How to Get Rid of PMI on Your Investment Property

Dusty Rhodes • September 18, 2023

When you’re applying for a mortgage, the principal and interest aren’t the only things you need to consider. There are additional upfront closing costs, and there are also ongoing monthly expenses like property taxes, a homeowners insurance premium, and potentially PMI to consider, too.


Out of all these expenses, homeowners have the most control over their PMI, as it’s determined by factors like the type of mortgage you’re using and how much of a down payment you’re bringing to closing.


Many homeowners do end up with PMI. But while it can be pricey, the good news is that you can get rid of it eventually once certain conditions are met. 


What Is PMI?


Private mortgage insurance—or PMI—is insurance not on the home, but on the mortgage itself. It protects the lender if you stop making payments on your home, and it may be required if you take out a conventional mortgage with a down payment under 20% of the home’s purchase price.


It’s also typically required when refinancing a conventional loan if your total home equity is under 20% of the current value of your home. 


What types of loans require PMI?


Conventional loans—including refinancing—require private mortgage insurance if you’re putting less than 20% down when closing on your home. 


Other types of loans do not require PMI, but may have their own type of mortgage insurance. If you use a Federal Housing Administration (FHA) loan, for example, you’ll be required to pay mortgage insurance premiums (MIP), which work differently from PMIs. 


In many cases, your PMI will show up on a monthly mortgage statement, as it’s processed through escrow. 


How Much Does PMI Cost?


PMI costs are determined by the cost of your loan, your down payment, and factors like your credit score. According to Chase Bank, average PMI rates range from 0.22%-2.25%, depending on your credit score. The loan servicer multiplies the cost of your loan by the PMI rate and then divides it by 12 to give you a monthly premium. 


So let’s say your property is worth $500,000. You’re coming to the closing table with $50,000, which is 10% down, and your loan will be for $450,000. The loan officer shares a PMI disclosure form and lets you know that your PMI rate will be 0.60% based on your credit score.


In this case, they could use the following calculation:

[450,000 x .60%] / 12 = $225 monthly mortgage insurance premium payment


Your PMI monthly payments will stay the same for the duration of the policy. 


When Does PMI Go Away?


Private mortgage insurance is not permanent for the lifetime of the loan, thanks to the Homeowners Protection Act, which allows for PMI removal once the LTV ratio is at a certain point. Before this went into effect, PMI could be required for the lifetime of a loan. 


Mortgage lenders automatically end your PMI payments when you’re scheduled to reach a 78% loan-to-value (LTV) ratio, which tells you how much your loan is compared to the value of the property. This will happen if you’re current on all of your mortgage payments, and you’ve made enough in interest payments to own 22% equity in your home.


You can request PMI cancellation once your LTV is 80% or lower. To do this, you can contact the private mortgage insurance company and request termination, but you must be current on your loan. 


How to Get Rid of PMI Early


To get rid of PMI, you must have an LTV ratio of 80% or lower on your loan, and in most cases, this means waiting until your interest payments add up to reach that point.


That said, there are a few different ways of eliminating PMI early because there are other ways to establish and build equity in your home. Let’s look at each. 


1. Reappraise your home


One way to cancel PMI early is to have your home reappraised if you suspect that the property has appreciated past its original value. 


During this process, an appraiser will assess the value of your home. This allows you to leverage any upgrades from remodeling or appreciated value thanks to market conditions in your favor.


If your total home value has increased, it’s possible it’s increased enough that your LTV ratio has reached 80 or under. If so, you can request to cancel PMI with your insurance broker. 


Keep in mind that you’ll need to pay for a new appraisal, which can vary significantly in cost. 


2. Refinance your loan


It’s common for borrowers to have a conventional loan with less than a 20% down payment (and, thus, PMI) because saving for a home while paying rent can be extremely difficult. 


For many, it’s often easier to save more once you’re in the home and have knocked out big expenses like furniture or potential repairs and remodeling. And for investors who start making a profit on the home, it’s much easier to pay down more of the total loan after the fact.


