at ten per cent down and not at 9.99.
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Every figure in this panel is illustrative and moves with the inputs on the left.
Both lines fall gently because the premium is charged against a shrinking balance. One of them stops at the end of year eleven and the other does not. Illustrative.
Financing the 1.75% turns a one-off charge into a slice of every payment for the whole term. The flat dashed line is what the same premium would have cost in cash at closing; the dashed vertical rule marks the year financing has cost more than paying it. Illustrative.
Three and a half per cent down is the minimum at a credit score of 580 or better. Between 500 and 579 the minimum is ten per cent. Below 500 there is no FHA loan. Individual lenders routinely require more than the FHA minimum, which is their own overlay rather than the programme.
One and three-quarter per cent of the base loan amount, charged once. Almost every borrower adds it to the loan rather than paying it at closing, which means it is not a fee — it is a fee that earns interest for the lender for the whole life of the loan. This page prices that.
On a thirty-year loan with less than ten per cent down, the annual mortgage insurance premium runs for the life of the loan. At ten per cent or more it ends after eleven years. That is the single largest lever on this page, and it is decided on day one.
HUD publishes the annual MIP schedule and has revised it several times, upward and downward, tied to the health of the insurance fund. Treat the rate box on this page as an assumption you check against the current HUD mortgagee letter, not as a constant.
The limit is calculated county by county as a percentage of the local conforming limit, bounded below by a national floor and above by a national ceiling, and republished every year. Whether a price is inside the FHA limit is a question about your county this year, so no number for it appears on this page.
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