On listings priced for first-time buyers
Homes at entry-level prices attract FHA buyers. Showing an FHA payment on the listing helps those buyers see themselves in the home, and it signals that you know how the program works.
Buyer tools · FHA buyers
An FHA loan calculator with MIP done properly
FHA loans let buyers put down as little as 3.5% with qualifying credit, but the mortgage insurance is different from conventional PMI: an upfront premium financed into the loan, plus an annual premium paid monthly. This FHA loan calculator for agents applies both, using HUD's current figures, so buyers on your FHA-friendly listings see a payment that reflects how the program actually works.
- Included on: every plan
- Runs in English and Spanish
- Leads arrive with all 8 results attached
How is FHA mortgage insurance calculated?
FHA charges an upfront mortgage insurance premium, currently 1.75% of the base loan and usually financed, plus an annual premium paid monthly, commonly 0.55% a year for a 30-year loan with under 5% down (HUD, effective March 20, 2023). The calculator applies both so the payment reflects the program.
When you'd send it
When to put the FHA Loan Calculator in front of people
When a seller asks 'should we accept FHA offers?'
Some sellers hesitate over FHA offers. Running the numbers shows what an FHA buyer's payment and loan look like, which helps you discuss the offer on its merits, including appraisal and property condition requirements.
On condo listings
FHA financing on condos depends on the project's approval status. Pair the calculator with a note to check status, so buyers don't fall in love with a unit they can't finance this way.
What your visitor sees
The buyer enters the home price, down payment percentage, rate and term. They see the monthly payment with principal and interest and monthly MIP, the base loan amount, the upfront MIP financed into the loan, the total loan amount, the annual MIP rate and how long MIP lasts.
The lead you receiveAn FHA buyer with a payment already worked out
You'll receive the Home Price and down payment they tested, Monthly Payment, Principal & Interest, Monthly MIP, Base Loan Amount, Upfront MIP (financed) and MIP Duration. Buyers choosing FHA are often first-time buyers who will value guidance through the process.
Follow-up that works
- Recommend getting an FHA pre-approval from a lender who regularly closes FHA loans.
- Check the property type: for condos, check FHA approval status before scheduling showings.
- Explain the FHA appraisal and minimum property standards early, so repair requests don't surprise anyone.
- What your visitor enters
- Home Price
- their input
- Down Payment (%)
- their input
- Interest Rate (%)
- their input
- Loan Term (years)
- their input
- What they see (and what you receive)
- Monthly Payment
- their result
- Principal & Interest
- their result
- Monthly MIP
- their result
- Base Loan Amount
- their result
- Upfront MIP (financed)
- their result
- Contact and source
- Name, email, phone
- with consent
- Page and campaign
- UTM · referrer
Your FHA payment came out around $2,950 with 3.5% down, including the mortgage insurance. That's in range for a few homes I'd love to show you. Do you have a lender who does a lot of FHA?
Before and after
Your page before and after this calculator
BeforeAfter
Before: Generic payment calculator
- Conventional PMI applied to an FHA buyer
- No upfront premium in the loan amount
- The payment changes at the lender
After: FHA payment with MIP
- Upfront MIP financed into the loan
- Annual MIP in the monthly payment
- A number that holds up at the lender
Reading the results
What each result means for your follow-up
The same figures your visitor sees arrive in your lead record. Here's how to read the ones that matter.
- Upfront MIP (financed)
- The upfront premium added to the loan. It's why the total loan amount is higher than the price minus down payment.
- Monthly MIP
- The annual premium divided by 12. On FHA it often lasts much longer than conventional PMI, which matters for buyers comparing the two.
- MIP Duration
- How long the annual premium applies. With under 10% down it's typically the life of the loan, unless the buyer refinances later.
What can go wrong
Mistakes that cost agents the lead
Treating FHA MIP like PMI
FHA mortgage insurance rarely ends on its own with small down payments. Buyers who expect it to disappear like PMI may be disappointed. The calculator shows the duration so you can explain it.
Ignoring FHA loan limits
FHA loan limits vary by county, from $541,288 in lower-cost areas to $1,249,125 in high-cost areas for 2026 (one-unit, HUD). Check your county before showing an FHA payment on a high-priced listing.
Skipping condo approval checks
An FHA buyer can't use FHA financing on a condo in a project that isn't approved, unless single-unit approval is possible. Check before the buyer falls for the unit.
Inside the FHA Loan Calculator
What your visitor enters (4)
Property & Down Payment
- Home Price
- Down Payment (%)
Loan Terms
- Interest Rate (%)
- Loan Term (years)
Field names are shown as they appear in the calculator's English interface.
