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FHA MIP · UFMIP + Annual MIP

FHA Mortgage Insurance 2026: UFMIP, Annual MIP, and When It Comes Off

Every FHA-insured mortgage carries two premiums: Upfront MIP (1.75%) and Annual MIP paid monthly. current HUD guidance sets the current rates. Here's how MIP works, when it drops, and how to plan around it. Simply Approved Mortgages (Company NMLS# 2620881).

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Quick answerSummary
  • ✓Upfront MIP: 1.75% of base loan amount (usually financed)
  • ✓Annual MIP: ~0.15%–0.75%/year
  • ✓Annual MIP billed monthly as (Annual MIP ÷ 12)
  • ✓Drops after 11 years if original LTV ≤ 90%
  • ✓Life-of-loan if original LTV > 90% — refinance is the exit
  • ✓UFMIP partially refundable within 3 years on FHA-to-FHA refi
  • ✓Rate is set at closing; dollar amount amortizes down each year
SA

Written by

Simply Approved Mortgages Team

Licensed Loan Officers · NMLS# 2620881

12 min read·Independently researched · No paid product placement
Content verified against HUD Handbook 4000.1 · Update 18 (August 12, 2026)Simply Approved Mortgages LLC is not affiliated with HUD or FHA. The handbook text governs; this page is an educational summary.
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Complete the short request and a Simply Approved Mortgages Loan Officer sends back a written summary built from your own numbers: an estimated payment breakdown, estimated cash to close, the loan structures that may fit your file, and the documentation underwriting will ask for.

  • Estimated monthly payment with taxes and insurance
  • Estimated cash to close for your scenario
  • Loan structures your profile may fit
  • Document checklist for your file
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Takes about 3 minutes · Summary shown on screen and emailed to you

Illustration only, generated from the information you enter. Not a rate quote, lock, loan estimate, pre-qualification, offer, approval, or commitment to lend. Figures are subject to credit, income, asset and property review and full lender underwriting; binding numbers appear on your Loan Estimate.

Scenario summary

Purchase price entered
$412,000
Down payment entered
$20,600
Estimated loan amount
$391,400
Estimated cash to close
$14,300
Programs reviewed
4

Sample layout with example figures — your own numbers replace these. Simply Approved Mortgages LLC · NMLS #2620881 · Equal Housing Opportunity.

What is FHA mortgage insurance?

FHA mortgage insurance (MIP) is the premium the FHA charges to insure the lender against loss on an FHA-insured mortgage. Because the FHA takes the credit risk, lenders can safely originate loans with 3.5% down and 580 FICO — that insurance is what makes the whole program possible. Every FHA loan has MIP; there is no way to get an FHA loan without it.

Upfront MIP (UFMIP)

UFMIP is 1.75% of the base loan amount. On a $300,000 base loan, UFMIP is $5,250. It's due at closing — but the vast majority of borrowers finance UFMIP into the loan, so the total loan becomes $300,000 + $5,250 = $305,250. This is standard FHA practice and does not require additional down payment. These figures are illustrative — not a quote, lock, offer, or commitment to lend.

Annual MIP

Annual MIP is the recurring premium billed monthly as part of your mortgage payment. current HUD guidance sets Annual MIP rates roughly between 0.15% and 0.75% per year, based on loan amount, LTV, and loan term.

Monthly Annual MIP = (loan balance × Annual MIP %) ÷ 12. As your loan amortizes, the dollar amount decreases each year even though the percentage stays fixed.

When does Annual MIP end? The 11-year rule

Two possibilities on a 30-year FHA loan:

  • Original LTV ≤ 90% (you put 10% or more down): Annual MIP is removed after 11 years.
  • Original LTV over 90% (which includes the 3.5% down FHA borrower — LTV 96.5%): Annual MIP remains for the life of the loan.

These rules apply to loans with case numbers assigned on or after June 3, 2013. Because most FHA buyers put 3.5% down, they live under the life-of-loan rule — which is why the standard exit is refinancing into a conventional loan at ~20% equity, where PMI is either cheap or absent.

UFMIP refund on FHA-to-FHA refinance

If you refinance from one FHA loan into another (typically via the FHA Streamline Refinance) within the first 3 years of the original loan, HUD provides a partial UFMIP refund on a declining schedule — the earlier you refinance, the larger the refund. The refund is credited toward the new loan's UFMIP.

Planning around FHA MIP

✓

Refinance to conventional at ~20% equity

The standard exit — drop MIP entirely once credit and equity support it.

✓

Put 10%+ down if you can

Triggers the 11-year MIP drop-off — meaningful savings on long-hold loans.

