What Would You Like To Calculate?
How To Use This FHA Loan Calculator
Step 1
Tell Us About Your Home-Buying Budget
Add your income, monthly bills, down payment, rate, and estimated home costs. We'll do the math.
Step 2
Check Your FHA Loan Limit And Assistance Options
Add the ZIP code for the home and choose whether to include down payment or closing-cost help.
Step 3
See Your FHA Home Price Range
See the home-price range your budget may support and what the monthly payment could look like.
Step 4
Compare Your FHA Loan Options
Compare the price, payment, cash needed, and loan details side by side.
Fill In The Yellow Fields. Everything Else Is Calculated.
Tell Us About Your Home-Buying Budget
Add your income, monthly bills, down payment, rate, and estimated home costs. We'll do the math.
Your Numbers
What you earn each month before taxes
Car, student loans, and card minimums
FHA starts at 3.5% down
A sample FHA rate for this estimate
Percent of the price each year. We use 0.70%.
A rough monthly cost for your area
Leave at $0 if there is no HOA
Check Your FHA Loan Limit And Assistance Options
FHA Home Loans ExplainedAdd the ZIP code for the home and choose whether to include down payment or closing-cost help.
Your FHA Loan Limit And Assistance
No ZIP code yet, so we're using the limit below.
In 2026, the one-unit FHA limit runs from $541,287 in most counties up to $1,249,125 in the priciest ones. The cap applies to your base loan, not the price, so a bigger down payment lets a higher price still fit.
Most counties: $541,287 · Priciest: $1,249,125
Need Help With The Down Payment Or Closing Costs?
Putting 3.5% down usually calls for a qualifying FHA credit score of 580 or higher. Scores of 500 to 579 usually need at least 10% down.
Assistance does not come with every FHA loan. Programs set their own rules, such as income caps, a second loan, tighter debt limits, and their own fees, so the full 3.5% or 5% will not always go toward your down payment. Reach out and we'll look at what fits you.
See Your FHA Home Price Range
See the home-price range your budget may support and what the monthly payment could look like.
Your Estimated FHA Purchase Price Range
Higher ratios may be possible through FHA's automated underwriting process, depending on the loan file.
Higher-Approval Planning up to $497,836Compare Your FHA Loan Options
Compare the price, payment, cash needed, and loan details side by side.
FHA loans are built to make buying a home easier to reach. The down payment is low, and the qualifying rules leave more room than most loans, whether this is your first home or your fifth.
Your numbers above show a realistic price range, what the monthly payment looks like, and how much cash you'd need at closing.
Your Base Loan is the Purchase Price minus your Down Payment. With the usual 3.5% down, that means you finance 96.5% of the price.
FHA adds a 1.75% Upfront MIP to the loan. Most buyers roll it in, so it raises your Principal & Interest a little instead of your cash at closing.
Monthly MIP is FHA's mortgage insurance. We apply the annual MIP rate to your average loan balance over the first year, then split it into monthly payments. It usually stays for the life of the loan when you put down less than 10%, and drops off after 11 years when you put down 10% or more.
To find your price range, we start with a target debt-to-income ratio, subtract your other monthly debts, Property Taxes, Homeowners Insurance, and HOA, then find the highest Purchase Price that still fits. Down Payment Assistance lowers your cash at closing, not your monthly payment. We do the math for you.
These numbers assume an FHA loan on a home you plan to live in.
- Credit and down payment: 3.5% down usually calls for a qualifying FHA credit score of 580 or higher. Scores of 500 to 579 usually need at least 10% down, and some lenders ask for more.
- Upfront MIP is 1.75% of your Base Loan and is added to the loan here.
- Monthly MIP is charged on the Base Loan. The rate and how long it lasts depend on your down payment, loan length, and loan size.
- FHA caps the Base Loan by county. In 2026 the one-unit cap runs from $541,287 to $1,249,125.
