Current FHA cash-out guidelines, updated from one source.
Nothing in the cards is a rate or a payment. They are the program’s settings: the ceiling on the base loan as a share of value, the months of ownership and occupancy required, the premium financed on top and the premium paid monthly, and the credit and ratio parameters. The calculator further down applies them to a Sunrise home.
Of the adjusted value on a principal residence; 80% combined with any lien that stays
The base loan on an FHA cash-out may not exceed 80% of the adjusted value, and every lien on the home together may not exceed 80%. Payoffs and closing costs come out of the base loan first; the upfront premium is added afterward, financed on top of the capped base loan.
Owned and occupied as the principal residence before the case number is assigned
Before the case number, the home must have been the borrower’s principal residence for twelve months, documented by the deed and by records at the address. A loan seasoned less than a year must have been paid on time throughout, and a non-occupant co-borrower cannot be added to carry the ratios.
Plus an annual premium, charged monthly, for eleven years at cash-out leverage
1.75% upfront, financed on top of the capped base loan, and 0.50% annually on a standard thirty-year cash-out, charged monthly for eleven years: that is the price of HUD’s insurance of the lender’s risk. The premium schedule below carries every leverage band and loan tier.
Ratios of 31/43 by reference, higher with compensating factors
The decision score is the lowest of the borrowers’ middle scores: 500 is HUD’s floor, and 580 is both the full-financing line and the wholesale starting point. Reference ratios of 31/43 rise to 40/50 with compensating factors such as verified reserves or residual income.
| Base loan | Leverage | Annual premium | Duration |
|---|---|---|---|
| Standard base loan amounts | at or below 90% LTV — the cash-out band | 0.50% | 11 years |
| Standard base loan amounts | above 90% to 95% LTV — purchase and rate-and-term leverage, not cash-out | 0.50% | mortgage term |
| Standard base loan amounts | above 95% LTV — purchase and rate-and-term leverage, not cash-out | 0.55% | mortgage term |
| Larger base loan amounts | at or below 90% LTV — the cash-out band | 0.70% | 11 years |
| Larger base loan amounts | above 90% to 95% LTV — purchase and rate-and-term leverage, not cash-out | 0.70% | mortgage term |
| Larger base loan amounts | above 95% LTV — purchase and rate-and-term leverage, not cash-out | 0.75% | mortgage term |
The line-of-credit alternative: on a primary residence Lendmire’s HELOC program reaches 90% combined loan-to-value behind the existing first mortgage, with no FHA premium attached. For a stronger credit profile the conventional cash-out reaches the same leverage as the FHA cap with no premium at it, and one wholesale lane goes higher; eligible veterans can reach the full value, funding fee included, through VA cash-out. Every route is priced on the same numbers before anything is recommended.
FHA cash-out snapshot as of October 1, 2026 · base loan sized on the adjusted value, upfront premium financed on top of the capped base loan · FHA county mortgage limits apply, confirmed by a Lendmire loan officer and never printed here · taking cash out raises the balance and may extend the payoff · Lendmire is a broker, never the lender.
Informational only. Nothing on this page is a commitment to lend, an offer of credit, an approval, or a quote. The parameters shown are HUD Handbook 4000.1 guidelines and wholesale lender overlays as of the date shown; they change without notice and apply only after full underwriting, including an FHA appraisal. The calculator’s rate is a published survey average, not a quote. Lendmire LLC, NMLS #2371349, is a mortgage broker licensed in sixteen states for consumer mortgages and is never the lender. This is not legal or tax advice.
What an FHA cash-out refinance is — and how the file is qualified.
Four cards, four decisions: what the new insured loan pays and what it leaves as cash; whether the Sunrise home clears HUD’s year-of-occupancy rule and its payment-history rule; what the premiums add; and whether the conventional program or a line would reach the same cash for less.
For the program overview, see Lendmire’s FHA cash-out refinance program, or the statewide guide at FHA Cash-Out Refinance in Florida; the rules are HUD’s, in Handbook 4000.1.
One new FHA loan, cash at closing
An FHA cash-out is a brand-new insured first mortgage. The settlement agent pays off your current first lien, pays off any second lien that is not being resubordinated, pays the closing costs, and sends you what remains once the rescission period has run. The upfront premium is financed on top of the capped base loan, so the balance at closing includes it.
