Included in the monthly estimate
Principal and interest on the estimated financed loan, first-year monthly MIP, annual property taxes divided by 12, annual homeowners insurance divided by 12, and monthly HOA dues.
FHA payment calculator | HUD MIP table reviewed July 2026
South Carolina FHA loan calculator: payment, MIP, and cash to close
See the principal, interest, upfront MIP, first-year monthly MIP, taxes, insurance, HOA dues, and a planning estimate of cash to close before you rely on one headline number.
Start with facts
Enter the price, down payment, rate, taxes, insurance, HOA dues, and expected closing figures. The tool uses HUD's current forward-mortgage MIP table, but it cannot know the final appraisal, rate lock, insurance quote, credits, or Loan Estimate.
Interactive FHA planning tool
Build the payment from the actual parts.
The example rate is not a quote. Replace every field with the figures you are evaluating, especially the property taxes and insurance.
Loan and property inputs
Compare the common down-payment points, then use a custom amount when the deal calls for it.
Current comparison: 3.5% down, or $12,250 on the entered price.
Upfront mortgage insurance
Cash to close here is a planning estimate: down payment plus entered costs and any unfinanced upfront MIP, minus entered eligible credits and earnest money. It does not know final escrows, discount points, adjustments, appraisal gaps, or contribution limits.
Read the result correctly
What the estimate includes, and what still needs a real file.
Not automatically known
Flood insurance, final tax proration, escrow setup, discount points, lender or title charges, appraisal gaps, repairs, rate-lock timing, contribution limits, or a program and underwriting decision.
Use the property, not a statewide average
South Carolina tax and insurance costs vary by county, municipality, occupancy, property, carrier, flood exposure, exemptions, and assessment. Enter the actual estimates whenever possible.
Separate payment from cash to close
A manageable payment does not answer whether the down payment, closing costs, prepaids, credits, earnest money, appraisal, and repair plan work together.
HUD MIP logic used by this tool
The annual MIP rate changes with term, loan amount, and LTV.
For a common 30-year purchase at 3.5% down and a base loan at or below $726,200, the tool uses 0.55% annual MIP. It uses the other current HUD tiers when the inputs cross a term, balance, or LTV boundary.
| Term and base loan | Starting LTV | Annual MIP used | Estimated duration |
|---|---|---|---|
| More than 15 years; $726,200 or less | 95% or less | 0.50% | 11 years at 90% or less; otherwise term |
| More than 15 years; $726,200 or less | Above 95% | 0.55% | Mortgage term |
| More than 15 years; above $726,200 | 95% or less / above 95% | 0.70% / 0.75% | 11 years at 90% or less; otherwise term |
| 15 years or less; $726,200 or less | 90% or less / above 90% | 0.15% / 0.40% | 11 years / mortgage term |
| 15 years or less; above $726,200 | 78% or less / 78%-90% / above 90% | 0.15% / 0.40% / 0.65% | 11 years / 11 years / mortgage term |
Primary sources reviewed July 15, 2026
Verify the MIP rules at HUD.
- HUD: FHA mortgage insurance premium structureCurrent upfront and annual MIP table for forward mortgages.
- HUD Mortgagee Letter 2023-05Annual MIP tiers effective for case numbers endorsed on or after March 20, 2023.
- HUD Single Family Housing Policy Handbook 4000.1HUD's consolidated source for current FHA Single Family policy.
- HUD upfront mortgage insurance premiumOfficial context for FHA upfront MIP collection and processing.
FHA calculator questions
The questions that change the number.
How much down payment does an FHA purchase loan require?
FHA maximum financing generally starts with a 3.5% minimum required investment based on adjusted value, but eligibility, credit, the appraised value, the sales price, interested-party contributions, and the complete file still control the final structure.
Does this FHA loan calculator include mortgage insurance?
Yes. It estimates the 1.75% upfront mortgage insurance premium and applies HUD's current annual MIP table by term, base loan amount, and estimated loan-to-value ratio. The monthly MIP result is a first-year planning estimate, not a servicing schedule.
How long does annual FHA mortgage insurance last?
Under HUD's current table, annual MIP is generally assessed for 11 years when the starting LTV is 90% or less and for the mortgage term when the starting LTV is above 90%. Exceptions and refinance rules exist, so confirm the actual case and current handbook.
Why can the final FHA payment differ from this estimate?
The final payment can change with the note rate, lock timing, property taxes, homeowners or flood insurance, HOA dues, financed upfront MIP, annual MIP, loan amount, appraisal, and final closing figures. Use the Loan Estimate and file-specific review before relying on a payment.
Can seller or lender credits reduce FHA cash to close?
Eligible credits may offset permitted closing costs, prepaid items, or discount points, but they cannot automatically replace the borrower's required investment or cure an ineligible charge. Contract terms, contribution limits, interested-party rules, and the lender's final figures must be reviewed.
Is this calculator a loan approval or rate quote?
No. It is an educational planning tool. Approval, pricing, payment, cash to close, property eligibility, and closing depend on the borrower, property, rate lock, program, documentation, and underwriting review.
Review the financing, not just the output
Send the property and the payment question. I will help you find the next useful check.
The calculator can do arithmetic. It cannot read the contract, appraisal, taxes, insurance, credit, income, assets, credits, or closing deadline. Send the facts that matter and I will review the scenario in context.
Educational mortgage information only. This calculator is not a Loan Estimate, approval, rate quote, payment quote, or commitment to lend. Results depend on the values entered and may omit costs or file-specific rules. Final approval, payment, cash to close, MIP, property eligibility, pricing, and closing depend on borrower, property, appraisal, insurance, program, rate lock, documentation, and underwriting review.