Let's Make This Real

Fill in your details and we'll send the full quote breakdown.

Your information is secure and will only be used to provide you with personalized loan options.

Your information is secure and will only be used to provide you with personalized loan options.

Todd Hanley Mortgage Team

Instant FHA Pre-Qual Calculator

FHA SFR or Duplex: Front-End 46.9% | Back-End 56.9%

Todd HanleyBuilt and reviewed by Todd Hanley, RICP®·NMLS #1013665·Last reviewed October 2026·How it’s calculated

Your DTI Limits: Front-End 46.9% | Back-End 56.9%

County-specific FHA loan limits for FL, TX & NJ (licensed states).

Select your state & county to see FHA loan limits
Enter your total monthly income
$96,000 annually
75% Qualified: $375
10.8%
Today's Market Rates
Loading rates...
$6,000 annually
$3,000 annually
Current MIP: 0.55% - $247/month
With 5% or more down: 0.50% - $225/month (Save $22/month)
Car payments, credit cards, student loans, etc.
Front-End DTI: 0.0%
Housing Only
Limit: 46.9%
Back-End DTI: 0.0%
All Debt
Limit: 56.9%
Results = Estimates (Not an Offer) Pre-qualification amounts shown are estimates for educational purposes only and are not a loan approval, commitment, or rate lock. Payments shown include principal & interest, estimated property taxes, homeowner's insurance, FHA mortgage insurance and HOA dues based on your inputs. They do not include flood insurance. FHA loan limits, rates, and qualifying ratios vary by county and are subject to change. Your actual pre-qualification depends on credit, income verification, and underwriting review.
Loan Amount:
$0
Monthly Taxes:
$0
Monthly P&I:
$0
Monthly MIP:
$0
Monthly Insurance:
$0
HOA Dues:
$0
Total Monthly Housing Payment:
$0
Your limit: $3,585 | WITHIN BUDGET
Todd Hanley

FHA Isn't Just for First-Time Buyers — It's for Smart Buyers

With 3.5% down and flexible credit guidelines, FHA is one of the most powerful loan programs available — and most buyers don't realize they can use up to 6% in seller concessions to cover closing costs. I walk every buyer through the real numbers so there are no surprises at the closing table.

— Todd Hanley, Senior Loan Officer | RICP

Schedule Your Free Strategy Session

Select a date and time that works for you

Loading available times...

Sun
Mon
Tue
Wed
Thu
Fri
Sat
Available times:
Your Selected Time

Request Sent!

Your requested time is being held while Todd confirms it. You'll receive a confirmation email once it's approved, usually the same day.

Date & Time
Duration15 minutes
WithTodd Hanley, RICP®

How This Calculator Works & Key Assumptions

This calculator provides estimates for educational purposes only. It is not a loan application, pre-approval, commitment to lend, or rate lock.

  • FHA loan limits vary by county and are updated annually by HUD. This calculator uses HUD's published limits for the higher-cost counties in FL, TX and NJ and the national floor everywhere else. Confirm your county's limit before you apply.
  • Qualifying ratios are checked against 46.9% front-end and 56.9% back-end, the upper end of what FHA approvals allow. Many approvals come in lower, and the highest ratios need strong credit and compensating factors.
  • Mortgage insurance includes upfront MIP (1.75% financed) and annual MIP — both affect your total payment and loan amount.
  • Annual MIP on a 30-year loan is 0.50% with 5% or more down and 0.55% with less than 5% down (0.70% / 0.75% on loans above $726,200). With 10% or more down it ends after 11 years; otherwise it lasts for the life of the loan.
  • Credit score ranges affect available interest rates and down payment requirements. FHA allows 3.5% down at 580+ and requires 10% down at 500–579. This calculator does not ask for your score, so set your down payment to match.

This tool helps you understand what you may qualify for before speaking with a loan officer. Final pre-qualification requires income and credit verification.

Todd Hanley, RICP® | Senior Loan Officer | NMLS #1013665 | Todd Hanley Mortgage Team powered by United Direct Lending | NMLS #1749719 | 5550 Glades Rd, Suite 500, Boca Raton, FL 33431 | Licensed in FL, TX, NJ | Equal Housing Opportunity | Not a commitment to lend. Not all will qualify.

Formulas this calculator uses

The exact math behind the results above, so you can check it.

Base loan
Purchase price − down payment
Upfront MIP
Base loan × 1.75%, added to the loan
Total loan
Base loan + upfront MIP
Principal & interest
Standard amortizing payment on the total loan at your rate over 30 years
Annual MIP
Base loan × annual MIP rate ÷ 12. Rate: 0.50% at 95% loan-to-value or less, 0.55% above 95% (0.70% / 0.75% when the base loan is over $726,200)
Tax / insurance
Purchase price × the annual percentage you enter ÷ 12
Housing payment
Principal & interest + tax + insurance + annual MIP + HOA dues
Qualifying income
Monthly income + 75% of the rental income you enter
Front-end ratio
Housing payment ÷ qualifying income, checked against 46.9%
Back-end ratio
(Housing payment + monthly debts) ÷ qualifying income, checked against 56.9%
Loan limit check
Base loan compared with the 2026 FHA limit for your county and 1- or 2-unit property

Data and assumptions

  • Every number in the math comes from what you enter. Nothing is pulled from your credit or a lender.
  • Annual MIP rates follow HUD Mortgagee Letter 2023-05. 2026 loan limits follow HUD Mortgagee Letter 2025-23.
  • The market rates box is for reference and does not change your results. The term is fixed at 30 years.
Todd Hanley
Built and reviewed by Todd Hanley, RICP®, Senior Loan Officer, NMLS #1013665 (verify). United Direct Lending NMLS #1749719. Last reviewed October 2026.