An FHA loan on a $260,000 house with the 3.5% minimum down payment ($9,100) costs about $2,103.99 per month at 6.85%. That includes $117.01 of mortgage insurance, which lasts the life of the loan at this down payment because loan-to-value exceeds 90%.
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About $2,103.99 per month with 3.5% down at 6.85% — $1,672.82 principal and interest, $117.01 MIP, plus estimated property tax and insurance.
The FHA minimum is 3.5%, or $9,100, with a credit score of 580 or above. Below 580 the minimum rises to 10% ($26,000).
An up-front premium of $4,391 (1.75% of the loan, financed in) plus $117.01 per month at 0.55% annually. Over the loan that totals roughly $32,246.
Reaching 10% ($26,000) limits mortgage insurance to 11 years instead of the full term, saving roughly $15,997 in MIP. It is the single most valuable threshold in the FHA program.
$255,291 — the $250,900 base loan plus $4,391 of financed up-front MIP. You amortize the larger figure, which is why FHA payments run above a conventional loan at the same price.
Sources: Freddie Mac Primary Mortgage Market Survey; Tax Foundation — Property Taxes by State; Consumer Financial Protection Bureau.
Estimates for educational purposes only — not a loan offer, financial advice, or a commitment to lend. Actual rates, payments, and terms vary by lender and creditworthiness.