Compare your current payment to a new one, then see the exact month the refinance pays for itself — and what it costs you in lifetime interest if you restart the clock.
Your refinance break-even is total closing costs divided by monthly savings. If refinancing costs $4,000 and saves $200 a month, you break even in 20 months — refinance if you'll keep the home longer than that. FHA Streamline refinances lower this bar because they skip the appraisal and most documentation.
What this means for your mortgage
If you'll stay in the home past the break-even month shown below, the refinance pays for itself; if not, wait.
Reviewed by the licensed mortgage team at Simply Approved Mortgages · Last verified August 23, 2026 against HUD Handbook 4000.1
FHA Streamline requires no appraisal and no income documents in most cases
Streamline needs six months of on-time payments and a net tangible benefit
FHA cash-out is limited to 80% loan-to-value
Rolling costs into the loan lengthens break-even but preserves cash
A partial upfront MIP refund can apply within 36 months of your original FHA loan
FHA Loan Rates for An FHA Refinance
Everything on this page about An FHA Refinance comes back to one question: what does the loan actually price at? FHA rate sheets price each scenario individually, so credit profile, loan amount, loan-to-value, units, term and lock length change the result. Enter your own numbers below to see live wholesale FHA options — note rate, provider APR, points or lender credit and the monthly payment — instead of a headline rate.
Snapshot pricing unavailable
No current pricing snapshot — we never show sample rate figures.
Sample scenario: Florida primary residence, 30-year fixed FHA. Pricing is refreshed once every business day and can change between refreshes.
Loading the most recent FHA pricing snapshot…
Snapshot pricing is an example for the sample scenario described above. It is not a quote, an application, a pre-approval, a rate lock, an offer of credit or a commitment to lend, and it is not personalized to you.
APR is supplied by our pricing provider for the exact scenario priced. Other lender or third-party charges listed separately may not be reflected, and the final APR can change. Your final mortgage disclosures control.
A lender credit reduces eligible closing costs only. It cannot exceed those costs and is never cash back to the borrower.
Get my own FHA pricing
The three cards above are examples from the latest daily snapshot. Enter your own purchase price, down payment, credit score and location to see every eligible FHA option for your scenario, priced right now.
Current & new loan
Break-even point
22 mo to recoup costs
Current payment (P&I + MI)
$2,325
New payment (P&I + MI)
$2,038
Monthly savings
$287
New loan amount
$316,200
Cash needed at closing
$0
Net position after 5 years
$11,033
Remaining interest — current loan
$397,292
Total interest — new loan
$366,280
Lifetime interest difference
$31,012
Estimates only. Break-even ignores the time value of money and any escrow refund from your current servicer. Extending the term lowers the payment but can increase total interest even at a lower rate — watch the lifetime interest line.
Figures are illustrations based on the values you entered — not an offer, rate lock, or commitment to lend. Emailing your scenario sends it to a licensed loan officer in Florida or Colorado.
Reading your break-even result
The break-even month is the single most useful number in a refinance decision. If you expect to sell, pay off, or refinance again before that month, the transaction costs you money regardless of how much lower the rate looks.
Watch the term reset
Refinancing 27 remaining years into a fresh 30-year loan lowers the payment partly because you spread the balance over three more years. The "lifetime interest difference" line above shows whether the lower rate outweighs that. Matching your new term to the years you have left is the cleanest comparison.
FHA Streamline Refinance
If your current loan is FHA-insured, the Streamline program is usually the cheapest path: no appraisal, no income documentation in the non-credit-qualifying version, and a much shorter cost list. HUD requires a net tangible benefit — generally a combined rate-and-MIP reduction of at least 0.50% — plus at least six payments made and 210 days since your first payment due date.
The upfront MIP refund
Refinancing FHA-to-FHA within 36 months of your original endorsement earns a prorated refund of the original 1.75% upfront premium, credited against the new one. Refinancing in month 12 recovers a meaningful share; by month 36 the refund is gone. Enter your net upfront cost in the closing-cost field to reflect this.
Refinance questions
How do I calculate a refinance break-even point?
Divide your total closing costs by the monthly payment savings. The result is the number of months you must keep the loan before the refinance pays for itself. If you plan to sell or refinance again before that month, the refinance loses money.
