Estimate FHA purchase payments, upfront and recurring mortgage insurance, closing cash, amortization and extra-payment savings with explicit policy assumptions.
01 / PURCHASE & FHA ASSUMPTIONS
Fixed-rate FHA purchase planning in USD. Loan qualification and county loan limits are not determined from these inputs.
Policy status · checked 2026-10-26: official HUD sources could not be retrieved in this session. Default insurance uses a historical model effective 2023-03-20, with duration rules from 2013-06-03; it is not verified current policy. Confirm rates with HUD or enter your lender’s assumptions below.
02 / MORTGAGE DASHBOARD
The upfront premium is financed, so its cash-paid line is $0. It is included once in loan principal. Earnest money already deposited, reserves, lender fees and other amounts not entered can change actual closing cash. Only credits permitted for these costs should be entered; credits do not establish down-payment eligibility.
Loan-related cost = base principal + upfront MIP once + interest + recurring MIP + entered closing costs. It excludes down payment, ownership costs and prepaids, and is before credits. Financed upfront MIP is already in P&I principal; it is not added twice.
| Year | Payment date | Opening | Principal | Interest | MIP | Extra principal | Ending | Cumulative principal | Cumulative interest |
|---|---|---|---|---|---|---|---|---|---|
| 1 | 2027-10-01 | $294,566.25 | $3,617.28 | $17,575.56 | $1,583.40 | $0.00 | $290,948.97 | $3,617.28 | $17,575.56 |
| 2 | 2028-10-01 | $290,948.97 | $3,840.39 | $17,352.45 | $1,563.24 | $0.00 | $287,108.58 | $7,457.67 | $34,928.01 |
| 3 | 2029-10-01 | $287,108.58 | $4,077.24 | $17,115.60 | $1,542.00 | $0.00 | $283,031.34 | $11,534.91 | $52,043.61 |
| 4 | 2030-10-01 | $283,031.34 | $4,328.69 | $16,864.15 | $1,519.32 | $0.00 | $278,702.65 | $15,863.60 | $68,907.76 |
| 5 | 2031-10-01 | $278,702.65 | $4,595.68 | $16,597.16 | $1,495.20 | $0.00 | $274,106.97 | $20,459.28 | $85,504.92 |
| 6 | 2032-10-01 | $274,106.97 | $4,879.15 | $16,313.69 | $1,469.76 | $0.00 | $269,227.82 | $25,338.43 | $101,818.61 |
| 7 | 2033-10-01 | $269,227.82 | $5,180.07 | $16,012.77 | $1,442.64 | $0.00 | $264,047.75 | $30,518.50 | $117,831.38 |
| 8 | 2034-10-01 | $264,047.75 | $5,499.56 | $15,693.28 | $1,413.84 | $0.00 | $258,548.19 | $36,018.06 | $133,524.66 |
| 9 | 2035-10-01 | $258,548.19 | $5,838.79 | $15,354.05 | $1,383.24 | $0.00 | $252,709.40 | $41,856.85 | $148,878.71 |
| 10 | 2036-10-01 | $252,709.40 | $6,198.90 | $14,993.94 | $1,350.84 | $0.00 | $246,510.50 | $48,055.75 | $163,872.65 |
| 11 | 2037-10-01 | $246,510.50 | $6,581.25 | $14,611.59 | $1,316.40 | $0.00 | $239,929.25 | $54,637.00 | $178,484.24 |
| 12 | 2038-10-01 | $239,929.25 | $6,987.16 | $14,205.68 | $1,279.80 | $0.00 | $232,942.09 | $61,624.16 | $192,689.92 |
| 13 | 2039-10-01 | $232,942.09 | $7,418.12 | $13,774.72 | $1,240.92 | $0.00 | $225,523.97 | $69,042.28 | $206,464.64 |
| 14 | 2040-10-01 | $225,523.97 | $7,875.63 | $13,317.21 | $1,199.76 | $0.00 | $217,648.34 | $76,917.91 | $219,781.85 |
| 15 | 2041-10-01 | $217,648.34 | $8,361.39 | $12,831.45 | $1,155.96 | $0.00 | $209,286.95 | $85,279.30 | $232,613.30 |
| 16 | 2042-10-01 | $209,286.95 | $8,877.11 | $12,315.73 | $1,109.52 | $0.00 | $200,409.84 | $94,156.41 | $244,929.03 |
| 17 | 2043-10-01 | $200,409.84 | $9,424.63 | $11,768.21 | $1,060.20 | $0.00 | $190,985.21 | $103,581.04 | $256,697.24 |
| 18 | 2044-10-01 | $190,985.21 | $10,005.91 | $11,186.93 | $1,007.88 | $0.00 | $180,979.30 | $113,586.95 | $267,884.17 |
| 19 | 2045-10-01 | $180,979.30 | $10,623.06 | $10,569.78 | $952.20 | $0.00 | $170,356.24 | $124,210.01 | $278,453.95 |
