PMI Calculator
Estimate monthly Private Mortgage Insurance based on LTV.
- Formula checked
- Editorially reviewed
- Free · no signup
- Updated June 27, 2026
Your details
Typically 0.3%–1.5% depending on credit & LTV.
Your estimate
Monthly PMI
$112.50
LTV 90% — PMI required
Key takeaway
PMI $112.50/mo until 80% LTV.
Saved on this device. No account required.
Share
Shares the calculator link. Your inputs stay on your device.
More ways to share
Privacy-safe: amounts you typed are never attached to a share link.
Saved on this device only — no account needed, no financial values leave your browser.
Payment breakdown
The same numbers as above, shown visually so the trade-offs are easy to see.
- Equity needed to cancel PMI
- $210,000.00
- Annual PMI
- $1,350.00
- Monthly PMI
- $112.50
What to do next
PMI applies until you reach 78% LTV.
Benchmark: 80% LTV removes PMI; servicers must cancel PMI automatically at 78%. — Homeowners Protection Act / Fannie Mae
What this means
You are financing 90% of the property value. Everything above 80% is what triggers mortgage insurance.
Is this good or bad?
It is acceptable, but there is clear room to improve. PMI applies until you reach 78% LTV.
What's the risk?
Moderate risk. You are inside acceptable limits but without much cushion.
What should you do next?
Increase the down payment
Your action plan
- 1
Increase the down payment
Every dollar down cuts both the loan balance and the PMI premium.
- 2
Request PMI cancellation at 80%
You can ask in writing once the balance hits 80% — don't wait for the automatic 78% cancellation.
- 3
Check lender-paid vs borrower-paid PMI
Compare the total cost over the years you expect to hold the loan.
- 4
Model extra principal payments
An extra payment per year reaches the 78% threshold noticeably sooner.
- 5
Run the Home Affordability Calculator
Home price you can afford based on income and DTI.
Open Home Affordability Calculator
Your timeline
Today
- Print this estimate for your lender conversation.
- Request a homeowners insurance quote for the address.
This month
- Get a pre-approval letter, not just a pre-qualification.
- Ask for a loan estimate from three lenders on the same day.
Next 12 months
- Build an escrow cushion for the annual tax and insurance increase.
- Request PMI cancellation once you reach 80% LTV.
Long term
- Track equity and refinance when rates drop 0.75% or more.
- Reassess insurance coverage as replacement costs rise.
| Metric | Your result | Typical U.S. range | Source |
|---|---|---|---|
| LTV Ratio | 90% | 80% or lower | Homeowners Protection Act / Fannie Mae |
Your next steps on this site
- Home Affordability CalculatorThe next calculation people run after this one.
- Mortgage vs Mortgage Refinance CalculatorBuying a home vs restructuring an existing loan.
- Buying a HomeFrom pre-approval to closing.
- Real Estate authority centerEvery calculator, guide and decision path for this topic in one place.
Compare scenarios
Same inputs, three outlooks — we vary Annual PMI rate up and down so you can see the range before you commit.
Optimistic
$56.25
Monthly PMI
Annual PMI rate: 0.25%
Expected
$112.50
Monthly PMI
Annual PMI rate: 0.5%
Conservative
$168.75
Monthly PMI
Annual PMI rate: 0.75%
Result Intelligence
Understand your result
- Your monthly pmi is $112.50. Real-estate calculations swing with taxes, insurance and HOA — verify local rates.
- PMI, closing costs and escrow are the three items borrowers most often forget.
What should you do next?
- Down Payment Calculator
Right down payment can cut PMI and interest.
- Closing Costs Calculator
Budget the 2–5% cash needed at close.
- Debt-to-Income Calculator
Lenders cap most mortgages at 43% DTI.
- Rent vs. Buy Calculator
Verify buying beats renting in your city.
Ways to improve your result
- Bring 20% down to eliminate PMI on conventional loans.
- Buy points only if you'll hold the loan past the break-even (usually 5+ years).
- Compare property-tax rates across neighboring ZIPs — the swing can be huge.
Common U.S. scenarios
Austin first-time buyer
$425k home, 5% down, 6.75% 30-yr — PMI adds ~$180/month until 78% LTV.
New York co-op
Boards routinely require 25%+ down and DTI under 28% — stricter than any bank.
Phoenix investor
DSCR ≥ 1.25 is the standard cutoff for a no-income-doc investment-property loan.
Your result
- Monthly PMI
- $112.50
- Annual PMI
- $1,350.00
- LTV Ratio
- 90%
- Equity Needed to Cancel PMI
- $210,000.00
PMI $112.50/mo until 80% LTV.
You may also want to check
- Down Payment CalculatorRight down payment can cut PMI and interest.
- Closing Costs CalculatorBudget the 2–5% cash needed at close.
- Debt-to-Income CalculatorLenders cap most mortgages at 43% DTI.
- Rent vs. Buy CalculatorVerify buying beats renting in your city.
What this result assumes
Confidence in a number depends on the assumptions behind it. Here are ours, in full.
Assumptions
- The rate you entered stays fixed for the whole period.
