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FHA vs Conventional Loans: A Complete Comparison

FHA loans are government-insured mortgages with lower credit score and down payment thresholds but permanent mortgage insurance for most borrowers, while conventional loans conform to Fannie Mae/Freddie Mac guidelines with higher credit requirements but removable private mortgage insurance. The optimal choice depends on the borrower's credit score, down payment, how long they plan to hold the loan, and the property type.

Key Takeaways

  • FHA allows credit scores as low as 500 (with 10% down) or 580 (with 3.5% down), while conventional loans typically require a minimum of 620.
  • FHA mortgage insurance (MIP) is required for the life of the loan when less than 10% is put down, whereas conventional PMI can be removed at 20% equity.
  • The FHA upfront MIP of 1.75% of the loan amount, financed into the loan, adds to the total cost in ways borrowers often underestimate.
  • Conventional loan pricing is tiered by credit score through LLPAs; borrowers with scores above approximately 700-720 generally pay less total cost on a conventional loan than on FHA.
  • FHA property requirements under HUD minimum property standards are stricter than conventional appraisal standards, which can affect eligibility for properties with deferred maintenance.
  • FHA is limited to primary residences, while conventional loans are available for primary residences, second homes, and investment properties.
  • FHA offers a streamline refinance with no appraisal or income verification, providing a simplified path to lower rates for existing FHA borrowers.

How It Works

How FHA Mortgage Insurance Premium (MIP) Works

FHA MIP has two components. The upfront mortgage insurance premium (UFMIP) is 1.75% of the base loan amount. On a $300,000 loan, the UFMIP is $5,250. This amount is typically financed into the loan balance, increasing the total loan to $305,250. The UFMIP accrues interest over the life of the loan because it becomes part of the principal balance.

The annual MIP is calculated as a percentage of the average outstanding balance and divided by 12 for the monthly payment. For loan terms greater than 15 years with an LTV above 95%, the current annual MIP rate is 0.55% . On a $300,000 loan, this equates to approximately $1,650 per year or $137.50 per month. The annual MIP continues for the life of the loan if the original LTV was above 90%. If the original LTV was 90% or below (meaning the borrower put 10% or more down), the annual MIP expires after 11 years of payments .

This structure means that most FHA borrowers, who typically make the minimum 3.5% down payment, will pay MIP for 30 years unless they refinance out of the FHA program. The total MIP cost over 30 years on a $300,000 loan (including the financed UFMIP and 30 years of annual MIP) can exceed $50,000, which is a material component of the loan’s total cost .

How Conventional PMI Works and How It Is Removed

Private mortgage insurance on conventional loans is provided by private insurance companies (such as MGIC, Radian, Essent, Genworth, and others). PMI premiums are risk-based, meaning they vary by the borrower’s credit score, LTV ratio, loan amount, and the required coverage percentage. A borrower with a 760 score at 95% LTV might pay a PMI rate of 0.40% annually, while a borrower with a 660 score at the same LTV might pay 1.50% or more .

The Homeowners Protection Act (HPA) of 1998 governs PMI cancellation for conventional loans. PMI must be automatically terminated by the servicer when the loan balance reaches 78% of the original purchase price through scheduled amortization. Borrowers can request earlier cancellation when the balance reaches 80% of the original value, provided they have a good payment history and can demonstrate the equity position. Some lenders allow a new appraisal to establish current market value for PMI removal purposes, which can accelerate removal if the property has appreciated.

This removability fundamentally changes the long-term cost calculation. A conventional borrower who starts at 95% LTV and reaches 80% through a combination of payments and appreciation might pay PMI for 5-8 years. An FHA borrower at the same starting LTV pays MIP for 30 years. Even if the conventional PMI rate is initially higher than the FHA MIP rate, the shorter duration often results in lower total insurance cost.

How the Credit Score Crossover Point Works

The crossover point is the credit score at which the total cost of a conventional loan becomes lower than the total cost of an equivalent FHA loan. Below this score, FHA’s flat MIP rates and absence of LLPAs make it cheaper. Above this score, conventional LLPAs are low enough and PMI removability valuable enough to overcome FHA’s structural advantages for lower-score borrowers.

