FHA Hikes Mortgage Debenture Rates to 4-4.75% Starting 2026
Published Date: 8/21/2026
Notice
Summary
Starting January 1, 2026, the interest rates on FHA-insured mortgage debentures are set at 4% for Section 221(g)(4) loans and 4.75% for all other loans. These changes affect lenders and investors involved with FHA loans and will last for six months. This update helps keep mortgage insurance rates fair and tied to current Treasury yields.
Analyzed Economic Effects
2 provisions identified: 0 benefits, 0 costs, 2 mixed.
Section 221(g)(4) Debenture Rate Set
For the 6-month period beginning January 1, 2026, debentures issued under Section 221(g)(4) of the National Housing Act will bear interest at 4 percent. This change applies to debentures issued during January 1, 2026 through July 1, 2026 and directly affects lenders and investors involved with those FHA-assigned mortgages.
Other FHA Debenture Rate: 4.75%
For the 6-month period beginning January 1, 2026, debentures issued with respect to FHA-insured loans under provisions other than Section 221(g)(4) will bear interest at 4.75 percent. The 4.75% rate applies to loans or mortgages with insurance commitment or endorsement dates within January 1, 2026 through July 1, 2026 and therefore affects lenders and investors tied to those FHA loans.
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