- All amounts are shown in USD.
- Results are rounded for display; internal math uses full precision.
Limitations
Local taxes, HOA dues and insurance vary by county and are estimates unless entered.
Estimates are for education and planning. They are not financial, tax or legal advice.
Formula source
HUD, FHFA and CFPB mortgage and affordability guidance
- Version
- v1.3
- Last reviewed
Monthly PMI
$112.50
Related Calculators
Where to go next
Read before you decide
Guides and comparisons that put this number in context.
Most people also calculate
Most-opened real estate tools alongside this one.
Frequently used together
Tools that answer the other half of the same question.
Continue your journey
The decision that usually comes next.
Popular in Real Estate
Reader favorites from the same category.
Recently updated
Newest tools and refreshed calculators on the site.
Quick answer
- What it does
- PMI Calculator estimate monthly Private Mortgage Insurance based on LTV. It runs entirely in your browser, needs no signup, and uses standard published U.S. formulas.
- When to use
- Use it while you compare homes, offers, or rental scenarios that hinge on pmi.
- Inputs
- Home price
- Down payment
- Annual PMI rate
- Currency
- Outputs
- Monthly PMI
- Annual PMI
- LTV Ratio
- Equity Needed to Cancel PMI
- Takeaway
- In one line: enter your home price and down payment and the PMI Calculator returns monthly pmi and annual pmi you can compare before deciding.
Last updated · Last reviewed · 1 min read
PMI Calculator: Your result reflects the housing cost, equity, or ROI implied by the price, rate, and expenses you entered. Use it to compare properties or scenarios side-by-side.
What your result means
- Break-even years tell you how long you need to stay in a home before buying beats renting.
- Cash-on-cash return above 8% is generally considered a strong rental deal in most U.S. markets.
- PMI usually drops off once you reach 20% equity — factor that into long-term costs.
How does the formula work?
LTV = Loan ÷ Price. If LTV > 80%: Monthly PMI = (Loan × Rate) ÷ 12.
How it works
Estimate monthly Private Mortgage Insurance based on LTV.
Step-by-step guide
- 1Enter the home price and down payment.
- 2Set your mortgage rate, term, taxes, insurance and HOA if applicable.
- 3Adjust rental income or growth assumptions where relevant.
- 4Compare monthly cost, break-even, and long-term equity.
- 5Copy or share results to discuss with your lender or agent.
Example calculation
Example: $300k, 10% down, 0.5% PMI.
Who should use this calculator?
- First-time home buyers
- Rental-property investors
- Homeowners considering refinancing
- Renters running a rent-vs-buy analysis
When should you use it?
- Before making an offer on a property
- When comparing rent vs buy in a new city
- Before refinancing an existing mortgage
- When evaluating a rental as an investment
What affects the result?
- Home price and down payment
- Mortgage rate, term and PMI
- Property taxes, insurance and HOA fees
- Local appreciation and rent-growth assumptions
Compare three scenarios
| Scenario | Inputs | Outcome |
|---|---|---|
| Low down payment | $400k, 5% down, 7% APR + PMI | ~$3,050/mo all-in, breaks even in ~8 yrs |
| Standard 20% down | $400k, 20% down, 7% APR | ~$2,550/mo, no PMI, breaks even in ~5 yrs |
| Large down payment | $400k, 40% down, 7% APR | ~$1,900/mo, lower risk, breaks even in ~4 yrs |
Illustrative examples using U.S. market averages. Enter your own numbers above for a personalized figure.
Decision guide
Should I Use FHA, VA or Conventional?
Loan program choice is driven by service eligibility, credit and down payment.
1Are you an eligible veteran, active-duty service member or surviving spouse?
Yes: Use VA. It allows 0% down with no monthly mortgage insurance — normally the cheapest option.
No: Continue.
2Is your credit score below 620, or your down payment under 3.5%?
Yes: FHA is likely your path — 580+ qualifies at 3.5% down.
No: Continue.
3Can you put down 20%?
Yes: Conventional with no PMI is cheapest.
No: Continue.
4Is your score 680+ with 3%–10% down?
Yes: Conventional with cancellable PMI usually beats FHA, whose MIP is permanent above 90% LTV.
No: Compare FHA MIP against conventional PMI on total 5-year cost.
Bottom line: VA if eligible; FHA for thin credit or minimal down payment; conventional whenever PMI can be cancelled or avoided.
Common mistakes to avoid
- Underestimating closing costs, insurance, and property taxes.
- Comparing rent to a mortgage payment only (ignore maintenance & opportunity cost).
- Assuming linear price growth over decades.
Pro tips
- Budget 1–2% of the home value per year for maintenance in addition to the mortgage.
- Don't forget PMI when the down payment is under 20%.
- Rerun the numbers with a realistic property-tax and insurance figure for your county.
Why use this calculator
- Full PITI breakdown including taxes, insurance, PMI and HOA.
- Rent-vs-buy and refinance scenarios calculated with real closing costs.
- Transparent formulas that match what your lender or agent will show.
- Works for primary homes, rentals and investment properties.
Limitations to keep in mind
- Property taxes, insurance and HOA vary widely by county and building.
