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The same home and rate under FHA, conventional, VA, USDA and an ITIN loan: down payment, monthly payment, mortgage insurance, upfront fees, what you pay in the first years and each program's rules with their dates.
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This week's average 30-year rate: 7.18% (Freddie Mac, November 5, 2026).
- Connected to 3,222 counties and 33,486 ZIP codes
- FHA and conventional rules, 2026 loan limits and an ITIN example
- Public data from Freddie Mac, the Census Bureau, HUD, and FHFA
Move the numbers and the result changes right away. We start with the typical numbers for the United States; change any of them to yours.
Calculating with the numbers for:
Your numbers
We start with the typical home value in the United States. Enter the price you are looking at.
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FHA
Estimated monthly payment
$2,759
Principal and interest, tax, homeowners insurance and mortgage insurance.
- Down payment
- $11,645 (3.5%)
- Mortgage insurance
- $147 a monthFHA annual premium · whole term
- Upfront premium or fee
- $5,618FHA upfront mortgage insurance · added to the loan
- Paid in 5 years
- $141,609
- Balance after 5 years
- $308,088
- County limit
- Find your county to see the limit
Rules and notes
- Minimum down payment of 3.5% with a score of 580 or more; between 500 and 580 at least 10% is required.In effect since September 14, 2016 · Source ↗
- Mortgage insurance: 1.75% upfront plus an annual premium; with less than 10% down it lasts the whole term.In effect since March 20, 2023 · Source ↗
- Only citizens, lawful permanent residents and citizens of the Freely Associated States; non-permanent residents are no longer eligible.In effect since May 25, 2025 · Source ↗
Conventional, 3% down
Estimated monthly payment
$2,747
Principal and interest, tax, homeowners insurance and mortgage insurance.
- Down payment
- $9,981 (3%)
- Mortgage insurance
- $161 a monthPMI (example) · ends around year 13
- Upfront premium or fee
- None
- Paid in 5 years
- $140,854
- Balance after 5 years
- $304,358
- County limit
- Find your county to see the limit
Rules and notes
- Fannie Mae requires a minimum score of 620 on manually underwritten fixed-rate loans; its automated system (DU) sets no fixed minimum.In effect since April 22, 2026 · Source ↗
- Private mortgage insurance (PMI) with less than 20% down; it cancels on its own at 78% of the original value.In effect since January 1, 2024 · Source ↗
- Fannie Mae buys loans to lawful permanent and non-permanent residents on the same terms as citizens; the lender verifies the status.In effect since July 28, 2015 · Source ↗
Conventional, 5% down
Estimated monthly payment
$2,698
Principal and interest, tax, homeowners insurance and mortgage insurance.
- Down payment
- $16,635 (5%)
- Mortgage insurance
- $158 a monthPMI (example) · ends around year 12
- Upfront premium or fee
- None
- Paid in 5 years
- $137,950
- Balance after 5 years
- $298,082
- County limit
- Find your county to see the limit
Rules and notes
- Fannie Mae requires a minimum score of 620 on manually underwritten fixed-rate loans; its automated system (DU) sets no fixed minimum.In effect since April 22, 2026 · Source ↗
- Private mortgage insurance (PMI) with less than 20% down; it cancels on its own at 78% of the original value.In effect since January 1, 2024 · Source ↗
- Fannie Mae buys loans to lawful permanent and non-permanent residents on the same terms as citizens; the lender verifies the status.In effect since July 28, 2015 · Source ↗
Conventional, 20% down
Lowest paymentEstimated monthly payment
$2,202
Principal and interest, tax, homeowners insurance and mortgage insurance.
- Down payment
- $66,540 (20%)
- Mortgage insurance
- None
- Upfront premium or fee
- None
- Paid in 5 years
- $108,184
- Balance after 5 years
- $251,017
- County limit
- Find your county to see the limit
Rules and notes
- Fannie Mae requires a minimum score of 620 on manually underwritten fixed-rate loans; its automated system (DU) sets no fixed minimum.In effect since April 22, 2026 · Source ↗
- Private mortgage insurance (PMI) with less than 20% down; it cancels on its own at 78% of the original value.In effect since January 1, 2024 · Source ↗
- Fannie Mae buys loans to lawful permanent and non-permanent residents on the same terms as citizens; the lender verifies the status.In effect since July 28, 2015 · Source ↗
VA
Estimated monthly payment
$2,702
Principal and interest, tax, homeowners insurance and mortgage insurance.
- Down payment
- $0 (0%)
- Mortgage insurance
- None
- Upfront premium or fee
- $7,153VA funding fee · added to the loan
- Paid in 5 years
- $138,137
- Balance after 5 years
- $320,517
- County limit
- Find your county to see the limit
Rules and notes
- Military service requirements by period of service; you must meet VA's and your lender's credit standards.In effect since September 22, 2026 · Source ↗
- No down payment as long as the price is not above the appraisal; funding fee of 2.15% on first use with no down payment (exempt: zero). No monthly mortgage insurance.In effect since April 7, 2023 · Source ↗
- Up to the conforming limit with no down payment in most areas; more with a down payment.In effect since January 7, 2026 · Source ↗
USDA
Estimated monthly payment
$2,773
Principal and interest, tax, homeowners insurance and mortgage insurance.
