$
TruePITI
Live Rates
30-Year Fixed6.710%+0.050|15-Year Fixed6.040%+0.060|30-Year FHA6.460%+0.050|30-Year VA6.210%+0.040|5/1 ARM6.210%+0.040|7/1 ARM6.340%+0.050|30-Year Jumbo7.210%+0.050|15-Year Jumbo6.710%+0.060|CA Avg6.650%-0.080|TX Avg6.700%+0.050|FL Avg6.700%-0.030|NY Avg6.680%-0.100|PA Avg6.690%-0.050|IL Avg6.730%+0.020|OH Avg6.750%-0.070|GA Avg6.680%0.000|NC Avg6.670%-0.040|MI Avg6.740%-0.060|AZ Avg6.700%+0.030|WA Avg6.640%-0.090|30-Year Fixed6.710%+0.050|15-Year Fixed6.040%+0.060|30-Year FHA6.460%+0.050|30-Year VA6.210%+0.040|5/1 ARM6.210%+0.040|7/1 ARM6.340%+0.050|30-Year Jumbo7.210%+0.050|15-Year Jumbo6.710%+0.060|CA Avg6.650%-0.080|TX Avg6.700%+0.050|FL Avg6.700%-0.030|NY Avg6.680%-0.100|PA Avg6.690%-0.050|IL Avg6.730%+0.020|OH Avg6.750%-0.070|GA Avg6.680%0.000|NC Avg6.670%-0.040|MI Avg6.740%-0.060|AZ Avg6.700%+0.030|WA Avg6.640%-0.090|
Home/FHA Loans

FHA Loan 2026: 3.5% Down, MIP & Loan Limits

Updated: September 16, 2026 | By James Chen | Editorially reviewed against primary government and agency sources

The FHA loan is the workhorse of first-time buying: 3.5% down, 580 credit accepted, and lenders can stretch DTI to 57%. The trade is mortgage insurance that never goes away — here is the real math.

FHA Loan Key Numbers (2026)

3.5%
Minimum down (580+ credit)
580
Credit score needed
6.50%
30Y avg rate (Aug 2026)
1.75% + 0.55%
MIP: upfront + annual
$498K
Standard loan limit
57%
Max DTI

What $300K costs on an FHA loan

3.5% down, 6.5% for 30 years: $1,828/mo principal & interest + $133/mo MIP (life of loan) + taxes & insurance. The upfront 1.75% ($5,076) rolls into the loan. Total PITI around $2,200/mo on the median first-time home.

Run your FHA payment →

FHA loan resources

Frequently Asked Questions

What is the minimum down payment for an FHA loan?+
3.5% with a credit score of 580 or higher. Below 580, you need 10% down. Down payment gifts are allowed from family, employers, and some grant programs — no bank statements stretching back further than two months required.
How much is FHA mortgage insurance in 2026?+
Two parts: 1.75% of the loan upfront (financed into the loan), plus an annual MIP of 0.55% (5%+ down) or 0.50% (10%+ down) for loans over 15 years. On a $300K loan with 3.5% down, that is $5,076 upfront and $133/mo — and it stays for the life of the loan. The only way off is refinancing or paying down to 78% LTV and requesting removal after 11 years of payments.
What are the FHA loan limits for 2026?+
The standard limit is $541,287 for a single-family home, rising to $1,249,125 in high-cost areas (the ceiling). Alaska, Hawaii, Guam, and the US Virgin Islands get higher caps. County-level limits are published annually — check your county before shopping.
Can I get an FHA loan with a 600 credit score?+
Yes. 580+ qualifies for 3.5% down; 500-579 needs 10% down. The catch is rate: lower scores get rate adjustments, typically 0.5-1% higher than a 700+ borrower. Even so, FHA often beats conventional for scores under 640 because conventional requires 620 and charges more PMI below that.
What is an FHA 203k loan?+
A rehab loan that wraps the purchase price plus renovation costs into one mortgage. You can buy a $250K fixer-upper and borrow $300K to cover $50K of work — financed at the same rate. Limited 203k covers up to $35K of repairs; standard 203k handles structural work with a consultant.