The occupancy rule and the payment history
Three records settle this card: the deed, which dates the ownership; evidence at the address, which proves the occupancy; and the mortgage statement history, which must show a clean year. Confirm all three for a Sunrise home before the case number is requested, because a gap in occupancy or payment history can lead to a decline after application.
Mortgage insurance, upfront and monthly
HUD insures the lender against loss, and the borrower funds the insurance twice: an upfront premium that is a share of the base loan, financed into the balance in nearly every file, and an annual premium charged monthly on the outstanding balance at the rate the schedule sets for the leverage band and the base loan tier. At cash-out leverage the monthly premium runs eleven years and then ends.
FHA cash-out or the alternatives
Same equity, three instruments: the FHA cash-out with its premiums and its forgiving standard; the conventional cash-out with no premium at this leverage and a stricter standard; the line of credit that adds a second lien instead of replacing the first. Lendmire prices all three for a Sunrise home on the same value, balance, and cash before recommending one.
Applied to a Sunrise home, the formula runs top to bottom: cap times value gives the base ceiling, the payoff comes off, the cash request is tested against the remainder, the upfront premium is stacked on the base, the total is amortized over the term, and the monthly premium and escrows are added before the ratio is checked.
Where Sunrise’s equity sits — and how FHA cash-out fits.
Three Census measures tell the Sunrise equity story: the owner-household count, which is the pool of possible borrowers; the median home value, which sets how much a cap can release; and the median income, which sets the payment a typical household carries.
Read the figures as backdrop. Scale, not quotation: the median value sizes a typical base loan, and the median income sizes the payment, premium included, a typical household can carry.
Data sources: U.S. Census Bureau — ACS 5-Year (2024) housing and population estimates, including tenure, home values, gross rents, and household income.
Distinct Sunrise neighborhoods, distinct FHA files.
An FHA cash-out on a condominium, on a two- to four-unit home, or on a home bought with FHA years ago is a different file in Sunrise, and the sections below describe each file type in its own terms.
Homes bought with FHA years ago
A home bought on FHA terms in Sunrise and held for years makes the cleanest FHA cash-out file: the occupancy record is long, the payment history is on file, and the only open question at the review is whether the owner now qualifies conventionally and could drop the premium. The median owner-occupied home value in Sunrise runs near $354,500 on the latest Census estimate.
High-value homes near the limit
In the pricier parts of Sunrise the base loan can approach the FHA county mortgage limit, which stops the loan before the leverage does, and a larger base loan also pays the higher annual premium tier. A file above the limit moves to the conventional or jumbo program. About 31% of Sunrise’s households rent — roughly 11,221 renter households on the latest Census estimate.
Long-held close-in homes
A close-in Sunrise house with years of occupancy behind it clears HUD’s twelve-month rule without effort and carries a small balance against a grown value; the one item to prepare for is the appraisal’s inspection against HUD’s minimum property requirements. On a one-unit principal residence at Sunrise’s median value, an FHA cash-out refinance at the program cap finances up to $283,600 before the financed upfront premium — the existing balance comes off the top, and the rest is the cash available before closing costs.
Two- to four-unit homes, owner-occupied
An owner-occupied two- to four-unit home in Sunrise is an insured cash-out at the standard cap with the leases documented and the rental income helping the ratios; a building the owner has left goes to the conventional program at the investment cap. Roughly 24,758 Sunrise households own their homes on the latest Census estimate — 69% of all households, the pool an FHA cash-out refinance draws on.
Newer infill and recent purchases
Recent Sunrise infill was bought at recent prices with small down payments, so a cash-out on it meets two limits at once: the year of ownership and occupancy and a balance that leaves little room under the cap. The review tells an owner whether to proceed now or wait. Sunrise is home to about 98K people and sits within the Miami-Fort Lauderdale-West Palm Beach, FL area.
Condominiums in approved projects
For a Sunrise condominium the project is underwritten alongside the owner. Owner-occupancy share, reserves, the master policy, litigation, and commercial space all enter HUD’s review, the dues enter the ratios, and a building that cannot be approved sends the owner to a conventional lender instead. Median household income in Sunrise sits near $77,652 on the latest Census estimate.
The street does not change HUD’s handbook. Every Sunrise file faces the same tests: adjusted value against the appraisal, base loan against the cap, ownership and occupancy against the year, the mortgage history against the month-due rule, and the borrower against the score floor and the ratio tiers.
Four ways Sunrise homeowners put equity to work with FHA.