Refinancing your loan essentially creates a new loan, so it eliminates PMI automatically if your new LTV ratio is under 80%. Investors often choose to refinance when interest rates are lower, or they want to essentially make a lump-sum payment that will reduce their month-to-month mortgage payment. 


3. Pay down your mortgage


You have a total monthly payment that includes your principal and interest, and it may also include PMI, property tax, and property insurance. Your total amount of principal and interest payments are impacted by amortization.


You can, however, pay down your mortgage early. The most effective way to get rid of PMI fast is to make principal-only payments as often as you can. Some investors throw extra cash into principal balance payments if they don’t have additional costs on their investment property, while others add extra payments at set intervals to get the loan balance down. 


Just make sure that when you’re making a payment, you’re using “principal-only” payments; paying down the interest early won’t help improve your loan balance and LTV. 


4. Renovate to add value


While it’s always nice when there’s a hot real estate market and your property automatically increases in market value, this can take time and isn’t in your control.


Many investors choose to renovate homes to add value or increase their appeal to potential renters or buyers. If you believe your renovations have added enough value to the home to drop your LTV ratio to 80% or less, get your home appraised.


However, renovations typically do not mean an equal return on your property’s appraised value. You may spend $20,000 on new floors, only to see a $2,000 increased property value (or, depending on the floors you choose and what you replace, may not increase value at all). 


Updating major appliances or “big ticket” rooms like a bathroom or a kitchen are your best bet for significantly increased home value outside a significant home expansion. 



When Are PMI Payments Good for Investors?


PMI can be expensive, and it may feel frustrating for homeowners to be paying extra money every month that doesn’t contribute to their home equity. 


That being said, PMI payments can be good for investors, depending on their particular financial situation and investment strategy.


In some cases, investors may benefit from closing with a small down payment and having an extra monthly payment. Here are some examples.


You don’t have 20% right now 


For starters, some investors may spot a great opportunity but literally can’t show up with a 20% down payment. Others may have the funds but choose to hold some back so that they can make repairs or renovations on a property promptly. 


In these cases, when a real estate opportunity is a great fit, it often makes sense to just secure the home while paying PMI even if it means a small extra monthly payment. 


If this is the case and you can afford the extra monthly payment, it can be a great investment. 


You know profit will exceed PMI payments 


From a cash flow perspective, sometimes you need to spend money to make money. 


Many real estate investors may pinch pennies to acquire initial (or even subsequent) properties, but their cash flow improves dramatically as soon as they can start making a profit.


Say you’re paying $1,000 a month on principal, interest, homeowners insurance premiums, and property tax. Your PMI is $60 a month. You’re able to charge $2,000 a month plus utilities to a renter, giving you a profit (before other costs) of around $940 a month. 


It makes sense to pay $60 a month to secure the home when you can and start earning a profit, which can not only be used to pay down your mortgage balance early if you choose but potentially secure an additional investment property. 


You want to prioritize cash flow 


Any homeowner can tell you that properties can come with significant costs, both expected and unexpected. Putting less money down upfront can leave you more funds to deal with any costs needed to maintain that investment property, whether it’s legal fees during an eviction process or new air conditioning when the old one dies in the dead of summer. 


Cash flow is essential for businesses, so a small monthly payment to earn you some financial flexibility can be a huge advantage. 


PMI FAQs 

Still have questions about private mortgage insurance? We’ve got answers! 


How can you avoid PMI?


If you want to avoid PMI costs, you can come to closing with 20% down. 


You can also look at other financing options. A VA loan, for example, does not require any kind of mortgage insurance premium or a down payment on the home. 


How do I get rid of PMI without refinancing?


PMI is automatically removed from your loan when your loan-to-value ratio reaches 78%. 


Once your loan-to-value ratio reaches 80% or lower, you can request your mortgage lender have it removed. This can happen through standard mortgage repayments, additional principal-only mortgage payments, or increases in your property value due to renovations or appreciation (though the latter requires an appraisal). 


Can I remove PMI if my home value increases?