Does an FHA Streamline Refinance require an appraisal?
No. A credit-qualifying or non-credit-qualifying FHA Streamline Refinance requires no new appraisal, no income documentation in most cases, and no new termite or repair conditions, which is why its closing costs typically come in well below those of a standard refinance.
Do I get my FHA upfront MIP back when I refinance?
Partially. If you refinance an existing FHA loan into another FHA loan within 36 months of the original endorsement, HUD applies a prorated refund of your original upfront MIP against the new upfront premium. The refund percentage declines each month and reaches zero after 36 months.
How this calculator works
Refinance break-even calculator: methodology and assumptions
Break-even is total refinance cost divided by the monthly payment savings, expressed in months. Savings compare the current payment with the new payment at the entered rate and term.
Assumptions used
• Costs entered are paid at closing or financed as shown
• Both payments compare principal, interest and mortgage insurance
• The new loan runs to term with no further refinance
• No change in taxes or homeowners insurance
• Rates entered are your quoted rates, not a market average
Limitations — what it does not include
• Any interest already paid on the current loan
• Resetting the amortization clock, which can raise lifetime interest
• Tax treatment of mortgage interest
• Upfront MIP refund credits on an FHA streamline
• Escrow refunds and per-diem interest at closing
Data year 2026. Program figures last checked against their source on 2026-01-01. Sources: HUD Mortgagee Letter 2023-05, CFPB — mortgage basics. Results are estimates for planning only — not a quote, rate lock, approval, or commitment to lend. Your binding numbers appear on the Loan Estimate and Closing Disclosure.
Ready to see what you qualify for?
Talk with a licensed FHA broker about your scenario. Licensed in Florida and Colorado.
Usually 0.5–0.75%, but the real test is whether you'll stay past your break-even month.
Can I skip the appraisal?
Yes, on an FHA Streamline refinance of an existing FHA loan.
Can I take cash out with FHA?
Yes, up to 80% of the home's appraised value, with a full appraisal and income documentation.
How is break-even calculated?
Total refinance costs divided by the monthly savings. If you keep the loan past that month, the refinance has paid for itself.
Should the calculation include a longer term?
It should. Restarting a 30-year term lowers the payment but can raise lifetime interest, so compare total cost as well as break-even.
Do I include escrow in the comparison?
Compare principal, interest, and mortgage insurance. Taxes and insurance follow the property, not the loan.
Does a lender-credit refinance (advertised as having no closing costs) have a break-even?
Closing costs are still paid — they are absorbed into a higher interest rate instead of paid upfront, so the comparison shifts to the lifetime cost of the higher rate rather than a payback month. Nothing here is an offer or a rate quote.
How does MIP affect an FHA refinance comparison?
A new FHA loan restarts MIP; a refinance into conventional may remove mortgage insurance entirely if equity supports it.
What if I plan to move in three years?
Then a break-even beyond 36 months generally does not pay off. Time horizon is the single biggest driver.
Does the escrow refund count as savings?
No. Your old escrow refund and the new escrow deposit largely offset; treating the refund as savings overstates the benefit.
Are these results an offer?
No. They are estimates from your inputs. Actual terms depend on lender underwriting and market pricing.
Included with your FHA estimate
Get your FHA Pre-Approval Summary.
Complete the short form and we send back a full FHA breakdown: your county loan limit, the minimum FHA down payment, financed upfront MIP, monthly mortgage insurance, and an estimated payment — plus whether down payment assistance can cover your cash to close.
Maximum FHA loan amount for your county
Minimum FHA down payment and cash-to-close estimate
Upfront and annual MIP included
Estimated monthly payment with taxes and insurance
Takes about 3 minutes · No obligation · Summary emailed and shown on screen
Illustration only, generated from the information you enter. Not a Loan Estimate, pre-qualification, commitment to lend, or approval. Subject to appraisal, credit and income review, FHA guidelines, and final lender approval. Equal Housing Opportunity.
FHA Estimate Summary
Purchase price
$385,000
Down payment (3.5%)
$13,475
Base loan amount
$371,525
Financed UFMIP (1.75%)
$6,502
Est. monthly payment
Shown in your summary
Sample figures for illustration only — not a quote, rate lock, offer of credit or commitment to lend. Simply Approved Mortgages · NMLS #2620881 · Equal Housing Opportunity
Weighing it up
Pros and cons of refinancing an FHA loan
The trade-offs below are specific to refinancing an FHA loan. Reviewed August 23, 2026 against HUD Handbook 4000.1 and the current HUD county loan limit file.