The calculation involves comparing the conventional interest rate (adjusted for LLPAs), PMI cost, and PMI duration against the FHA interest rate, UFMIP, and lifetime annual MIP. The crossover is not a single fixed number; it shifts based on LTV, loan amount, anticipated holding period, expected appreciation rate, and current market rate conditions. However, for most purchase scenarios with less than 10% down, the crossover typically falls in the 680-720 score range .

Borrowers near this crossover zone should request detailed loan estimates for both FHA and conventional options from their lender and compare the total cost of each over their expected holding period, not just the monthly payment. A lower monthly payment on FHA (due to the lower rate that often accompanies FHA) may mask higher total cost when lifetime MIP is factored in.

Property Eligibility Differences in Practice

FHA’s minimum property standards (MPS) create a practical screening layer that conventional loans do not have. An FHA appraiser must certify that the property meets HUD standards for safety and habitability. Items flagged during an FHA appraisal may require repair before the loan can close, which can complicate transactions involving properties sold as-is, REO properties, or homes with deferred maintenance.

Conventional appraisals assess market value and note deficiencies but do not impose the same repair requirements. A conventional lender may still require repairs for significant structural or safety issues, but the threshold is higher. Borrowers competing for properties in tight markets may find that sellers prefer conventional offers because they are less likely to encounter appraisal-related repair demands that delay or jeopardize closing.

Related topics include conventional loans explained, fha loans explained, down payment requirements by loan type, pmi and mortgage insurance explained, and to choose the right loan program.

Key Factors

Factors relevant to FHA vs Conventional Loans: A Complete Comparison
Factor Description Typical Range
Credit Score Minimum The lowest credit score at which each program allows approval. Determines baseline eligibility. FHA: 500 (10% down) or 580 (3.5% down). Conventional: 620 minimum.
Mortgage Insurance Cost Annual cost of required insurance for loans with less than 20% equity. Structure differs significantly between programs. FHA: 1.75% upfront + 0.55% annual (typical). Conventional PMI: 0.20%-1.50%+ annual, risk-based .
Mortgage Insurance Duration How long the borrower must pay mortgage insurance. This is one of the most impactful differences between the two programs. FHA: life of loan (if <10% down). Conventional: removable at 80% LTV, auto-terminated at 78% LTV.
Down Payment Minimum The smallest down payment each program allows. Affects initial cash outlay and starting equity position. FHA: 3.5% (580+ score) or 10% (500-579). Conventional: 3% (HomeReady/Home Possible) or 5% standard .
Property Standards The condition requirements the property must meet to be eligible for financing under each program. FHA: HUD minimum property standards (safety, soundness, security). Conventional: market value focus with fewer prescriptive condition requirements.

Examples

Low Credit Score Borrower — FHA Advantage

Scenario: A first-time buyer has a middle credit score of 640, $15,000 saved for down payment and closing costs, and is purchasing a $280,000 home. Monthly income is $5,500 with $800 in existing debt payments.
Outcome: On FHA with 3.5% down ($9,800), the loan amount is $270,200 plus 1.75% UFMIP ($4,729) = $274,929 total. Monthly MIP at 0.55% adds approximately $126/month. On a conventional loan at 5% down ($14,000), the 640 score triggers significant LLPAs, pushing the rate approximately 0.75-1.00% higher than a 760-score borrower, and PMI at this score and LTV could be 1.00-1.30% annually. The FHA loan produces a lower monthly payment and requires less cash to close. FHA is the clear better option for this borrower .

Strong Credit Score Borrower — Conventional Advantage

Scenario: A borrower has a middle credit score of 755, $40,000 saved for down payment, and is purchasing a $350,000 home. The borrower plans to own the home for 10 years.
Outcome: On conventional with 10% down ($35,000), the loan is $315,000. PMI at a 755 score and 90% LTV is approximately 0.30-0.40% annually ($79-$105/month). PMI will be removable in approximately 4-6 years as equity builds through payments and any appreciation. On FHA with 3.5% down, the loan plus financed UFMIP totals approximately $343,000 with MIP of 0.55% ($157/month) for the life of the loan. Over the 10-year holding period, the conventional borrower pays approximately $4,500-$6,300 in total PMI before removal. The FHA borrower pays approximately $5,900 in UFMIP interest plus $18,800+ in annual MIP over 10 years. Conventional saves an estimated $15,000-$20,000 in total mortgage insurance cost over the holding period .