✓

Compare against conventional PMI

At 700+ FICO, conventional often wins outright. See FHA vs Conventional.

✓

Watch for HUD rate changes

HUD occasionally revises Annual MIP schedules for new loans; existing loans keep their rate.

✓

Streamline for UFMIP refund

Refinancing early captures a partial UFMIP refund credit.

✓

Don't confuse MIP with PMI

They're different products with different cancellation rules.

Expert Insight
Life-of-loan MIP sounds terrible until you plan for it. In practice, most 3.5%-down FHA borrowers refinance to conventional inside 5–7 years and pay MIP for a small fraction of the 30-year loan. What makes FHA MIP worth paying is that it lets you enter the housing market on terms conventional wouldn't touch — and every month you build equity you would otherwise pay in rent.
Simply Approved Mortgages Team
Licensed Loan Officers • NMLS# 2620881

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A Simply Approved Mortgages Loan Officer reviews your credit, income, and property against current FHA guidelines and follows up with estimated figures. Educational only — not a quote, lock, offer, or commitment to lend.

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The honest trade-off

FHA loan pros and cons

FHA is powerful but not perfect. Here is the straight read on both sides.

Pros

  • +

    580 FICO at 3.5% down.

    More flexible than nearly every conventional program.

  • +

    Standard 43% back-end DTI; can stretch to approximately 56.99%.

    Higher debt loads can still qualify with compensating factors.

  • +

    100% gift funds allowed.

    Full down payment can come from family, employer, or DPA.

  • +

    Assumable loan.

    A qualified future buyer can take over your FHA at your rate.

  • +

    6% seller concessions.

    Sellers can fund a meaningful portion of closing costs.

  • +

    Short post-event waiting periods.

    2 yrs post Ch.7, 3 yrs post foreclosure (HUD).

Cons

  • !

    Annual MIP for life when LTV > 90%.

    Refinancing into conventional is the standard exit.

  • !

    County loan limits cap the amount.

    High-cost homes may need conventional or jumbo.

  • !

    HUD property standards required.

    Safety, soundness, security issues must be cured pre-close.

  • !

    Primary residence only.

    No second homes or pure investment properties.

  • !

    Upfront MIP increases loan size.

    1.75% of the base loan amount, typically financed.

  • !

    Lender overlays may apply.

    Some lenders require a higher score than HUD’s 580 floor.

See where you stand on these requirements

A Simply Approved Mortgages Loan Officer will review your credit, income, and reserves against real program guidelines — no obligation.

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FHA MIP real-world math

✓

$300k loan, 3.5% down, 30-yr

UFMIP ~$5,250 financed; Annual MIP ~0.55% = ~$137/mo on the current balance.

✓

$400k loan, 10% down, 30-yr

MIP removed after 11 years per HUD rule; long-term savings ~$45k.

✓

$275k loan, 3.5% down, 15-yr

Annual MIP is lower on 15-yr terms; some LTV brackets reach 0.15%.

✓

Refi to conventional at 20% equity

MIP drops entirely — a $180/mo permanent savings for many borrowers.

Live market pricing

FHA loan mortgage rates today

FHA mortgage rates change every business day with the MBS market, Treasury yields, and lender pricing. Because FHA loans are federally insured, lenders can price them competitively for borrowers with credit scores and debt-to-income ratios that might not qualify for the best conventional terms.

Your exact rate depends on your middle FICO score, loan-to-value ratio, loan amount, occupancy, property type, and whether you pay discount points. Borrowers with higher credit scores and larger down payments typically receive more favorable pricing and Annual MIP factors.

We update our rate board daily through our Simply Approved Mortgages rate engine so you can review current FHA rate and APR examples for the scenario you select.

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What affects your FHA rate

  • ✓

    Credit score

    Higher middle FICO scores get lower base rates and better MIP tiers.

  • ✓

    Down payment / LTV

    A 10% down payment unlocks the 11-year MIP removal rule and lower pricing.

  • ✓

    Loan amount

    Rates and MIP factors differ between standard and high-balance FHA loans.

  • ✓

    Discount points

    Paying points upfront can lower your rate — or keep costs lower with a slightly higher rate.

  • ✓

    Market timing

    Rates move with MBS and Treasury markets; locking protects you from increases.

Rates and APRs shown on our rate board are illustrative and change daily. Not a quote, lock, offer, or commitment to lend. Your actual rate, APR, and payment depend on credit, income, assets, occupancy, property type, and automated underwriting findings. Binding figures appear on your official Loan Estimate after a complete application. Simply Approved Mortgages LLC, NMLS# 2620881. Equal Housing Opportunity.