- Home appreciation is an assumption — past performance does not guarantee future results.
- Does not include closing costs, points or seller concessions unless entered.
- Not an appraisal, mortgage pre-approval or investment recommendation.
Key terms explained
- LTV (Loan-to-Value)
- The mortgage amount divided by the appraised home value. LTV above 80% typically triggers PMI on conventional loans.
- PMI (Private Mortgage Insurance)
- A monthly premium required when your down payment is under 20% on a conventional loan. It usually drops off automatically once you reach 22% equity.
- Closing costs
- One-time fees paid at settlement — typically 2–5% of the purchase price for buyers (appraisal, title, taxes, origination).
- Cap rate
- Net operating income divided by property value. A common rental-property yield metric — 5–10% is typical in most U.S. markets.
- Cash-on-cash return
- Annual pre-tax cash flow divided by total cash invested. Measures the actual return on the money you put in.
Before you decide
- Get a pre-approval letter with the exact rate and lender fees itemized.
- Budget for closing costs (2–5% of price) and 6 months of housing reserves.
- Order an independent inspection — never rely on the seller's disclosure alone.
- Verify property tax, HOA, and insurance quotes with the actual providers, not estimates.
Official Sources & References
The formulas, rates and definitions used by this calculator are aligned with the following official sources:
- U.S. Department of Housing and Urban Development (HUD) — Affordability ratios, FHA loan limits and housing-cost benchmarks.
- Consumer Financial Protection Bureau — Owning a Home — Mortgage, closing-cost and rent-vs-buy guidance.
- FHA — HUD Single Family Housing Handbook 4000.1 — FHA loan limits, MIP and LTV requirements.
- U.S. Department of Veterans Affairs — VA Home Loans — VA entitlement, funding fee and zero-down eligibility rules.
We use only primary sources — regulators, standards bodies and scheme operators. See our full sourcing policy for details. Sources & References Policy · Calculator Methodology · How We Verify Formulas
Trust & Accuracy
Accuracy tested
Verified against HUD / CFPB affordability and amortisation conventions. Edge cases, formula validation and manual verification completed (last reviewed June 27, 2026).
Government source
Inputs and thresholds follow HUD, FHFA and CFPB mortgage and affordability guidance.
Educational use
This tool is provided for education and planning only. It is not financial, tax, legal or medical advice.
Available for
United States, Canada, United Kingdom, Australia, India, European Union.
Currency support
USD · INR · CAD · AUD · GBP · EUR
Privacy
No information entered into this calculator is stored on our servers unless you explicitly choose to save or share your calculation.
Print, share & save
Use the Save, Share, Copy, PDF, CSV and Print actions under the result panel.
Accessibility
Keyboard navigable, screen-reader friendly labels, responsive on mobile and desktop.
Learn more: How we verify formulas · How we test accuracy · Methodology · Editorial policy
Recent Updates
We continuously review and improve our calculators to keep formulas, assumptions and references accurate.
View change log (4)Show
- v1.3
Added Trust & Accuracy panel and machine-readable change log.
- v1.2
Added Save, Share, PDF, CSV and Print actions to results.
- v1.1
Added global currency selector (USD, INR, CAD, AUD, GBP, EUR).
- v1.0
Initial calculator release with verified formulas and Official Sources.
Share this Calculator
Share to any platform, embed it on your site, or scan the QR code. No sign-up required.
More ways to share
Embed code
Frequently Asked Questions
Related guides
In-depth real estate guides, worked examples, and expert explainers.
Related topics
What's next?
Your next step
Most people who use this calculator explore these next. Follow the path in order for a complete plan.
Popular calculators
Loan Calculator
Calculate EMI, total interest and cost for any loan.
EMI Calculator
Monthly EMI for home, personal, auto and business loans.
Mortgage Calculator
Estimate monthly mortgage payments, interest and amortization.
Compound Interest Calculator
How money grows with compounding over time.
Mortgage Refinance Calculator
Compare current mortgage to a refinance; find break-even.
Amortization Schedule Calculator
Break down each payment into principal and interest.
Recently updated
Beginner calculators
Simple, popular tools most people start with.
Property Tax Calculator
Annual property tax from assessed value and rate.
Closing Costs Calculator
US home purchase closing costs — 2-5% of price.
Down Payment Calculator
Target home down payment and monthly savings plan.
Rent vs Buy Calculator
Compare total cost of renting vs buying over your holding period.
1031 Exchange Calculator
Defer real-estate capital gains under IRC §1031: recognized boot, deferred gain, and carryover basis.
Home Selling Cost Calculator
Total US seller costs — commission, closing fees, prep and concessions — with % of sale price.
Advanced calculators
Specialised tools for deeper analysis.
Home Equity Calculator
Home equity and how much you can borrow.
Home Affordability Calculator
Home price you can afford based on income and DTI.
Rent Affordability Calculator
Max monthly rent you can afford.
Rental Yield Calculator
Gross and net rental yield on investment property.
Property ROI Calculator
Cash-on-cash and total return on rental property.
Property Appreciation Calculator
Future property value with annual appreciation.