What works in your favor
A Streamline refinance can skip the appraisal and much of the income documentation.
The break-even point is arithmetic, not opinion: costs divided by monthly savings.
Removing a borrower or shortening the term can be worth doing without any rate drop.
What to plan around
Closing costs restart the clock on recovering the expense.
A new FHA loan resets mortgage insurance on the new balance.
A refinance that does not pass a net tangible benefit test should not be done at all.
Worked example
Break-even arithmetic on a refinance
The only question that matters is how long you keep the loan versus how long it takes to recover the cost.
Break-even arithmetic on a refinance
Estimated closing costs
$5,200
Example monthly payment reduction
$180
Months to break even
29 months
Decision rule
Keep the home past break-even, or do not refinance
Illustration only. Your costs and savings depend on your credit, property, balance, lender pricing and program eligibility. Not a quote or commitment to lend.
Document checklist
What documents you need for refinancing an FHA loan
This is the set an FHA underwriter typically asks for. Having it ready before you write an offer is the single biggest difference between a two-week and a six-week file.
Identity and residency
Government-issued photo ID and Social Security number
Two-year residence history with landlord contact where you rented
Assets
Two months of statements for every account used for down payment or reserves
A signed gift letter plus the donor's source of funds for any gifted money
Retirement statements when reserves are drawn from those accounts
Property and credit
Fully executed purchase contract with all addenda
Homeowners insurance quote, plus flood coverage where required
Written explanation for credit events, plus bankruptcy or foreclosure paperwork if applicable
Specific to this scenario
Your current mortgage statement and note, showing the existing rate, balance and MIP
A 12-month payment history on the loan being refinanced
Income documentation
Self-employed vs. W-2 employed: what it means for your FHA loan
A Streamline may not require income documentation at all; a credit-qualifying or cash-out refinance does — and that is where employment type matters. FHA does not apply a different credit score, down payment or county limit to self-employed borrowers — it applies a different documentation standard.
FHA documentation differences between W-2 employed and self-employed borrowers
Item
W-2 employed
Self-employed
History required
Two-year employment history, with gaps explained. A job change inside the same field is usually fine.
Generally two years of self-employment. A shorter history can sometimes be considered when there is documented prior experience in the same line of work.
How income is calculated
Base pay from pay stubs and W-2s. Bonus, overtime and commission generally need a two-year history to be averaged in.
Net income from tax returns, averaged and adjusted for allowable add-backs such as depreciation. Write-offs that reduce taxable income also reduce qualifying income.
Documents that open the file
30 days of pay stubs, two years of W-2s, and a verification of employment.
Two years of personal and business returns, year-to-date P&L and balance sheet, and evidence the business is still operating.
Verification at closing
The employer is re-verified shortly before closing; do not change jobs mid-process without telling your loan officer.
Continued existence of the business is re-verified close to closing, typically through a third-party or licensing check.
Most common delay
Unexplained gaps, a new job with variable pay, or a VOE the employer never returns.
A declining year over year, or a large deduction that removes the very income needed to qualify.
What we suggest
Get the VOE moving on day one — it is the item most often outstanding at the end.
Have your accountant produce the year-to-date P&L before you shop, so qualifying income is known before you write an offer.
If you are W-2 employed
Pay stubs covering the most recent 30 days
W-2 forms for the last two years
A verification of employment; HUD Handbook 4000.1 Update 18 tightened the written and electronic VOE rules, so expect the employer record to be verified directly
Documentation of bonus, overtime or commission income if you want it counted
If you are self-employed
Two years of personal federal tax returns, all schedules
Two years of business returns for a partnership, S-corp or C-corp, plus K-1s
A year-to-date profit and loss statement and balance sheet
Business license, CPA letter or equivalent evidence the business is active
General FHA documentation guidance per HUD Handbook 4000.1, including Update 18 changes to written and electronic verification of employment. Requirements vary by borrower, property, lender and program, and all loans are subject to lender underwriting and approval. Sources: HUD Handbook 4000.1
Equity strategy
Cash-out, HELOC, debt consolidation and investment equity in the United States
Four different ways to use the same equity, worked against a $415,000 value with about $257,300 owed. Each one solves a different problem, and each one has a real cost. Figures are equity arithmetic under HUD Handbook 4000.1 loan-to-value limits, not quotes.