Interactive tools

FHA loan calculators

Estimate your FHA payment, see how much home you can afford, and compare FHA vs Conventional side-by-side. All figures are illustrative — not a quote, lock, offer, or commitment to lend.

Loan term
Estimated monthly payment (PITI + MIP)
$2,755/mo
Principal & interest$2,172
Property taxes$300
Homeowner's insurance$125
Annual MIP (0.55%)$158
Down payment$12,250
Base loan$337,750
UFMIP (1.75%, financed)$5,911
Total loan amount$343,661
LTV96.5%
See Today's Rates

Illustrative scenarios for educational purposes only. Not a quote, lock, offer, or commitment to lend. FHA Annual MIP rates; UFMIP is 1.75% of the base loan amount and is typically financed. Conventional PMI rates vary by mortgage insurer, credit score, and LTV. Property taxes and homeowner's insurance vary by location and carrier. Binding figures appear on your Loan Estimate after a complete application. Simply Approved Mortgages LLC, NMLS# 2620881. Equal Housing Opportunity.

Next steps

See Today's Rates

Emailing your FHA payment and limit calculators scenario opens our secure request form so a Simply Approved Mortgages Loan Officer can review those numbers. Estimates are illustrative and are not a quote, lock, offer, or commitment to lend.

Wholesale advantage

Compare loan officer compensation on your mortgage quote

Loan officer compensation is part of the cost of a mortgage. On eligible residential loans, Simply Approved Mortgages generally uses 1.5% lender-paid compensation. Enter the compensation shown on another lender's Loan Estimate to see the difference in dollars.

Simply Approved Mortgages compensation (1.5%)$4,500
Quote you entered (2.75%)$8,250

Compensation difference on this illustration: $3,750.

How lower compensation can help you

Room for a lower rate

When less compensation is built into pricing, there can be room for a lower interest rate, which may lower your monthly payment.

Possible credits toward closing

Depending on the rate you choose, pricing can sometimes include a lender credit toward third-party closing costs, so you may bring less cash to closing.

More purchasing power

A lower rate means a lower monthly payment, which can lower your debt-to-income ratio and may help you qualify for more home on the same income.

Wholesale, not retail

As a mortgage broker we compare pricing from wholesale lenders instead of offering a single bank’s retail pricing.

Tip: On page 2 of your Loan Estimate, look at Section A, "Origination Charges." If the lender pays the loan officer, that compensation usually does not appear there as its own line; it is built into the interest rate. That is why comparing the rate and any lender credits side by side matters.

Get a second opinion on your Loan Estimate

Already have a Loan Estimate from another bank or broker? Share it with a Simply Approved Mortgages Loan Officer, who will compare the rate, fees and credits side by side with options we can arrange. No cost to request a review.

Illustration only — not a quote, lock, offer, or commitment to lend; binding figures appear on your Loan Estimate. Lender-paid compensation is paid by the lender, not directly by you, and is part of the loan's pricing, so the loan is not free of costs. A lower compensation figure does not by itself guarantee a lower rate or lower closing costs; individual results vary by credit, loan type, property and market conditions. Residential lending in FL and CO only. Simply Approved Mortgages LLC · NMLS #2620881 · Equal Housing Opportunity.

Trusted government resources

These independent government resources can help you research mortgage programs, rates, and your rights before you apply.

Simply Approved Mortgages is not affiliated with HUD, the CFPB, the FTC, the VA, or any other government agency. Links are provided for your independent verification.

FAQs reviewed by Simply Approved Mortgages · November 2026

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Frequently Asked Questions About FHA Mortgage Insurance 2026

Answers to the most common about FHA mortgage insurance 2026 questions, written by licensed loan officers.

FHA MIP is the insurance premium the FHA charges to protect the lender against loss if the borrower defaults. Because the FHA insures the loan, lenders can safely approve borrowers with lower credit and smaller down payments than they otherwise would.
Ask Sam AI

Ask SAM anything about mortgages

SAM is the Simply Approved Mortgages AI assistant. It answers general questions using the reviewed guides published on this site and links you to the primary government source. It is educational only — it does not quote a rate, payment, APR, approval or commitment to lend. A Simply Approved Mortgages Loan Officer reviews every scenario before any terms are confirmed.

Hi, I'm SAM — an AI assistant for Simply Approved Mortgages. I can explain loan programs, closing costs, DTI, down payments and which calculator or guide to use. I'm not a licensed loan officer, and nothing here is a quote, approval or commitment to lend.