The purposes below are the ones Sunrise owners bring to an FHA cash-out most often, and each carries its own note for the file.
Capitalize a business or an investment
Working capital drawn from a Sunrise home arrives as one disbursement after rescission and is repaid on the mortgage, premium included, regardless of how the venture performs. Underwriting reads the owner’s personal income and credit, not the business plan, and HUD’s standard is often the one a self-employed file clears.
Consolidate higher-cost debt into one insured payment
A consolidation file is the FHA cash-out at its most common: first mortgage, second lien, and unsecured debt paid at the table, one payment with the premium inside it afterward. The ratio is measured on what survives the closing, which is why many Sunrise files qualify more easily than the credit report suggests, and the home now secures what was unsecured.
Fund a large expense or a reserve
Borrowing to hold a reserve means paying the premium and the interest on money that may sit unused, which is where a line drawn only when needed often wins. For a Sunrise owner whose credit fits HUD but not the line program, the FHA cash-out is the instrument that is open, and the review says so plainly.
Leave a loan whose structure no longer fits
A balloon, an adjusting rate, or a lender’s own insurance product can be replaced with one fixed FHA loan whose monthly premium has a known eleven-year span at this leverage, with cash taken at the same time. The review compares the old structure’s cost with the new premium rather than assuming either is cheaper for a Sunrise owner.
Estimate the cash, the premium, and the new payment on a Sunrise home before requesting a quote.
The calculator follows HUD’s arithmetic for a Sunrise home: cap times value for the base ceiling, payoff subtracted, cash request tested against the remainder, upfront premium stacked on the base, the total amortized over the term at the rate shown, the monthly premium and the escrows added, and the payment measured against income and other debts.
Sunrise FHA cash-out estimate
The defaults are a Sunrise starting point, not your home; overwrite the value, the balance, and the cash.
Editable benchmark: 7.28% as of October 1, 2026 · Freddie Mac 30-year average via FRED®. A conventional market reference, not an FHA cash-out refinance quote.
Illustrative starting assumptions: a $355,000 home value near Sunrise’s median owner-occupied value, a $195,000 current balance, the FHA cap on a principal residence with the upfront premium financed, a thirty-year term at the current Freddie Mac benchmark, property taxes and insurance estimated for Florida (U.S. Census Bureau). Every field is editable.
An illustration, not a Loan Estimate, an approval, a quote, or a commitment to lend. The rate shown is the weekly Freddie Mac thirty-year conventional benchmark, used as a market reference; an FHA cash-out is priced by the lender at lock, and this is not an FHA cash-out refinance quote. HUD’s cap limits the base loan; the upfront premium is financed on top of the capped base loan; the monthly premium for the first year follows the snapshot’s schedule. Cash available means the base loan the cap permits less the balances retired, before closing costs, which this calculator leaves out. The line figure applies the line program’s combined loan-to-value ceiling to the same value and balance. Taxes and insurance are estimates you can edit. Licensed in sixteen states for consumer mortgages.
Same equity, three ways to borrow it.
Three routes to equity in a Sunrise home, compared on what actually decides the choice: how far each reaches, what credit standard it applies, what happens to the existing first mortgage, and what each adds in insurance or fees.
FHA cash-out, conventional cash-out, or a HELOC.
A new FHA-insured first mortgage replaces the old one, with the upfront premium financed on top and a monthly premium inside the payment for eleven years at this leverage. Leverage runs to HUD’s cap on a principal residence, the credit standard is the most forgiving of the three, and the file is judged on compensating factors as well as the score.
The conventional cash-out reaches the same share of value on a one-unit principal residence with no premium at that leverage, and one wholesale lane lends higher for a strong score. The credit floor sits above HUD’s, the ratios are tighter, and a title seasoning rule also applies. For a Sunrise owner who qualifies, it is usually the cheaper loan over its life. See Lendmire’s conventional cash-out refinance program.
The line prices only the new money and leaves the first mortgage untouched. It draws in stages, the payment during the draw period is often interest only, and there is no insurance premium; the credit standard is the line program’s own. The trade is a payment that can change and a second lien rather than one loan. See Lendmire’s home equity line of credit.
The credit profile decides first and the existing first mortgage decides second. A file the conventional programs accept takes the conventional route; a file they decline takes FHA; a first mortgage worth keeping points either one toward the line. A Sunrise review settles it on the numbers rather than the labels. Veterans: see the VA cash-out program.