Borrower Purchasing Property with Deferred Maintenance

Scenario: A borrower with a 700 credit score is purchasing a home listed at $275,000 that has peeling exterior paint, a deck with missing railings, and an aging but functional roof. The seller is selling as-is and will not make repairs.
Outcome: An FHA appraisal would likely flag the peeling paint (lead paint concern if pre-1978 construction), missing railings (safety hazard), and potentially the roof condition as violations of HUD minimum property standards. The lender would require these items to be repaired before closing, which conflicts with the as-is sale terms. A conventional appraisal notes these items but does not mandate repairs for market value purposes (though the lender may require repair of significant structural or safety issues). The borrower can proceed with a conventional loan on this property where FHA would require renegotiation or seller concessions.

Common Mistakes to Avoid

  • Choosing FHA solely because of the lower down payment without evaluating total cost

    The 0.5-1.5% down payment difference between FHA and conventional is small relative to the long-term cost of FHA's permanent MIP. A borrower with a 720+ credit score who chooses FHA to save $3,500 in down payment may pay $20,000 or more in additional mortgage insurance over the life of the loan. Total cost analysis over the expected holding period, not just the closing cost, should drive the decision.

  • Assuming FHA is always better for lower-credit borrowers

    While FHA is typically the better option below 680, borrowers in the 660-700 range should obtain loan estimates for both programs. Depending on the specific LTV, loan amount, and PMI quotes, conventional may be competitive or even cheaper at scores above 660 when the PMI removability advantage is factored in over the holding period.

  • Forgetting that FHA MIP cannot be removed without refinancing

    Borrowers who plan to stay in their home long-term and start with less than 10% down will pay FHA MIP for 30 years. The only way to eliminate it is to refinance into a conventional loan, which requires meeting conventional credit and equity standards and paying closing costs. Borrowers should factor the eventual refinance into their FHA cost analysis.

  • Not considering the impact of FHA property standards on competitive offers

    In competitive markets, sellers may prefer conventional offers over FHA offers because FHA appraisals can require repairs that delay closing. Borrowers using FHA should be aware that their offers may be less competitive and consider strategies such as offering higher earnest money or shorter inspection periods to offset seller concerns.

Documents You May Need

  • Two years of tax returns (personal and business if applicable) for income verification under either program
  • Two months of bank statements to document down payment and reserve funds
  • Two years of W-2s or 1099s to verify employment income
  • Recent pay stubs covering at least 30 days prior to application
  • Loan estimates from at least two lenders comparing both FHA and conventional options side by side
  • Evidence of additional funds if the property requires repairs to meet FHA minimum property standards

Frequently Asked Questions

Which is cheaper, FHA or conventional?
It depends on the borrower's credit score, down payment, and how long they plan to hold the loan. FHA is typically cheaper for borrowers with scores below 680 due to flat MIP pricing and the absence of credit-score-based LLPAs. Conventional is typically cheaper for borrowers with scores above 700-720 because PMI is risk-based (lower for higher scores) and removable at 20% equity, while FHA MIP is permanent for most borrowers.
Can I switch from FHA to conventional later?
Yes, through refinancing. Once you have sufficient equity (at least 20% to avoid PMI) and meet conventional credit requirements (minimum 620 score), you can refinance from FHA to conventional to eliminate the ongoing MIP obligation. This is a common strategy for borrowers who use FHA initially due to credit constraints and build equity over time.
Does FHA or conventional have higher loan limits?
Conventional conforming loan limits are generally higher than FHA limits in most areas. For 2025, the conventional baseline is $806,500 while the FHA floor is $524,225 . In high-cost areas, both programs reach $1,209,750. Borrowers needing loan amounts between the FHA limit and the conforming limit must use conventional financing.
Can I use FHA for an investment property?
No. FHA loans are restricted to owner-occupied primary residences. The borrower must intend to occupy the property as their primary home within 60 days of closing and must live there for at least one year. Conventional loans are available for primary residences, second homes, and investment properties, making conventional the only option among these two programs for non-owner-occupied purchases.
Is the FHA appraisal more difficult to pass than a conventional appraisal?
FHA appraisals evaluate the property against HUD minimum property standards in addition to market value. Items like peeling paint, safety hazards, non-functional systems, and structural deficiencies can require repair before closing. Conventional appraisals focus primarily on market value with less prescriptive condition requirements. Properties with deferred maintenance are more likely to encounter issues with FHA than with conventional appraisals.
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