The Federal Housing Administration (FHA) recently announced a change that will affect millions of homeowners and potential homebuyers. The agency has reduced its mortgage insurance premiums (MIP) for FHA loans, making homeownership more accessible and affordable for many individuals and families across the United States.

This change is expected to have a significant impact on the housing market and could lead to an increase in demand for FHA-insured loans. In this blog post, I’ll dive into the details of the FHA’s announcement, explore the implications of the change, and provide insights into how this may affect current and future homeowners.

What Is MIP and How Does It Work?

MIP stands for Mortgage Insurance Premium. It is a fee that borrowers pay to the Federal Housing Administration (FHA) to insure their mortgage loans. MIP is required on all FHA loans, regardless of the down payment amount, and it protects the lender in case the borrower defaults on the loan.

MIP is usually divided into two parts: an upfront premium and an annual premium. The upfront premium (UFMIP) is paid at the time of closing and is typically 1.75% of the loan amount. The annual premium is paid as part of your mortgage payment and is based on the loan amount of your FHA loan. The annual premium is calculated, divided by twelve and is added to the borrower’s monthly mortgage payment.

MIP is different from private mortgage insurance (PMI), which is required on conventional loans with less than a 20% down payment. PMI is also an insurance fee that protects the lender in case of default, but it is provided by a private insurance company rather than the government. PMI is calculated based on the borrower’s credit score and down payment percentage.

MIP is an important factor to consider when applying for an FHA loan, as it can significantly increase the overall cost of the loan. Because of it’s set cost, FHA MIP allows borrowers with lower credit scores or limited funds for a down payment to qualify for a mortgage when they might not be able to obtain a conventional or other loan type.


Let’s say a borrower is taking out an FHA loan for $300,000, with an interest rate of 6.5% and a down payment of 3.5%. The loan-to-value ratio would be 96.5%.

To calculate the upfront Mortgage Insurance Premium (UFMIP), we would multiply the loan amount by the UFMIP percentage. In this case, the UFMIP is 1.75%. 

UFMIP = Loan Amount x UFMIP Percentage

UFMIP = $289,500 x 1.75%

UFMIP = $5,066.25

So, the borrower would need to pay $5,066.25 in UFMIP at closing, which can be paid as a lump sum or included in the loan balance.


Next, let’s calculate the annual Mortgage Insurance Premium (MIP) for the same borrower. We’re assuming the UFMIP isn’t financed by the lender, hence the loan amount is still at $289,500. The MIP amount is determined by multiplying the loan amount by the annual MIP rate, which is based on the loan term, loan-to-value ratio, and other factors.


For this example, let’s assume the loan term is 30 years, and the loan-to-value ratio is 96.5%. According to the FHA’s MIP schedule, the annual MIP rate for this scenario was 0.85% previously. With a loan duration of 30 years, the MIP will be:

MIP = Loan Amount x Annual MIP Rate

MIP = $289,500 x 0.85%

MIP = $2,460.75 per year

So, the borrower would need to pay $2,460.75 per year, or about $205.06 per month, in MIP. This amount is added to the borrower’s monthly mortgage payment and paid to FHA by the lender.


It’s important to note that the MIP rate does not change over time. Also, the MIP on an FHA loan must stay in place for the life of the loan unless a down payment of 10% or more was made. To remove the annual MIP, the home must be refinanced into a conventional loan and have 20% equity. For those who made a down payment of at least 10%, the MIP will automatically be removed after eleven years. Borrowers should consult with their loan officer to get an accurate estimate of their MIP costs. 

Overview of the Annual MIP Changes

Homebuyers seeking an FHA mortgage have reason to celebrate, as the Federal Housing Administration has announced a significant reduction in annual Mortgage Insurance Premiums (MIP). Beginning March 20th, 2023, the MIP rate for loans over 15 years and under the conforming loan limit of $726,200 will decrease from 0.85% of a loan’s total value annually to just 0.55%. It is important to note that the Upfront Mortgage Insurance Premium (UFMIP), which is currently set at 1.75%, will remain unchanged.

It’s worth noting that this decrease in MIP payments will not impact all borrowers equally, as the amount saved depends on the amount borrowed, the down payment amount and the loan term. However, according to a White House fact sheet, on average, borrowers can expect to save $800 each year compared to their current rate.

At first glance, a reduction of 0.3% may not seem like a significant amount. However, when spread across decades of mortgage payments, this saving can add up quickly and result in significantly lower total repayments over time. This is a welcome development for prospective homebuyers, as it can make home ownership more attainable without having to sacrifice other basic expenses.