Cash-out refinance
On a $415,000 home in the United States with roughly $257,300 owed, FHA caps a cash-out refinance at 80% of appraised value — about $332,000. That leaves roughly $74,700 gross, or near $64,325 after typical costs, from $157,700 of equity.
Why it can work
One first lien, one payment, one servicer.
FHA cash-out has no seasoning penalty beyond the required 12 months of on-time payments and 12 months of occupancy.
Proceeds are loan funds, not income, so they are generally not taxed as income.
What it costs you
You are re-starting amortization on the entire balance, not just the cash you take.
FHA cash-out keeps annual mortgage insurance for the life of the loan at above-90% LTV, and 11 years at or below 90%.
If your existing first lien is priced better than today's market, you give that up to access the equity.
HELOC or second lien instead
Lenders commonly write a second lien to about 85% combined LTV — near $95,450 available here without disturbing the first mortgage. It is the right tool when the existing first lien is worth keeping.
Why it can work
Leaves a good first mortgage completely untouched.
You draw only what you use, so you are not carrying interest on money sitting idle.
Closing costs are usually far lower than a full first-lien refinance.
What it costs you
Most HELOCs carry a variable rate, so the payment can rise while the balance stays the same.
Draw periods end, and the repayment period that follows raises the payment sharply.
A second lien still secures your home — the risk profile is the same as the first.
Consolidating higher-cost debt
Moving unsecured balances into the $74,700 of accessible equity in your county typically lowers the monthly outflow, because a 30-year amortization stretches a payment that a card or auto note compresses into a few years.
Why it can work
Frees monthly cash flow, which can also improve qualifying debt-to-income for a later move.
Consolidates several due dates into one predictable escrowed payment.
Removes revolving balances that were re-pricing at the issuer's discretion.
What it costs you
You convert unsecured debt into debt secured by your home — a missed payment now risks the house.
Stretching a 3-year balance over 30 years can raise the total dollars paid even when the monthly figure falls.
It fixes the symptom, not the spending. Re-running the cards afterwards leaves you with both debts.
Mortgage interest deductibility depends on how the funds are used — confirm with your tax advisor, not your lender.
Using equity toward an investment property
The roughly $64,325 net available here can serve as the down payment on a rental. FHA financing itself requires owner occupancy, so the new property would be financed conventionally or as a business-purpose loan, not with FHA.
Why it can work
Converts idle equity in one property into a second income-producing asset.
Rental income may later help qualify, once it has the documented history the lender requires.
Diversifies your position across two properties instead of one.
What it costs you
You are now carrying two mortgages against one income if the unit sits vacant.
Investment-property financing requires larger down payments and stricter reserves than FHA.
FHA occupancy rules apply to your existing loan — the home you refinanced must remain your primary residence.
Local landlord licensing, insurance and tax treatment differ from owner-occupied ownership.
Illustrative equity calculations for general education only — not a quote, rate, APR, payment, pre-approval, offer or commitment to lend, and not tax or legal advice. Values assume the stated appraised value and balance; your equity, loan-to-value and available proceeds will differ. FHA cash-out refinances are limited to 80% loan-to-value and require owner occupancy per HUD Handbook 4000.1. HELOCs and second liens are separate products with their own terms and are commonly variable-rate. Consolidating unsecured debt into a mortgage secures that debt against your home. Consult a tax advisor regarding deductibility. Eligibility, terms, conditions and availability vary by borrower, property, lender, loan program and state, and all loans are subject to lender underwriting and approval. Equal Housing Opportunity.
Simply Approved Mortgages Expert Insight
Refinance commentary · Last reviewed August 23, 2026
Break-even only counts if you stay past it
A refinance makes sense when the monthly savings recover the closing costs inside the period a borrower actually plans to keep the home and the loan. We also flag the term reset: restarting a 30-year clock can lower a payment while raising lifetime interest. For existing FHA borrowers, the Streamline path often shortens break-even because the documentation and appraisal burden is lighter.
