PMI Removal Calculator

PMI can end by two paths: request at 80% LTV (current appraisal) or auto-terminate at 78% LTV (original schedule). Appreciation unlocks the request path years earlier for most homeowners.

Current balance

Original home value

Current home value

Monthly PMI

Monthly principal paydown

Annual appreciation %

Months to 80% current LTV (request)

0 mo

Months to 78% original LTV (auto)

1 yr 3 mo

Current LTV (request basis)

71.9%

Current LTV (auto basis)

80.0%

PMI saved by requesting early

$2,475

How the math works

$320K balance, $400K original, $445K current, $165/mo PMI: current LTV on current value is 71.9% — already below 80%. Request PMI removal NOW with a BPO/appraisal.

If auto-drop would happen 18 months from now, early request saves $165 × 18 = $2,970 in PMI. Pay $400-$500 for appraisal; net $2,500+ savings.

How to Use

Enter current balance, original value, current value, and monthly PMI.
See current LTV vs request/auto thresholds and months to drop.

Frequently Asked Questions

Can I request PMI removal today?

Yes if current LTV is at 80% based on current appraised value AND you're current on payments (no 60+ day lates past 12 months). Requires BPO or appraisal and written request. Lender decides — some stall.

What's the auto rule?

Homeowners Protection Act: auto-cancel at 78% LTV of original value based on scheduled amortization. No appreciation credit. Automatic — lender must cancel without your request.

Why is appreciation not counted for auto?

Law is specific to original value. Appreciation only counts via request-based removal. If your home appreciated quickly, you can save years of PMI by requesting at 80% current LTV rather than waiting for auto-cancel at 78% original.