What to prepare for a Sunrise scenario review.
The documents are the ordinary refinance set, with more weight on what HUD’s occupancy and payment-history rules ask for; here is what a Sunrise FHA cash-out review draws on.
A general guide to preparing, not a complete checklist: the selected lender may ask for more, depending on the transaction, the property, the automated finding, and the income picture. Nothing here is legal or tax advice.
Local details that can change the loan.
An FHA cash-out in Sunrise can close for less than planned, or not at all, when one of the details below comes into play. Read them before the case number is requested.
Use these checks to keep the Sunrise file clean and fundable.
The cards below take up what decides a Sunrise file, and each point is confirmed from the file itself rather than assumed.
- Price the premium: The upfront premium is financed on top of the capped base loan; the monthly premium runs eleven years.
- Confirm the occupancy and the history: Every mortgage payment in the prior year within the month due; no non-occupant co-borrower.
- Check the condominium approval: HUD project approval or single-unit approval is required; check it first.
The premium rides on the loan and inside the payment
Two premiums insure the loan: the upfront one is stacked on the base loan, so the total borrowed exceeds HUD’s cap by that share, and the annual one is collected with every payment for eleven years at cash-out leverage. Together they are the real cost of the insured route on a Sunrise home, and the calculator shows both so the conventional comparison is made on the full figure.
Twelve months owned and occupied, with a clean payment history
Ownership and occupancy are counted together: the home must have been the borrower’s principal residence for the twelve months before the case number, shown by the deed and by records at the address, and every mortgage payment in that year must have been made within the month it was due. A Sunrise owner who rented the home out during that year waits.
Condominiums need HUD project or single-unit approval
A Sunrise condominium file begins with a question the owner cannot answer alone: is the project HUD-approved, or can the unit clear single-unit approval. The association’s documents, owner-occupancy share, reserves, insurance, and any litigation decide it, and the answer is found before the appraisal is ordered.
Two- to four-unit homes qualify when the owner lives in one
An owner-occupied duplex, triplex, or fourplex in Sunrise refinances at the standard cap with the other units’ rent counted and a rent schedule in the appraisal; a building the owner has left, or a second home, cannot take an FHA cash-out at all and goes to the conventional program at its lower cap.
Closing costs and the premium come out of the loan
The loan estimate arrives after application and the closing disclosure before signing, and between them the costs are fixed: appraisal, title and settlement, recording, prepaid interest, escrow set-up, and the upfront premium stacked on the base loan. On a Sunrise file the number to plan around is the cash after all of them.
From a Sunrise scenario review to cash at closing.
From the first conversation about a Sunrise home to the wire after rescission, the file passes four gates, each with its own decision.
Scenario review
The review is where the Sunrise owner learns whether the file fits HUD, what the premiums add, and whether the conventional cash-out or a line of credit would reach the same cash for less. It ends with written terms on a conservative value, and nothing is ordered until the owner agrees the plan is worth an appraisal.
Application and case number
The application records income, assets, debts, the property, and the occupancy; the lender requests the FHA case number, which fixes the date the twelve-month rule and the payment history are measured against, and runs the automated system. The finding lists the documentation and confirms the ratios with the closing payoffs removed.
FHA appraisal and underwriting
The FHA Roster appraiser reports a value and a condition for the Sunrise home, and underwriting verifies the rest: income, assets, the occupancy record, the clean year of payments, the payoffs, and the project if the home is a condominium. A value under the plan resizes the loan; a repair finding schedules the work.
Closing, rescission, and funding
At the closing table the Sunrise owner signs the note and the security instrument and the costs are settled; the rescission window then runs, and when it closes the settlement agent pays the old loans, records the new one, and wires the cash. The first payment, premium included, is due at the start of the second month after funding.
A brokerage built around equity lending.
A broker’s worth on an insured cash-out is choice and candor. The FHA route, the conventional route, the wholesale lane above it, and the line of credit are all available in one place, compared on the owner’s own figures, with the fit written up and the misfits explained.
Every route, one review
No owner is steered toward the one product a lender happens to offer. Each route is run on the same value, balance, and cash, each is costed to open and to carry, and the one the numbers favor for the Sunrise home is the one recommended. The owner chooses with the figures in hand, not with a pitch.