What they see (and what you receive) (8)
- Monthly Payment
- Principal & Interest
- Monthly MIP
- Base Loan Amount
- Upfront MIP (financed)
- Total Loan Amount
- Annual MIP Rate
- MIP Duration
Definitions shown in the calculator (9)
- FHA loan
- A mortgage insured by the Federal Housing Administration, part of HUD, and made by approved private lenders. The insurance lets lenders accept smaller down payments and lower credit scores; per this calculator’s assumptions, as little as 3.5% down with a credit score of 580 or higher. Borrowers pay for the insurance through upfront and annual MIP.
- Upfront MIP
- A one-time FHA mortgage insurance premium equal to 1.75% of the base loan amount (HUD, effective 2023). It is usually financed into the loan rather than paid at closing, which is how this calculator treats it. On a $289,500 base loan, it adds $5,066.25 to the balance.
- Annual MIP
- An ongoing FHA mortgage insurance premium, quoted as a yearly percentage of the loan and paid in monthly installments with the mortgage payment. In the common case of a 30-year loan with under 5% down it is 0.55% per year (HUD Mortgagee Letter 2023-05, effective 2023); the rate varies with term, loan size and down payment.
- MIP duration
- How long annual MIP is charged. Per this calculator’s assumptions, putting 10% or more down lets annual MIP end after 11 years; with less than 10% down it generally lasts for the life of the loan, and removing it usually means refinancing into a non-FHA loan. The result shows which case applies to your down payment.
- Down payment
- The part of the purchase price paid in cash at closing rather than borrowed. On an FHA loan it sets the base loan amount and affects how long annual MIP lasts. A larger down payment reduces the loan, the monthly payment and the premiums, which are figured as percentages of the loan.
- Base loan amount
- The home price minus the down payment, before the upfront MIP is added. Both the upfront and annual premiums are figured from this amount. With the default $300,000 price and 3.5% down, the base loan is $289,500. The down payment and closing costs are paid separately in cash.
- Total loan amount
- The base loan plus the financed upfront MIP. It is the balance you actually repay, so principal and interest are calculated on this larger figure. Financing the premium avoids paying it in cash at closing but adds interest on it over the life of the loan.
- Principal and interest
- The part of the monthly payment that repays the loan and covers interest, calculated from the total loan amount, rate and term. On an FHA loan the full monthly payment adds annual MIP on top; property tax and homeowners insurance, which lenders usually also collect, are not included in this calculator.
- FHA loan limits
- The largest loan FHA will insure in a given county. For 2026 the one-unit limit ranges from a floor of $541,288 to a ceiling of $1,249,125 in high-cost areas (HUD, 2026). A loan above the local limit cannot be an FHA loan. This calculator does not check the limit for your county.
Calculator disclaimer
Estimates only. FHA mortgage insurance premiums (upfront and annual) and loan limits are set by HUD and change periodically. Confirm current MIP rates and eligibility with an FHA-approved lender.
Calculator results are estimates for illustration, not Loan Estimates, pre-approvals or offers of credit.
Sources
Questions by topic
FHA Loan Calculator: questions agents ask
Where do the FHA figures come from?
From HUD. The upfront MIP of 1.75% and the common annual MIP of 0.55% are taken from HUD's published premium schedule (effective March 20, 2023). They're reviewed in the calculator definitions, and buyers should confirm current figures with their lender.
Why is the total loan amount higher than the price minus down payment?
Because the upfront MIP is usually financed: added to the base loan rather than paid in cash. The monthly principal and interest is calculated on the total loan amount.
Does the annual MIP rate vary?
Yes, by loan term, loan amount and loan-to-value. The calculator uses the rate that applies to the common case. Buyers with larger down payments or 15-year terms may have a lower rate, and their lender will confirm it.
Who is an FHA loan usually right for?
Often buyers with smaller down payments or credit that doesn't fit conventional pricing well. But the right loan depends on the buyer, and a lender should compare FHA and conventional options. The PMI calculator helps buyers see the conventional side.
Are FHA offers weaker for sellers?
Not inherently. FHA appraisals have property condition standards, and some sellers worry about repairs. A well-prepared FHA buyer with a pre-approval from an experienced lender can be a solid offer. Discuss terms, not loan types, with sellers.
Can I advertise a listing as 'FHA eligible'?
Be careful. Eligibility depends on the buyer, the appraisal, property standards and loan limits. Saying 'FHA financing may be available' and showing an estimate is safer than promising eligibility.
Can the mortgage calculator also do FHA?
Yes. The mortgage calculator has an FHA loan type with the same rules plus taxes and insurance. This dedicated FHA calculator is simpler, for pages aimed at FHA buyers.
Are the HUD figures kept current?
The statutory figures are sourced and dated, and they're reviewed in the platform's US data pack. If HUD changes a premium, the calculator update applies to every embed without you changing anything.
Does the FHA calculator run in Spanish?
Yes. It runs in English and Spanish, including MIP definitions and the disclaimer.
Pairs well with
Calculators that pair well with this one
Put the FHA Loan Calculator on your next listing
Included on every plan, including the free Agent plan. No card needed.