PMI Calculator 2026 — Monthly Cost, Removal Date, and Total Paid
Calculate your monthly PMI cost based on loan balance and credit score tier, the balance target to request cancellation at 80% LTV, and the exact month HPA auto-cancels it at 78% LTV.
Loan Details
PMI Breakdown
Current LTV
15.0% equity
85.0%
PMI Rate (good)
of loan/year
0.52%
Monthly PMI
$165.75
Annual PMI Cost
$1,989
Balance to Reach 80% LTV
Pay down $22,500 more
$360,000
Auto-Cancel at 78% LTV
Pay down $31,500 more
$351,000
Months Until PMI Removed
at 80% (your request)
Month 63
Months Until Auto-Cancel
at 78% (HPA requirement)
Month 82
Total PMI Paid
through auto-cancel month
$13,592
How to remove PMI faster: Under the Homeowners Protection Act, you can REQUEST cancellation once your balance reaches $360,000 (80% LTV). Make a lump-sum principal payment of $22,500 today to reach that threshold and save $3,149 in future PMI payments.
PMI rates from MGIC/industry grids, effectiveYear 2026. Actual PMI rate set by your lender based on full underwriting. Not financial or legal advice. Source: Homeowners Protection Act (12 U.S.C. § 4901 et seq.).
Coach Insight
PMI costs $50-$300/month and most homeowners pay it far longer than necessary because they do not know the 80% and 78% thresholds. The Homeowners Protection Act gives you a legal right to request cancellation once your balance reaches 80% of the original value — but you must ask. At 78%, cancellation is automatic. This calculator shows exactly when each threshold hits and the total cost until then.
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About mortgage rates
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Frequently Asked Questions
Frequently Asked Questions
Everything you need to know.
Why This Matters
PMI costs $50-$300/month and most homeowners pay it far longer than necessary because they do not know the 80% and 78% thresholds. The Homeowners Protection Act gives you a legal right to request cancellation once your balance reaches 80% of the original value — but you must ask. At 78%, cancellation is automatic. This calculator shows exactly when each threshold hits and the total cost until then.
How to Use It
- 1Enter your current home value and loan balance
- 2Set your mortgage interest rate and remaining term
- 3Select your credit score tier (affects your PMI rate)
- 4See your monthly PMI, the balances to request removal and auto-cancel, and total PMI paid
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