| 20 | 2046-10-01 | $170,356.24 | $11,278.26 | $9,914.58 | $893.16 | $0.00 | $159,077.98 | $135,488.27 | $288,368.53 |
| 21 | 2047-10-01 | $159,077.98 | $11,973.87 | $9,218.97 | $830.52 | $0.00 | $147,104.11 | $147,462.14 | $297,587.50 |
| 22 | 2048-10-01 | $147,104.11 | $12,712.40 | $8,480.44 | $764.04 | $0.00 | $134,391.71 | $160,174.54 | $306,067.94 |
| 23 | 2049-10-01 | $134,391.71 | $13,496.47 | $7,696.37 | $693.36 | $0.00 | $120,895.24 | $173,671.01 | $313,764.31 |
| 24 | 2050-10-01 | $120,895.24 | $14,328.90 | $6,863.94 | $618.36 | $0.00 | $106,566.34 | $187,999.91 | $320,628.25 |
| 25 | 2051-10-01 | $106,566.34 | $15,212.69 | $5,980.15 | $538.80 | $0.00 | $91,353.65 | $203,212.60 | $326,608.40 |
| 26 | 2052-10-01 | $91,353.65 | $16,150.97 | $5,041.87 | $454.20 | $0.00 | $75,202.68 | $219,363.57 | $331,650.27 |
| 27 | 2053-10-01 | $75,202.68 | $17,147.12 | $4,045.72 | $364.44 | $0.00 | $58,055.56 | $236,510.69 | $335,695.99 |
| 28 | 2054-10-01 | $58,055.56 | $18,204.73 | $2,988.11 | $269.16 | $0.00 | $39,850.83 | $254,715.42 | $338,684.10 |
| 29 | 2055-10-01 | $39,850.83 | $19,327.56 | $1,865.28 | $168.00 | $0.00 | $20,523.27 | $274,042.98 | $340,549.38 |
| 30 | 2056-10-01 | $20,523.27 | $20,523.27 | $673.20 | $60.60 | $0.00 | $0.00 | $294,566.25 | $341,222.58 |
| Date | Opening | Principal | Interest | MIP | Extra principal | Ending |
|---|---|---|---|---|---|---|
| 2026-11-01 | $294,566.25 | $293.24 | $1,472.83 | $131.95 | $0.00 | $294,273.01 |
| 2026-12-01 | $294,273.01 | $294.70 | $1,471.37 | $131.95 | $0.00 | $293,978.31 |
| 2027-01-01 | $293,978.31 | $296.18 | $1,469.89 | $131.95 | $0.00 | $293,682.13 |
| 2027-02-01 | $293,682.13 | $297.66 | $1,468.41 | $131.95 | $0.00 | $293,384.47 |
| 2027-03-01 | $293,384.47 | $299.15 | $1,466.92 | $131.95 | $0.00 | $293,085.32 |
| 2027-04-01 | $293,085.32 | $300.64 | $1,465.43 | $131.95 | $0.00 | $292,784.68 |
| 2027-05-01 | $292,784.68 | $302.15 | $1,463.92 | $131.95 | $0.00 | $292,482.53 |
| 2027-06-01 | $292,482.53 | $303.66 | $1,462.41 | $131.95 | $0.00 | $292,178.87 |
| 2027-07-01 | $292,178.87 | $305.18 | $1,460.89 | $131.95 | $0.00 | $291,873.69 |
| 2027-08-01 | $291,873.69 | $306.70 | $1,459.37 | $131.95 | $0.00 | $291,566.99 |
| 2027-09-01 | $291,566.99 | $308.24 | $1,457.83 | $131.95 | $0.00 | $291,258.75 |
| 2027-10-01 | $291,258.75 | $309.78 | $1,456.29 | $131.95 | $0.00 | $290,948.97 |
| 2027-11-01 | $290,948.97 | $311.33 | $1,454.74 | $130.27 | $0.00 | $290,637.64 |
| 2027-12-01 | $290,637.64 | $312.88 | $1,453.19 | $130.27 | $0.00 | $290,324.76 |
| 2028-01-01 | $290,324.76 | $314.45 | $1,451.62 | $130.27 | $0.00 | $290,010.31 |
| 2028-02-01 | $290,010.31 | $316.02 | $1,450.05 | $130.27 | $0.00 | $289,694.29 |
| 2028-03-01 | $289,694.29 | $317.60 | $1,448.47 | $130.27 | $0.00 | $289,376.69 |
| 2028-04-01 | $289,376.69 | $319.19 | $1,446.88 | $130.27 | $0.00 | $289,057.50 |
| 2028-05-01 | $289,057.50 | $320.78 | $1,445.29 | $130.27 | $0.00 | $288,736.72 |
| 2028-06-01 | $288,736.72 | $322.39 | $1,443.68 | $130.27 | $0.00 | $288,414.33 |
| 2028-07-01 | $288,414.33 | $324.00 | $1,442.07 | $130.27 | $0.00 | $288,090.33 |
| 2028-08-01 | $288,090.33 | $325.62 | $1,440.45 | $130.27 | $0.00 | $287,764.71 |
| 2028-09-01 | $287,764.71 | $327.25 | $1,438.82 | $130.27 | $0.00 | $287,437.46 |
| 2028-10-01 | $287,437.46 | $328.88 | $1,437.19 | $130.27 | $0.00 | $287,108.58 |
Fixed-rate P&I uses P × r / (1−(1+r)⁻ᴺ); at zero interest it uses P/N. Payments, monthly interest and principal use cent rounding; the final payment clears the remaining balance. Extra payments are capped at outstanding principal.