FHA mortgage insurance premiums vary based on the loan amount, loan-to-value ratio (LTV), and mortgage term. Let’s check the difference between sums taken less than and greater than 15 years. 

For mortgage terms greater than 15 years

If a borrower takes out an FHA loan with a loan amount of $300,000 and an LTV of 90%, and the mortgage term is greater than 15 years, the borrower would pay an Annual MIP rate of 0.50% per year. This would equate to MIP payments of $137.5 per month..

If the borrower’s loan amount is more than $726,200 and their LTV is above 90% but less than or equal to 95%, the Annual MIP rate would be 0.70% per year. Using the same example, if the borrower’s loan amount was $800,000 with an LTV of 92%, they would pay $466.67 per month in MIP payments. 

For mortgage terms of 15 years or less

For mortgage terms of 15 years or less, if you borrow less than or equal to $726,200 and have an LTV of 90% or less, the annual MIP rate is 0.15%. However, if you have an LTV above 90%, the annual MIP rate is 0.40%. For loan amounts above $726,200, the annual MIP rate is 0.15% for LTVs of 78% or below, 0.40% for LTVs above 78% but less than or equal to 90%, and 0.65% for LTVs above 90%.

For example, if you take out an FHA loan for $500,000 with an LTV of 95% and a 30-year mortgage term, you will fall under the first table. You can see that the annual MIP rate for your loan will be 0.55%, which means you will pay $2,750 in MIP premiums per year ($500,000 x 0.55%). If, on the other hand, you take out a 15-year FHA loan for $800,000 with an LTV of 85%, the annual MIP rate for your loan will be 0.40%. You will pay $3,200 in MIP premiums per year ($800,000 x 0.40%).

How Much Will a Borrower Save 

Let’s say a borrower is obtaining an FHA loan of $300,000 with a 30-year fixed term, and a down payment of 3.5%. With the previous MIP rate of 0.85%, the annual MIP amount would be:

Annual MIP = $300,000 x 0.85% = $2,550

Since the MIP is paid monthly, the borrower would have to pay $212.50 per month towards MIP, on top of their principal and interest payments. Over the life of the loan, this would add up to:

Total MIP paid over 30 years = $212.50 x 12 x 30 = $76,500 

However, with the new MIP rate of 0.55%, the annual MIP amount would be:

Annual MIP = $300,000 x 0.55%= $1,650

This means that the borrower will now pay $137.50 per month towards MIP, resulting in savings of $75 per month compared to the previous MIP rate. Over the life of the loan, the total MIP paid would be:

Total MIP paid over 30 years = $137.50 x 12 x 30 = $49,500

Therefore, the borrower would save $27,000 in MIP payments over the life of the loan due to the decreased rate. This savings can be used to pay down the loan principal faster, reduce other debt, or increase savings for other financial goals.

It’s important to note that this example is for illustrative purposes only, and actual savings may vary depending on the specific loan amount, term, and down payment amount. Additionally, other factors such as interest rates and property taxes will also affect the overall monthly mortgage payment.

For example, a homebuyer in Phoenix, Arizona with a $300,000 mortgage could save $900 per year, while a homebuyer in San Diego, California with a $500,000 mortgage could save $1500 per year.

Nonetheless, the decrease in the MIP rate can provide significant savings for borrowers over the life of their loan. 

Why Are They Reducing Costs

The Federal Housing Administration (FHA) has reduced the Mortgage Insurance Premium (MIP) costs in an effort to make homeownership more affordable for borrowers.

FHA, a division of the US Department of Housing and Urban Development, is committed to making homeownership a reality for more Americans and recently announced this exciting new measure that will make it easier and more affordable than ever. This is especially true for low-income and first-time homebuyers who rely on FHA loans to get the house of their dreams.

Reducing costs associated with FHA loans could open up options for those who may have struggled with rising home prices, housing costs, and mortgage rates over the past year. Thanks to this initiative, families across the country can now look forward to more accessible and attainable homeownership opportunities.

This change has been designed to help people achieve their dream of becoming a homeowner without breaking their budgets, providing access to one of life’s greatest investments.

Another reason for the reduction in MIP costs could be the recent cooling of the housing market. According to a CoreLogic analysis, home prices increased by 6.9% year-over-year in December, down from a peak of 20% in April. The decrease in demand was attributed by the organization to high mortgage rates. This cooling trend is projected to continue with home prices projected to decrease on a month-over-month basis by 0.2% from December 2022 to January 2023 and increase on a year-over-year basis by only 3% from December 2022 to December 2023, according to the CoreLogic HPI Forecast.