- Down payment assistance can cut your cash at closing, but program rules, payback terms, and who qualifies vary.
FHA loans go through an automated review called the TOTAL Scorecard, which comes back as either an Accept or a Refer. A Refer goes to a person who reviews it by hand using different rules.
That is why there is no single debt-to-income number you can count on. Higher ratios can work depending on your full file, including credit, savings, and payment history. The 36%, 43%, 47%, and 50% cards above are planning views, not approvals.
Your payment has five parts: principal and interest on the loan, property taxes, homeowners insurance, HOA dues if you have them, and monthly mortgage insurance (MIP). The loan includes the 1.75% upfront MIP, since most buyers roll it in.
It is a one-time fee of 1.75% of your base loan. Almost everyone adds it to the loan instead of paying it at closing, so it raises your loan balance and your monthly principal and interest a little, but not the cash you bring to closing.
On a 30-year loan with less than 10% down, it is usually 0.55% of the base loan per year, split into monthly payments. It drops to 0.50% when you borrow 95% or less of the price. Shorter loans and larger loans use different rates. With less than 10% down it usually stays for the life of the loan. With 10% or more down it ends after 11 years.
3.5% down usually calls for a qualifying FHA credit score of 580 or higher. Scores of 500 to 579 usually need at least 10% down, and some lenders ask for more. We use 3.5% here for planning, which is not a promise that you qualify.
Pick 0%, 3.5%, or 5% of the price. We work out the dollar amount and take it off your cash at closing, covering the down payment first, then closing costs. Assistance does not come with every FHA loan. What is available, who qualifies, how it is paid back, and whether it adds a second loan or another monthly payment all vary by program.
A common benchmark is 31% of your income for the house payment and 43% for all your debts together. FHA's automated review comes back as either an Accept or a Refer, and higher ratios can still work depending on your credit, savings, and the rest of your file. There is no single hard cap, so the 36%, 43%, 47%, and 50% cards here are planning views, not approval limits.
No. These are estimates to help you plan. Your real approval, rate, mortgage insurance, and payment depend on your credit, your lender, the FHA limit in your county, property taxes, insurance, and more.
FHA caps how much you can borrow, and the cap changes by county. In 2026 the one-unit cap runs from $541,287 in most counties up to $1,249,125 in the priciest ones. Enter your ZIP code and we'll pull your county's cap. If a plan goes over it, we flag it and show the highest price that still fits. HUD updates these limits every December.
Want A Real Person To Look At These Numbers?
We will check your FHA options and your local loan limit, then turn this estimate into a real pre-approval range.
Want These Numbers Reviewed For Your Situation?
Send your scenario to Michael Thayer and his team, or book a call directly below.
Prefer to talk it through? Pick a time that works for you.
Booking unlocks once you send your scenario, so Michael has your numbers before the call.
Your information is used only to respond to your mortgage inquiry and is not sold. This is not a loan application and does not constitute any type of formal loan approval.
About closing costs: we estimate closing costs as a percentage of the purchase price: 3% up to $250,000, 2.75% from $250,001 to $350,000, 2.6% from $350,001 to $450,000, 2.5% from $450,001 to $550,000, and 2.35% above $550,000. This is an estimate, not an itemized quote. Real costs change with your lender, title and escrow company, county, and property. They usually include lender fees, the appraisal, credit and flood reports, title and settlement fees, recording fees and transfer taxes, plus prepaid interest and money set aside for taxes and insurance. Seller credits, lender credits, and assistance programs can cover part of them. Your official numbers come from a Loan Estimate after you apply.
These numbers are for education and illustration only. They are not a loan approval or a promise to lend. Cash to close, monthly payment, and purchase price are estimates and will change with the home you choose. County taxes, homeowners insurance, lender fees, credit, and down payment all affect your rate and mortgage insurance. Figures assume an FHA loan with FHA mortgage insurance on a home you live in, and FHA county loan limits and program rules apply. Down payment assistance programs and their terms vary.