If your home value appreciates beyond its original value to the point where your LTV is at 80% or under, you can request PMI cancellation. 





Source: Bigger Pockets Blog

Dusty Rhodes Properties is the Best Realtor in Myrtle Beach! We do everything in our power to help you find the home of your dreams. With experience, expertise, and passion, we are the perfect partner for you in Myrtle Beach, South Carolina. We love what we do and it shows. With more than 22 years of experience in the field, we know our industry like the back of our hands. There’s no challenge too big or too small, and we dedicate our utmost energy to every project we take on. We search thousands of the active and new listings from Aynor, Carolina Forest, Conway, Garden City Beach, Longs, Loris, Murrells Inlet, Myrtle Beach, North Myrtle Beach, Pawleys Island, and Surfside Beach real estate listings to find the hottest deals just for you!

Share

Balancing Wants vs. Needs in Your First Home

By Dusty Rhodes • May 18, 2026
Buying your first home comes with a mix of excitement and pressure, especially when it comes to balancing wants vs needs in first home decisions. It’s easy to get drawn to stylish finishes and dream features, but the most successful buyers focus first on how a home functions day to day – and what they can realistically afford, often using tools like a home affordability calculator to stay grounded. Striking the right balance early can make the difference between a home that simply looks good and one that truly supports your lifestyle. In this guide, we break down how to separate must-haves from nice-to-haves so you can make a confident, practical decision. From navigating your home search in Spokane, WA , to settling into a new space in Austin, TX , these insights are designed to help buyers in any market make smarter choices. What’s the difference between wants and needs in a first home? When buying your first home , understanding the difference between wants and needs is one of the most important steps in making a confident decision. “Needs are the must-haves that make a home work. Good access, enough space for your furniture, a functional layout, and a location that fits your routine are essential,” states Rob Romano, Director of Operations at Coutu Movers . “Wants are the extras that make the home feel great, but don’t impact how easily you can actually live in it or move into it.” Needs are the foundation of a home that works for you day to day. These are the elements that directly impact how easily you can live in the space. Wants, on the other hand, are features that make a home feel more personalized or visually appealing, but aren’t essential. Rob Romano recommends: “From our experience handling high-end moves, clients who get clear on their needs early make better decisions and avoid common headaches on moving day – such as tight spaces, tricky access, or furniture that simply doesn’t fit. When the fundamentals are right, the entire move – from packing to final placement – runs smoother and feels a lot less stressful.” How your budget shapes wants vs. needs Your budget plays a major role in defining what counts as a need versus a want. What fits comfortably within your monthly payment should guide your priorities – not stretch them. Look beyond the purchase price and consider your total monthly cost, including your mortgage , taxes, home insurance , and maintenance. If a home pushes your budget to the limit, features that were once “wants” can quickly become financial stressors. It also helps to leave room for unexpected expenses like repairs or higher utility bills. Choosing a home that fits your budget comfortably gives you more flexibility – and the option to upgrade over time without added pressure. Why function should always come first It’s easy to fall in love with a home based on how it looks, but how it works is what truly shapes your day-to-day experience. A well-designed space makes everything from moving in to settling down feel easier, while a beautiful but impractical home can quickly become frustrating. “The biggest mistake buyers make is prioritizing how a home looks over how it functions,” says Raymond Correira, owner of Correira Brothers’ Moving & Storage . “A true need is anything that reduces friction – layout, storage, accessibility, and how easily the home can be moved into and lived in day-to-day. Most ‘wants’ fade quickly if the space isn’t practical.” Key elements of a functional home include: A layout that flows naturally and fits your lifestyle. Adequate storage to keep spaces organized and clutter-free . Easy access for moving furniture and daily use. Practical room sizes that accommodate how you actually live. Thoughtful design that fits your lifestyle . The hidden costs of prioritizing wants over needs Focusing too heavily on wants can feel rewarding at first, but it often leads to unexpected challenges down the line. While cosmetic features and trendy finishes may make a home feel move-in ready, they can distract from deeper issues that are far more expensive and difficult to fix. Over time, those overlooked “needs” can turn into costly renovations, daily frustrations, or even limitations on how you use your space. Common hidden costs include: Reworking a layout that’s inefficient or awkward. Updating outdated systems such as electrical, plumbing, or HVAC. Addressing structural issues or foundational concerns. Expanding spaces that don’t meet your needs. Retrofitting storage or functionality that wasn’t there to begin with. “After years of working on homes across the Carolinas, we always tell buyers to prioritize structure over style,” suggests Lauren Garlock, controller at BGC Expert Contractors . “A bad layout or aging infrastructure is costly to fix, but outdated finishes are an easy upgrade. Buy for the structure, renovate for the style.” Common wants vs. needs examples for first-time buyers When you’re house hunting , it’s easy for wants to feel like needs – especially when a home is beautifully presented. Breaking things down side by side can help you stay focused on what truly matters for your day-to-day life.