Our recommendation
Refinance only if your break-even lands well inside your expected time in the home.
Ask SAM anything about FHA loans in the United States
SAM is the Simply Approved Mortgages AI assistant, grounded in HUD Handbook 4000.1 and the 2026 HUD county limit file. It answers general FHA questions instantly. A licensed loan officer reviews every scenario before any terms are confirmed.
Hi — I'm SAM. Ask me about FHA loan limits, credit, mortgage insurance, down payment assistance or what an underwriter will need from you. General education only: I don't quote rates, and nothing I say is an offer or commitment to lend.
Ask Simply AI provides general educational information about FHA loan programs. It is an automated assistant, may be incomplete or out of date, and does not provide legal, tax or financial advice. Nothing it produces is a rate quote, APR, pre-approval, offer or commitment to lend. Simply Approved Mortgages LLC (NMLS #2620881) arranges residential mortgage loans in Florida and Colorado. Eligibility, terms, conditions and availability vary by borrower, property, lender, loan program and state, and all loans are subject to lender underwriting and approval. Equal Housing Opportunity.
Where to go next
Continue with the FHA topic that matches where you are, or talk to a licensed loan officer about your own numbers.
Short on cash to close? Ask about the FHA DPA, offered through Simply Approved Mortgages: 2.5%, 3.5%, or 5% of your loan amount toward your down payment and closing costs, structured as a 10-year repayable second lien at your first-mortgage rate + 2%. FICO 580+, primary residence only — it's an option on every loan program on this site.
How it works
Three tiers. Real money toward your home.
2.5% / 3.5% / 5% of the lesser of purchase price or appraised value
Pairs with FHA, Conventional, VA, and USDA first mortgages
10-year repayable second lien — no silent forgivable strings
Not available in: New York, Washington, U.S. Virgin Islands, Guam, Northern Mariana Islands, and American Samoa. All loans subject to underwriting approval and program guidelines.
Amount calculator & eligibility checker
See how much assistance you may qualify for
Enter a purchase price, pick an assistance tier, and confirm property and residency. Results are illustrative — not a quote or commitment.
Simply Approved Mortgages DPA
DPA amount calculator & eligibility checker
Estimate 3.5% assistance on the lesser of price or appraisal, layered over a 30-year fixed FHA first mortgage.
Estimated DPA
$14,000
3.5% of $400,000
2nd-lien P&I
$174
10-yr · 8.500%
Amount calculator
Lesser of price or appraisal
$400,000
DPA at 3.5%
$14,000
2nd-lien term
10-year fixed, repayable
2nd-lien rate
8.500%
Monthly P&I
$174/mo
Illustrative only — not a quote, lock, offer, or commitment to lend. Binding figures appear only on your Loan Estimate and Closing Disclosure.
Eligibility checker
Documentable qualifying income?
Willing to complete homebuyer education before closing?
Property in NY, WA, USVI, Guam, MP, or AS?
Answer each question above to see your preliminary result.
Figures are illustrations based on the values you entered — not an offer, rate lock, or commitment to lend. Emailing your scenario sends it to a licensed loan officer in Florida or Colorado.
Preliminary self-check only — no credit pulled. Not a quote, lock, offer, or commitment to lend. Simply Approved Mortgages is not affiliated with HUD, FHA, VA, USDA, FHFA, or any government agency. Equal Housing Opportunity. NMLS# 2620881.
Our pricing philosophy
Transparency. Simplicity. Consumer Choice.
At Simply Approved Mortgages, we believe borrowers deserve clear information, professional guidance, and access to competitive mortgage solutions.
Our company is built around a straightforward philosophy: provide transparent mortgage guidance, maintain a consistent compensation structure on most transactions, and help borrowers make informed financing decisions based on their individual needs and goals.
For many mortgage transactions, Simply Approved Mortgages typically operates using a lender-paid compensation structure of approximately 1.50%. Actual compensation may vary based on lender requirements, loan program, state regulations, loan amount, and other transaction-specific factors.
We believe transparency helps consumers better understand the mortgage process and make informed decisions when comparing financing options.
Our promise
Mortgage financing should be understandable, transparent, and focused on helping consumers make informed decisions.