SAM is an AI assistant — not a licensed loan officer, attorney, CPA or financial adviser. Answers are educational only, are not a quote, lock, offer or commitment to lend, and material loan terms must be reviewed by a Simply Approved Mortgages Loan Officer. Never share SSN/ITIN, date of birth, account numbers or passwords in chat. Residential mortgage loans are arranged in Florida and Colorado. Start My Approval.

Ask Sam AI provides general educational information only. It is an automated assistant, may be incomplete or out of date, and does not provide legal, tax or financial advice. Nothing it produces is a rate quote, APR, pre-approval, offer or commitment to lend. Never share a Social Security number, ITIN, date of birth, account number or password in chat. Simply Approved Mortgages LLC (NMLS #2620881) arranges residential mortgage loans in Florida and Colorado. Eligibility, terms, conditions and availability vary by borrower, property, lender, loan program and state, and all loans are subject to lender underwriting and approval. Equal Housing Opportunity.

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FHA product library

Explore every FHA loan product and topic

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FHA Loans — Complete Guide

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FHA 203(b) Purchase

The standard 3.5%-down FHA purchase loan.

Read guide →

FHA 203(k) Renovation

Buy + renovate in one FHA loan.

Read guide →

FHA Streamline Refinance

Faster refinance for existing FHA loans.

Read guide →

FHA Cash-Out Refinance

Tap equity up to 80% LTV.

Read guide →

FHA HECM Reverse Mortgage

HUD-insured reverse mortgage for age 62+.

Read guide →

FHA Loan Limits

County floor, ceiling, and how limits are set.

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FHA Appraisal Requirements

HUD MPR standards and what appraisers check.

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FHA Gift Funds

Who can gift, documentation, and the paper trail.

Read guide →

FHA DTI Calculator

Run your ratios against FHA benchmarks.

Read guide →

FHA vs Conventional

Compare total cost by credit tier.

Read guide →

FHA Waiting Periods

BK, foreclosure, and short-sale timelines.

Read guide →

How this page connects

Where this fits in the FHA lending library

This page sits inside our FHA lending coverage.

What most readers open next

Explore the full guide

Keep reading — the rest of the buying playbook

Each of these is a deep-dive on one piece of the purchase mortgage process. Bookmark whichever you need next.

Guide

FHA Loans — Complete Guide

The full FHA reference.

Read the guide →

Guide

FHA vs Conventional

MIP vs PMI — which is cheaper for you.

Read the guide →

Guide

FHA Streamline Refinance

The path to a UFMIP refund.

Read the guide →

Guide

FHA Loan Limits

Loan-amount inputs into MIP math.

Read the guide →

Guide

FHA DTI Calculator

Include MIP in your payment ratios.

Read the guide →

Guide

FHA 203(b) Purchase

The loan MIP is being paid on.

Read the guide →

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Related mortgage guides across our library

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FHA allows 3.5% down at 580+ FICO, or 10% down at 500–579 FICO.

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Broker identification. Simply Approved Mortgages LLC is a mortgage broker and is not a direct lender. We arrange residential mortgage loans with third-party wholesale lenders and do not make the lender's final credit decision or fund the loan. We arrange residential mortgage loans in Florida and Colorado. Business-purpose mortgage products may be arranged in additional states only where permitted by applicable law and pursuant to applicable licensing requirements or exemptions.

Credit and program terms. All loans are subject to lender credit approval, underwriting, acceptable appraisal or valuation when required, title review, insurance, and supporting documentation. Eligibility, programs, rates, APRs, points, lender credits, fees, payments, terms, loan amounts, down-payment requirements, mortgage insurance, and availability may vary based on borrower, property, occupancy, credit profile, loan-to-value ratio, debt-to-income ratio, lender, loan program, and state and may change without notice. Not all applicants, properties, products, or programs will qualify or be available in every state. Nothing on this site constitutes a loan approval, rate lock, offer, commitment to lend, guarantee of approval, or guarantee of terms or closing.

Rates, payments and calculators. Rates, APRs, payments, down payments, loan amounts, home values, estimated equity, savings, affordability estimates, closing costs, and other calculator or scenario results displayed on this site are estimates or illustrations unless expressly stated otherwise. Actual loan terms may differ. Taxes, homeowners insurance, mortgage insurance, association dues, lender charges, broker compensation, discount points, third-party charges, and other costs may apply. Advertised rates, payments, APRs, down payments, and other credit terms are subject to the assumptions and disclosures presented with the applicable advertisement. Applicable loan terms and disclosures will be provided as required for the particular transaction.

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