Before You Fall in Love with a House, Do This First.

By Dusty Rhodes • April 20, 2026
Be honest. Have you started looking at homes online yet? If you have, it’s already time to get pre-approved . Because here’s what not enough people know. If buying a home is on your radar – even if it’s more of a someday plan than a right now plan – you don’t want to wait until later on in the process to tackle this step. No matter what you’ve heard, pre-approval isn’t about commitment . It’s about clarity . And here are the two big ways pre-approval sets you up for success. You Know Your Numbers Up Front During the pre-approval process, a lender will walk through your finances and tell you what you can borrow based on your income, debts, credit score , and more. And once you have that number, your search becomes a lot more focused. With a mortgage pre-approval, you know what you can borrow, so it’s easier to figure out your ideal price point, and what you can actually afford. And that clarity is key. Because if you just start browsing online and just guess at your price point, you run the risk of falling for a house that’s outside of your price range – or missing out on ones that aren’t. You want this number to be clearly defined before your search. Here’s why. You Can Move Quickly When You Find the One This is how a lot of home searches go today. You scroll through listings just to see what’s out there, and then it happens. You fall in love with something you’ve seen online. If you’re already pre-approved? You’re probably in great shape. But if you’re not… Instead of being able to jump on that house and quickly make an offer, you have to scramble to get a lender, gather the financial documents, and then submit the necessary pre-approval paperwork first. And while you’re waiting to hear back from your lender, someone else who’s more prepared could beat you to the house. As Bankrate explains: “The best time to get a mortgage preapproval is before you start looking for a home. If you find a home you love but don’t have a preapproval in hand, you likely won’t have time to get preapproved before you need to make an offer...” And that’s avoidable, with the right prep. Because while you can’t control when the right home shows up, you can be ready for it. Think of it like showing up to the starting line with your shoes tied and your warm-up done – while everyone else is still looking for parking. It’s not about rushing your timeline. It’s about removing the delay between finding the right home and being able to move on it. One Thing You Need To Know About Pre-Approvals Speaking of timing, pre-approvals do have an expiration date. So, be sure to ask your lender how long it’s good for. The Mortgage Reports explains: “ Mortgage preapproval letters are typically valid for anywhere from 30 to 90 days. However, a preapproval can be updated and extended if the lender re-checks your information.” Doing the right prep and knowing this information can make the whole process a lot smoother. You don’t have to be ready to buy to be ready to buy. Getting pre-approved doesn’t mean you’re committing to buy right now. It just means you’ve taken a step to understand your numbers. And when a home catches your attention, you’re prepped and good to go. Bottom Line Ask yourself this: if your perfect home popped up tomorrow, would you be ready to make a move? If the answer is no and you want to buy, it may be time to get pre-approved. You don’t feel behind before your search even officially kicks off.