Recurring MIP is an estimate: average the year’s twelve scheduled beginning balances, remove the financed upfront-premium portion, multiply by the assumed annual MIP rate and divide by twelve. The monthly premium is rounded to cents and held constant for that year. Renewal balances follow the original schedule; extra payments reduce insurance only by shortening repayment here. Exact lender servicing and HUD billing adjustments may differ. This is a documented planning approximation, not verified servicing compliance.
Current applicability: not verified. Last verification attempt: 2026-10-26. HUD’s handbook listing, premium-calculation guidance, upfront-premium page and 2023 letter returned access errors; the forward-mortgage FAQ returned an error shell. The reported August 12, 2026 handbook update and subsequent Mortgagee Letters could not be checked. The 2023 table is a historical assumption, not a claim about the latest policy.
| Detail | Model used | Verification status |
|---|---|---|
| Upfront MIP | 1.75% of base loan unless overridden | Historical assumption; current applicability unverified |
| Annual rates / threshold | 2023-05 term, original-LTV and $726,200 base-loan categories | Model effective March 20, 2023; current table unverified |
| Duration | 2013-04 original-LTV rules: 11 years or full term, capped at payoff | Model effective June 3, 2013; current rules unverified |
| Periodic premium method | Annual average scheduled beginning balances, excluding financed UFMIP | Planning approximation; HUD averaging, truncation and servicing adjustments unverified |
| Renewal rounding | One rounded monthly premium per model year | Not certified to HUD billing or lender servicing rules |
Base loan excludes financed UFMIP. The model removes the financed-premium proportion before estimating each year’s recurring premium. Its mean-of-twelve scheduled beginning balances and cent rounding have not been verified against the currently published HUD calculation instructions. No speculative rounding or truncation change is substituted for that missing verification. Lender-provided rate and duration overrides remain available; overrides do not make the premium methodology exact.
Loan limits depend on county, calendar year and unit count. There is no verified offline county-limit dataset in this calculator. Check the property in HUD’s official FHA loan-limit lookup. The $726,200 historical insurance-category threshold is not a nationwide loan limit.
Historical general guidance: 580+ credit scores may permit 3.5% down; 500–579 may require at least 10%. Requirements and lender overlays must be checked. FHA purchases generally require principal-residence occupancy. DTI depends on documented income, obligations and underwriting; no ratio or calculation here determines approval. This purchase model excludes streamline/refinance, special programs and refunds.
This calculator provides estimates for educational and planning purposes. FHA insurance rules, loan limits, eligibility and lender costs may change. Confirm current terms with HUD and your lender.
Enter your values locally; no inputs are uploaded.
Check validation feedback before reviewing the browser-generated result.
Review the explanation, copy supported outputs or reset the workspace.
Enter price, down payment, fixed rate and term. Review the policy-status notice, choose upfront-MIP financing and optionally supply costs, extra principal or lender-provided insurance assumptions.
Separate purchase cash, base loan, financed upfront insurance and recurring MIP. Compare standard and extra-payment schedules with distinct interest and insurance savings, and inspect closing-cash components and explicit historical-policy limitations.
Home prices, mortgage assumptions, extra payments and entered closing or ownership costs remain in browser memory. No mortgage application, lender inquiry or external input processing occurs. Official HUD links are reference resources; they do not receive your calculator inputs.
No. Official HUD pages and letters could not be retrieved during the October 26, 2026 verification attempt. Defaults are explicitly a historical model referencing Mortgagee Letter 2023-05, effective March 20, 2023, and 2013-04 duration rules. Confirm current policy with HUD or enter explicit lender assumptions.
Base loan equals purchase price minus down payment. Upfront MIP is a separate assumed percentage of that base. Financing it adds it once to initial principal; paying it in cash adds it once to closing cash instead. Recurring MIP is a separate periodic cost.
The planning model averages each year’s twelve scheduled beginning balances, excludes the financed upfront-premium portion, multiplies by the assumed annual MIP rate and divides by twelve. Each renewal year has a constant rounded monthly premium. Exact lender servicing adjustments may differ; this is not verified servicing compliance.
No. Historical duration is based on original base-loan LTV and term, not a newly reached 78% or 80% balance ratio. Extra principal is capped at the outstanding balance and can stop premiums by paying the loan off earlier. The original scheduled balance path is used for renewal estimates.
Down payment, cash-paid upfront MIP, entered closing costs and prepaids, minus applicable seller credits, floored at zero. Only permitted credits should be entered; the calculator does not authorize using seller credits for a required down payment. Earnest-money deposits and unentered reserves or fees are excluded.
No. Credit, documented income, DTI, owner occupancy, property, lender overlays and current HUD rules matter. County limits depend on location, year and unit count; the official HUD lookup is linked. The historical $726,200 insurance-category threshold is not a nationwide loan limit.