Our goal isn't to maximize compensation per transaction. Our goal is to build lifelong client relationships through transparency, service, and competitive mortgage solutions.
Why compensation transparency matters
Understanding all aspects of the financing process
Many borrowers spend significant time comparing interest rates, but may be less familiar with how mortgage companies and loan originators are compensated.
Compensation structures can vary among lenders, mortgage brokers, banks, credit unions, and other mortgage providers. Compensation is only one component of a mortgage transaction and should be evaluated alongside interest rates, APR, lender fees, discount points, closing costs, loan features, and overall loan suitability.
At Simply Approved Mortgages, we believe consumers benefit from understanding all aspects of the financing process before making a decision.
Interactive illustration
See how compensation scales by loan amount
Move the slider to compare a hypothetical 1.50% Simply Approved Mortgages compensation structure with a hypothetical 2.75% used by some other lending options. For educational purposes only.
$400,000
$50,000$2,000,000
Typical market comp at 2.75%$11,000
Simply Approved Mortgages at 1.50%$6,000
Potential closing cost difference
Hypothetical impact on lender compensation only
~$5,000
For illustration only. Figures are hypothetical and not a quote, offer, rate lock, or guarantee of savings. Lender compensation is one component of closing costs; actual loan terms, interest rates, fees, APR, and total costs vary by program, loan amount, credit qualifications, property, occupancy, state, and market conditions.
Illustrative compensation comparison
Comparing a hypothetical 1.50% to a hypothetical 2.75%
The example below compares a hypothetical 1.50% compensation structure used by Simply Approved Mortgages to a hypothetical 2.75% structure used by some other lending options, solely for educational purposes.
Loan Amount
Simply Approved Mortgages (1.50%)
Other lending options (2.75%)
Difference
$250,000
$3,750
$6,875
$3,125
$350,000
$5,250
$9,625
$4,375
$500,000
$7,500
$13,750
$6,250
$750,000
$11,250
$20,625
$9,375
$1,000,000
$15,000
$27,500
$12,500
These examples are illustrative only and are intended to demonstrate how different compensation percentages may produce different compensation amounts based on loan size.
These examples do not represent borrower fees, interest rates, APR, closing costs, loan terms, pricing, or savings, and should not be interpreted as a guarantee that any borrower will receive lower costs or better loan terms.
Our commitment to borrowers
Our goal is to provide
Professional mortgage guidance
Transparent communication throughout the loan process
Access to a broad range of mortgage programs
Competitive financing options based on borrower qualifications
A streamlined application and approval experience
Support for homebuyers, homeowners, and real estate investors
A team-focused approach
Support for every type of borrower
Whether you're purchasing a home, refinancing an existing mortgage, consolidating debt, or financing an investment property, our team is committed to helping you evaluate available options and make informed decisions.
Compare more than just the interest rate
When evaluating mortgage options, borrowers should consider the complete financing package
•Interest Rate
•Annual Percentage Rate (APR)
•Lender Fees
•Discount Points
•Closing Costs
•Loan Features and Flexibility
•Prepayment Terms
•Product Eligibility Requirements
•Customer Service and Support
The most appropriate mortgage solution depends on each borrower's individual financial circumstances, objectives, qualifications, and preferences.
Important Disclosure: Simply Approved Mortgages LLC typically utilizes a lender-paid compensation structure of approximately 1.50% on many mortgage transactions; however, compensation may vary based on lender requirements, loan program, state law, loan amount, borrower qualifications, and other transaction-specific factors. Compensation is only one component of mortgage pricing and does not, by itself, determine interest rates, APR, lender fees, closing costs, loan terms, or overall borrower costs. The information provided on this page is for general educational and informational purposes only and should not be construed as mortgage advice, a commitment to lend, an offer to extend credit, a rate quote, a loan approval, or a guarantee of savings. All mortgage loans are subject to credit approval, underwriting requirements, property approval, and program eligibility guidelines. Borrowers should carefully review all disclosures, including the Loan Estimate and Closing Disclosure, before proceeding with any mortgage transaction. Simply Approved Mortgages LLC • NMLS #2620881 • Equal Housing Opportunity.
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The FHA's minimum is 500, but lender overlays push the real-world minimum to 580 or 620. Here's what scores actually get approved.
February 19, 2026 · 7 min read
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