Conventional vs FHA Loan 2026: Which Saves You More?
FHA wins if staying <7 years (3.5% down, 580 credit, lower upfront cost). Conventional wins if staying 10+ years (no PMI at 20% down, lower total cost). On $350K house: FHA saves $15K upfront but costs $28K more over 30 years. Learn rates, PMI, down payment, closing costs, and which loan saves YOU money.
🎯 Compare FHA vs Conventional Rates
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Quick Answer: Which Loan Should You Choose?
✅ Choose FHA If:
- ✅ Credit score 580-679
- ✅ Down payment <10%
- ✅ DTI 43-50%
- ✅ Staying <7 years
- ✅ Need lower upfront costs
- ✅ First-time buyer
✅ Choose Conventional If:
- ✅ Credit score 680+
- ✅ Down payment 10-20%
- ✅ DTI <43%
- ✅ Staying 10+ years
- ✅ Want to avoid lifetime PMI
- ✅ Buying investment property
Side-by-Side Comparison Table
| Feature | FHA Loan | Conventional Loan |
|---|---|---|
| Min Credit Score | 580 (3.5% down) 500 (10% down) | 620 minimum 680+ for best rates |
| Min Down Payment | 3.5% | 3% (first-time) 5% (repeat) |
| Max DTI | 56.9% | 50% |
| Interest Rate (2026) | 6.5% | 6.3% |
| Upfront PMI | 1.75% of loan | None |
| Monthly PMI | 0.55% (lifetime) | 0.3-1.5% (removable) |
| Loan Limits (2026) | $498,257 (most areas) $1,149,825 (high-cost) | $766,550 (most areas) $1,149,825 (high-cost) |
| Property Requirements | Strict FHA appraisal | Standard appraisal |
| Investment Property | Not allowed | Allowed |
Real Cost Comparison: $350K House
💰 Total Cost Analysis (30 Years)
FHA Loan (3.5% Down)
Conventional (20% Down)
Conventional Saves: $227,191 over 30 years
BUT requires $57,750 more upfront ($70K vs $12,250). If you don't have 20% down, FHA is better option.
Break-Even Analysis: When Does Conventional Win?
⏱️ Time-Based Comparison
Years 1-5: FHA Wins
Lower upfront cost ($12,250 vs $70,000) means FHA is cheaper despite higher monthly payment.
FHA saves: $57,750 - ($598/month × 60) = $21,870
Years 6-9: Toss-Up
Conventional's lower monthly payment starts catching up to FHA's upfront savings.
Break-even: ~7.5 years
Years 10+: Conventional Wins
After 10 years, conventional's $598/month savings ($7,176/year) far exceeds FHA's upfront advantage.
Conventional saves: $227,191 over 30 years
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Compare Quotes →PMI Comparison: The Hidden Cost
FHA PMI: Lifetime Burden
FHA requires PMI for the LIFE of the loan if you put down <10%. Only way to remove: refinance.
FHA PMI Costs:
- • Upfront: 1.75% of loan ($5,911 on $337,750)
- • Monthly: 0.55% annually ($157/month on $337,750)
- • Total over 30 years: $62,431
Cannot be removed unless you refinance to conventional
Conventional PMI: Removable
Conventional PMI automatically drops off at 78% LTV (22% equity). You can request removal at 80% LTV.
Conventional PMI (10% Down):
- • Upfront: $0
- • Monthly: 0.5-1% annually ($131-$263/month on $315,000)
- • Drops off after: 8-12 years (when 78% LTV reached)
- • Total paid: $12,576-$37,944 (vs $62,431 FHA)
Saves $24,487-$49,855 vs FHA PMI
Credit Score Impact
| Credit Score | FHA Rate | Conventional Rate | Winner |
|---|---|---|---|
| 580-619 | 6.75% | Not eligible | FHA only option |
| 620-679 | 6.5% | 7.0% | FHA (0.5% lower) |
| 680-719 | 6.5% | 6.5% | Tie (compare PMI) |
| 720-759 | 6.5% | 6.3% | Conventional (0.2% lower) |
| 760+ | 6.5% | 6.25% | Conventional (0.25% lower) |
5 Scenarios: Which Loan Wins?
Scenario 1: First-Time Buyer, 620 Credit, 5% Down
Profile:
- • Credit: 620
- • Down: 5% ($17,500)
- • Staying: 5 years
Winner: FHA
- ✅ Lower rate (6.5% vs 7.0%)
- ✅ Lower down (3.5% vs 5%)
- ✅ Easier approval (DTI 50%)
Scenario 2: Good Credit, 20% Down, Long-Term
Profile:
- • Credit: 740
- • Down: 20% ($70,000)
- • Staying: 15+ years
Winner: Conventional
- ✅ Lower rate (6.3% vs 6.5%)
- ✅ No PMI ($0 vs $157/month)
- ✅ Saves $227K over 30 years
Scenario 3: Moderate Credit, 10% Down, Medium-Term
Profile:
- • Credit: 680
- • Down: 10% ($35,000)
- • Staying: 7-10 years
Winner: Conventional
- ✅ PMI drops off after 8-10 years
- ✅ Lower total PMI cost
- ✅ Similar rates (6.5% both)
FHA-Specific Considerations
⚠️ Strict Property Requirements
FHA appraisals are stricter than conventional. Properties must meet minimum property standards (MPS). Issues like peeling paint, broken windows, or roof damage can kill the deal.
⚠️ Seller Resistance
Some sellers prefer conventional buyers because FHA appraisals are stricter and take longer. In competitive markets, FHA offers may be rejected.
⚠️ Condo Restrictions
FHA requires condos to be on FHA-approved list. Many condos aren't approved, limiting your options.
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FAQs
Is FHA or conventional better for first-time buyers?
FHA is better if you have credit 580-679, down payment <10%, or DTI 43-50%. Conventional is better if you have 680+ credit, 10-20% down, and plan to stay 10+ years.
Can I remove PMI on FHA loan?
No, FHA PMI is for life of loan if you put down <10%. Only way to remove: refinance to conventional once you have 20% equity. If you put down 10%+, PMI drops after 11 years.
Which loan has lower interest rates?
FHA has lower rates for credit 580-679. Conventional has lower rates for credit 720+. At 680-719 credit, rates are similar—compare PMI costs instead.
Can I use FHA for investment property?
No. FHA is for primary residence only. For investment properties, use conventional loan (15-25% down, higher rates).
Should I refinance from FHA to conventional?
Yes, if you have 20% equity and 680+ credit. Refinancing removes lifetime PMI ($157/month savings) and may lower your rate. Break-even is typically 2-3 years.