The cooling housing market has put pressure on the FHA to reduce MIP costs to make homeownership more accessible to potential homebuyers. By reducing the costs of MIP, the FHA is making it easier for borrowers to qualify for loans and afford monthly mortgage payments. This could lead to an increase in demand for FHA loans and an uptick in the housing market, which could potentially benefit the economy as a whole.

The reduction in MIP payments can also have a positive impact on borrowers’ debt-to-income (DTI) ratios, which is an important factor in qualifying for a higher mortgage. Lower MIP payments can decrease the monthly mortgage payment, which in turn can lower the borrower’s DTI ratio. This can make borrowers more attractive to lenders, as a lower DTI ratio indicates a lower risk of defaulting on the loan.

In addition to helping borrowers qualify for a mortgage, the reduction in MIP payments can also free up funds that can be used for other expenses, such as home repairs or renovations. This can help borrowers improve the value of their homes and build equity over time.

How These Changes Can Help a Borrower 

Nearly 84% of FHA mortgage borrowers are first-time homeowners, 43.75% are low-income earners, and more than 25% are people of color – individuals who often lack the same access to generational wealth that makes ownership possible. To help bridge the gap, HUD has taken this positive step of lower the MIP – a measure that should make them far more attainable for those who have been underserved in the past.

At a time when housing prices and rates are rising faster than ever before, this reduction in FHA loan costs could be just what’s needed to make homeownership attainable for all Americans regardless of background, financial status, or any other factors.

But beyond making mortgages more affordable, these reduced MIPs can help borrowers qualify for larger loans as well. That’s because lenders factor in MIP when assessing an applicant’s creditworthiness and debt-to-income (DTI) ratio, ultimately determining how much they can borrow based on their income and other factors. By bringing down MIP rates, more money could potentially be made available to qualified borrowers – giving them access to bigger mortgages so they can realize their dreams of owning a larger home or buying in a desired location where prices are higher.

Also, FHA borrowers who currently own a home have the opportunity to take this advantage of the reduction of mortgage insurance costs. This applies to single-family homes, condominiums, and manufactured homes. In order to benefit from lower costs, these homeowners must refinance their FHA loan though.

It’s important to note, however, that qualifying for a larger loan amount shouldn’t be the only consideration when buying a home. Borrowers should ensure they can comfortably afford the monthly mortgage payment and associated costs, such as property taxes and homeowners insurance, before taking on a larger loan. It’s also important to have a good credit score and a stable income to qualify for a larger loan amount.

Ultimately, this reduction in FHA loan costs has huge potential to benefit countless buyers and current homeowners alike who now have access to more affordable financing options than ever before. With lower MIPs lowering monthly payments and helping applicants qualify for larger loans — those affected by this change have myriad ways through which they stand to gain – both immediately and long-term.


In conclusion, the recent announcement by the Federal Housing Administration to reduce Mortgage Insurance Premiums (MIP) for FHA loans is great news for potential homebuyers. With lower upfront fees and monthly payments, more people can afford to buy a home, especially those with lower incomes or credit scores. The reduction in MIP costs will also save borrowers significant amounts of money over the life of their loans. This move by the FHA will likely help boost the housing market by increasing demand for homes and making homeownership more accessible to a larger segment of the population. Overall, this is a positive development that can have far-reaching benefits for individuals and communities alike.



How much will I save with the new lower MIP rates for FHA loans?

The amount you save with the new lower MIP rates for FHA loans depends on several factors, including the size of your mortgage and the length of your loan term. However, according to the FHA, the average borrower will save approximately $500 per year.

What is the maximum loan amount for an FHA loan?

The maximum loan amount for an FHA loan varies by location and is determined by the FHA loan limit for that particular county. The FHA loan limit is set annually and is based on a percentage of the median home price in the area. In 2023, the FHA loan limit for a single-family home was set at $472,030. 

Can MIP ever be removed from an FHA loan?

Yes, MIP can be removed from an FHA loan in certain situations. If the borrower made a down payment of at least 10% when they first obtained the loan, they may be eligible to have MIP removed after 11 years. If the borrower made a down payment of less than 10%, MIP will be required for the life of the loan. However, if the borrower refinances their FHA loan into a conventional loan, they may be able to remove the MIP requirement.

Are there any income restrictions to qualify for an FHA loan with lower MIP rates?

No, there are no income restrictions to qualify for an FHA loan with lower MIP rates. However, you still need to meet the standard eligibility criteria, including credit score and debt-to-income ratio requirements.

Will the lower MIP rates apply to all FHA loans, including those for investment properties or vacation homes?

No, the lower MIP rates only apply to FHA loans for primary residences. Loans for investment properties or vacation homes will still have the standard MIP rates.