Placed across wholesale programs
Several wholesale lenders compete for a Sunrise FHA file, and their floors and cost tiers differ enough at a given score to matter. Lendmire places the file where it fits best and hands the owner terms from that placement rather than from a single lender’s sheet.
Terms in writing, before any fee
Every review closes with written terms: base loan, premiums, cash after costs, payment, ratios, each computed on a conservative value. The Sunrise owner reads them first; only after agreeing the plan is worth an appraisal does anything get ordered or any fee get paid, which is the only honest order to do it in.
Trusted by homeowners & families alike.
Sunrise FHA cash-out refinance FAQs
Before you apply in Sunrise: how much, how soon, what the premium costs, and when the conventional route or a line of credit is the better instrument.
What is an FHA cash-out refinance, and who is it for?
For a Sunrise homeowner, it is the insured route to equity: a new FHA first mortgage pays off the old loan and returns the difference, HUD caps the leverage and sets the occupancy rule, and two premiums pay for a credit review that credits reserves, residual income, and a clean year of payments rather than the score alone.
How much cash can I take out with an FHA refinance?
Cap times adjusted value, minus what you owe: that remainder is the most cash available before closing costs, and the premium is added afterward. A large balance leaves little even on a valuable home, which is the first thing a Sunrise review checks before a case number is requested.
How long do I need to have lived in my home before an FHA cash-out?
A year of ownership and occupancy before the case number, proven by the deed and by records at the address, with a clean mortgage record for that year. A non-occupant co-borrower cannot be added to help the file qualify.
What does FHA mortgage insurance cost on a cash-out, and how long does it last?
Two charges insure the loan: an upfront share of the base loan, financed into the balance at closing, and a monthly share of the balance that lasts eleven years, the span HUD assigns to a loan starting at or under the ninety percent band. The snapshot table carries the exact rates by leverage and loan tier for a Sunrise home.
What credit score do I need for an FHA cash-out refinance?
The decision score is the lowest of the middle scores among the borrowers; HUD’s floor and the full-financing line are in the snapshot, and the wholesale programs set a starting point above the floor. Beyond that, the score decides the lender’s price tier (the FHA premium itself does not change with it), and the ratios and compensating factors decide the rest for a Sunrise file.
Can I pay off a second mortgage or a HELOC with an FHA cash-out?
Paying off a post-purchase second lien makes the file a cash-out under HUD’s rules, so the base-loan cap governs the combined balances plus costs; a lien that will not fit can be resubordinated inside the combined ceiling or paid down first. Either way one insured first mortgage remains on the Sunrise home.
Is the FHA Streamline refinance a cash-out option?
No; the Streamline refinances an existing FHA loan to a better rate or a fixed rate with no appraisal and returns no cash beyond a token amount. Equity comes out only through the cash-out refinance, with its appraisal, its occupancy year, and full underwriting, which is the program this Sunrise page describes.
When do I actually get the money?
After the rescission window: federal law gives the owner of a principal residence a short period after signing to cancel, and because every FHA cash-out is on a principal residence the lender always funds after it, paying the old loans and sending the cash. A Sunrise owner using the cash for a deadline sets the closing with that sequence in mind.
Are there restrictions on what I can use the cash for?
HUD does not restrict the use. The lender cares about the file: cap, occupancy, value, score, ratios. The owner should care that the home now secures the money, whatever it buys.
Can I take cash out of a duplex or a rental with an FHA loan?
A two- to four-unit home qualifies when you live in one unit as your principal residence, at the same cap as a house, with the rent from the other units counted under HUD’s rules and a rent schedule in the appraisal. A rental you do not live in, or a second home, is not eligible for an FHA cash-out; the program insures principal residences only. Those files go to the conventional cash-out at the investment or second-home cap, which a Sunrise review prices on the same numbers.
Equity in a Sunrise home, insured by HUD and paid in cash.
Three questions open a Sunrise FHA cash-out: what the home is worth, what is owed, and whether the file fits the conventional program instead. Lendmire answers them, places the file, and writes up the route that fits.
This guide covers Sunrise — for the statewide guidelines, markets, and scenarios, see FHA Cash-Out Refinance in Florida, part of Lendmire’s FHA cash-out refinance program.
Nearby markets in Florida: Tamarac · Lauderhill · Plantation · Margate · Davie · Coral Springs · Fort Lauderdale · Coconut Creek
Related programs: Cash-Out Refinance · FHA Loans · HELOC