- Down payment
- $0 (0%)
- Mortgage insurance
- $97 a monthUSDA annual fee · whole term
- Upfront premium or fee
- $3,327USDA upfront fee · added to the loan
- Paid in 5 years
- $142,404
- Balance after 5 years
- $316,909
- County limit
- No county limit
Rules and notes
- Home in an eligible rural area and income within the area limit; finances the full price for those who qualify.In effect since December 9, 2013 · Source ↗
- Upfront fee of 1% and annual fee of 0.35% of the balance.In effect since October 1, 2026 · Source ↗
- Each lender sets the score.
- Applicants must show they are U.S. citizens, U.S. non-citizen nationals or qualified aliens, as the federal rule defines them.In effect since November 29, 2022 · Source ↗
ITIN loan (example)
ExampleEstimated monthly payment
$2,315
Principal and interest, tax, homeowners insurance and mortgage insurance.
- Down payment
- $49,905 (15%)
- Mortgage insurance
- None
- Upfront premium or fee
- None
- Paid in 5 years
- $114,945
- Balance after 5 years
- $266,705
- County limit
- No county limit
Rules and notes
- Not a federal program: each lender sets the down payment, rate and documents. The 15% is only an example; rates are usually higher.
- They usually ask for ITIN tax returns for the last two years and more reserves; compare several lenders.
An educational estimate, not a loan offer. The same rate for every program (the real one differs); homeowners insurance is an example (0.5% of the value a year) and so is PMI (0.6% a year). The rules quoted are dated; check with your lender.
Rate of 7.18% (Freddie Mac national average as of November 5, 2026). Home insurance is an example; get quotes. This is an educational estimate, not a loan offer.
ViewShow contents
How is it calculated?
The same formulas lenders use, with the rules each program publishes. Nothing is hidden.
The formula
For each loan: down payment = price × the program's share; payment = principal and interest + tax + insurance + the program's mortgage insurance; cost over 5 years = everything paid + the balance left.
Example with the numbers for the United States
- Payment with FHA
- $2,759
- Conventional payment (mid down payment)
- $2,698
- Conventional payment without PMI
- $2,202
- ITIN payment (example)
- $2,510
Computed from the page's data when it was built; in the tool you replace every number with your own.
What moves the result?
Six things that change the number more than anything else.
-
The down payment
More down, less loan and less mortgage insurance. The minimum depends on the program.
-
Mortgage insurance
FHA always charges it; conventional loans only with less than 20% down.
-
The rate
One point of rate changes the payment for the whole term. Compare at least three offers.
-
The limits
FHA and conventional loans have a cap per county. Above it the rules change.
-
Your credit
It sets the rate you are offered and which programs you can enter. It can be built from zero.
-
Time
How many years you plan to stay changes which loan costs less in total. The comparison uses 5 years.
The official numbers behind the tool
Official data the tool uses, so you can compare.
Loan limits in the most populous counties of the United States
| Place | FHA limit (1 unit) | Conforming limit | Typical value |
|---|---|---|---|
| Los Angeles County (CA) | $1,249,125 | $1,249,125 | $834,200 |
| Cook County (IL) | $541,287 | $832,750 | $324,500 |
| Harris County (TX) | $541,287 | $832,750 | $276,600 |
| Maricopa County (AZ) | $557,750 | $832,750 | $452,800 |
| San Diego County (CA) | $1,104,000 | $1,104,000 | $854,700 |
| Orange County (CA) | $1,249,125 | $1,249,125 | $962,600 |
| Miami-Dade County (FL) | $667,000 | $832,750 | $463,000 |
| Kings County (NY) | $1,249,125 | $1,209,750 | $905,000 |
- Los Angeles County (CA) $1,249,125$1,249,125
- Cook County (IL) $541,287$832,750
- Harris County (TX) $541,287$832,750
- Maricopa County (AZ) $557,750$832,750
- San Diego County (CA) $1,104,000$1,104,000
- Orange County (CA) $1,249,125$1,249,125
- Miami-Dade County (FL) $667,000$832,750
- Kings County (NY) $1,249,125$1,209,750
Source: FHA mortgage limits (2026 data) · Conforming loan limits (2026 data) · American Community Survey (Average 2020–2024)
The average rate, week by week
| Week | 30-year | 15-year |
|---|---|---|
| September 17, 2026 | 6.95% | 6.26% |
| September 24, 2026 | 7.03% | 6.42% |
| October 1, 2026 | 7.28% | 6.60% |
| October 8, 2026 | 7.40% | 6.73% |
| October 15, 2026 | 7.40% | 6.71% |
| October 22, 2026 | 7.32% | 6.68% |
| October 29, 2026 | 7.24% | 6.60% |
| November 5, 2026 | 7.18% | 6.57% |
- September 17, 2026 6.95%6.26%
- September 24, 2026 7.03%6.42%
- October 1, 2026 7.28%6.60%
- October 8, 2026 7.40%6.73%
- October 15, 2026 7.40%6.71%
- October 22, 2026 7.32%6.68%
- October 29, 2026 7.24%6.60%
- November 5, 2026 7.18%6.57%
Source: Freddie Mac Primary Mortgage Market Survey (As of November 5, 2026)
— means the source publishes no value.
Want your county's numbers?
Type your county or ZIP code: the tool loads its numbers and keeps them in your browser for the other tools.
Frequently asked questions
Which loan is best?
There is no best one for everyone. FHA accepts lower scores and asks for little down, but its insurance usually lasts the whole term; conventional cancels PMI once you are below 78% of the value; VA and USDA ask for no down payment if you qualify. Compare the monthly payment, what you pay in 5 years and the balance, and get real quotes.
Can I compare with an ITIN?
Yes, as an example. ITIN loans come from private lenders with their own rules: a higher down payment and rates above the average. The ITIN mortgages guide explains what they ask for and where to look.
Why the same rate for all?
So the difference comes from the program's rules (mortgage insurance, fees, down payment) and not from an invented rate. Once you have quotes, enter each rate in the mortgage calculator.
Are the rules up to date?
Each rule shows its effective date and official source; we review them by a deadline and change them when they change. Even so, the lender applies the rules in force on the day you apply.
Methodology and sources (Freddie Mac, the Census Bureau, HUD, and FHFA)
- Down payment: each program's minimum (3.5% with FHA, 3% conventional, zero with VA and USDA if you qualify, 15% as an ITIN example), or the same share for all if you choose it.
- Monthly payment: principal and interest at the same rate and term, plus the place's tax, an example insurance (0.5% of the value a year) and the program's mortgage insurance: FHA annual premium, conventional PMI (example: 0.6% a year until 78% of the value), USDA annual fee; VA has none.
- Upfront fees: 1.75% with FHA, the VA funding fee (2.15% on first use with no down payment) and 1% with USDA. If you finance them, they join the loan.
- Paid in 5 years: principal, interest and mortgage insurance over those months (plus the upfront fee if paid at closing), and the balance left. The county limit check compares the loan with your place's FHA or conforming limit.
Data
- Freddie Mac Primary Mortgage Market Survey (As of November 5, 2026)
- American Community Survey (Average 2020–2024)
- FHA mortgage limits (2026 data)
- Conforming loan limits (2026 data)
Program rules
- HUD Handbook 4000.1 (Update 18), II.A.2.a.iv — Minimum Required Investment · In effect since September 14, 2016
- HUD Handbook 4000.1 (Update 18), II.A.1.b.ii(A)(3) and II.A.2.a — Minimum Decision Credit Score · In effect since September 14, 2016
- HUD Mortgagee Letter 2023-05: Reduction of FHA Annual MIP Rates · In effect since March 20, 2023
- HUD Mortgagee Letter 2025-09: Revisions to Residency Requirements · In effect since May 25, 2025
- Fannie Mae Selling Guide B5-6-01 — HomeReady Mortgage Loan and Borrower Eligibility · In effect since January 1, 2024
- Fannie Mae Selling Guide B3-5.1-01 — General Requirements for Credit Scores (04/22/2026) · In effect since April 22, 2026
- Fannie Mae Selling Guide B7-1-01 — Provision of Mortgage Insurance · In effect since January 1, 2024
- Homeowners Protection Act of 1998, 12 U.S.C. §4902 · In effect since July 29, 1999
- Fannie Mae Selling Guide B2-2-02 — Non–U.S. Citizen Borrower Eligibility Requirements (07/28/2015) · In effect since July 28, 2015
- VA: Eligibility for VA home loan programs · In effect since September 22, 2026
- VA: Purchase loan — benefits · In effect since January 1, 2020
- VA: VA funding fee and loan closing costs — purchase and construction loans · In effect since April 7, 2023
- 7 CFR §3555.103 — Maximum loan amount (Guaranteed Rural Housing Program) · In effect since December 9, 2013
- USDA Rural Development: Fiscal Year 2027 Conditional Commitment Notice (SFH Guaranteed) · In effect since October 1, 2026
- 7 CFR §3555.151(b) — Eligibility requirements: citizenship status · In effect since November 29, 2022
What comes next?
Go on to the tool that answers your next question, or read a guide at your own pace.
Want someone to go over it with you? A HUD-approved counselor does it for free or at low cost. Find a counselor
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Guides to read next
- Closing Disclosure explained: what to check before signing What the Closing Disclosure is, when it must reach you, what to check on each of its five pages and which closing costs are not allowed to go up.
- ITIN mortgages: what exists and what lenders ask for Which home loans accept an ITIN and which do not: Fannie Mae's rule, what FHA and USDA say, who lends and how to compare offers.
- Mortgage loan types: FHA, conventional, VA and USDA What each mortgage type asks for, what its insurance costs, fixed or adjustable rate, points and APR. A neutral comparison with official sources.
- Buying a duplex or a home with an ADU to live with family How to buy a 2- to 4-unit home or a home with an accessory dwelling unit (ADU) for family or to rent out part: who lives there, rent, limits and reserves.