How to Form New Habits To Keep Your Home Clutter-Free

By Dusty Rhodes • April 13, 2026
Tired of an untidy house? Try a new approach by adopting habits that automatically keep your home orderly Keeping our homes orderly and free of clutter is a struggle for many of us, especially if we’re not naturally organized . If you fall into this category, there’s definitely hope — you just may need to change your habits. Before you roll your eyes and shrug off that idea as impossible, let me tell you what has helped me keep a tidier home. I tried a concept called the “habit loop,” which is described in The Power of Habit: Why We Do What We Do in Life and Business, the best-selling book by Charles Duhigg. The habit loop consists of three steps: cue, routine and reward. The cue is a reminder that initiates the new behavior. The routine is the behavior itself. The reward is the benefit you get from implementing the new behavior. Duhigg says that during the first two weeks of developing a new habit, it’s important to give yourself a treat that you really enjoy right after you complete the new behavior. This will teach your brain to enjoy the new routine. While I’m a professional organizer and really do enjoy decluttering and organizing, I also have an extremely busy life and like to do a lot of other things besides organizing my house. Using the habit loop really helped me get into daily, automatic tidying habits. Perhaps this approach could offer a fresh, effective way for you too to conquer clutter in your home. Here’s how I use it. Tackle Your Own Spaces First If you want to form new no-clutter habits, it’s usually easiest to begin by dealing with your own possessions in spaces you don’t share with all family members. Personally, I live with some wonderful but messy people, so if you’re in the same situation, I recommend you start with your bedroom and bathroom. Duhigg says there’s no precise time frame for how long it takes to form a new habit, but other researchers report it takes 21 to 66 days or even longer. Personally, I needed 21 to 45 days of the habit loop to form a new habit, depending on what the routine was. After that, the behavior became automatic. 1. Make your bed. No matter how messy the bedroom is, a made bed makes it neater. To create a cue for making the bed, pick something you do without fail every day, such as turning off your alarm. It’s best to do the new behavior as soon as possible after the reminder. (I sometimes get distracted if I don’t make my bed right after my cue, and then the bed might remain unmade all day.) After you make the bed — or, for that matter, after you do any new task you’re trying to make habitual — be sure to reward yourself. Your reward can be as simple as a silent “Good job!” you tell yourself or as ritualistic as brewing your morning cup of coffee and then enjoying sipping it. Just remember to give yourself a compliment or perk for working toward your tidy-house goal. 2. Clear your bathroom counters. Brushing my teeth has become the cue I use to trigger my habit of clearing my bathroom counters both morning and night. Each morning after I brush, I put away my makeup, hair products, blow dryer and toothpaste. Then I wipe off the water that has collected on the countertops. I repeat the routine at night, putting away my lotion and other nighttime beauty products. Then I congratulate myself on a job well done. Though I didn’t get it right the first few days, within 21 days I knew I’d managed to develop this habit when I automatically began clearing the counters after brushing. For me, coming home to a clean bathroom is the greatest reward! 3. Put away your attire after wearing it. On most days I wear two different outfits, one for work and one for exercise. If I’m not paying attention to where I put my things, a mess can quickly build up. So I decided that removing my clothes would be the cue to place dirty clothes in the hamper and those I’ll wear again neatly in the closet. If you share a closet with a partner who doesn’t want to participate in this routine, you have a couple of options: You can put your partner’s clothes away or leave them out, knowing that at least half the mess is put away. Since nagging or brooding rarely changes other people’s habits, it might be better to give yourself a reward for cleaning up your own mess and move on. Tackle Common Rooms Next As you move into the common areas of your home, prepare for potential barriers to establishing tidy habits since you may be dealing with other family members’ messes. While this can be frustrating, if family members aren’t cooperative I recommend simply focusing on clearing your own mess. Hopefully, your new habits will eventually rub off on your family. If not, well, your home will still be less cluttered than it was before your new habits. 4. Unbury coffee and end tables. Your cue for clearing the tables in your living room could be turning off the television or putting down the book you were reading. Remove cups, glasses and bowls from the room’s flat surfaces and place them in the dishwasher. Put magazines back in their rack or recycle those you’ve finished reading. Place remote controls in a basket next to the television. Put away books and papers and anything else left cluttering the room. Then congratulate yourself. Your living room will look great in the morning when you start your day. 5. Clear the kitchen counters. Mail, school papers, ear buds, cellphones, vitamins, dog treats, receipts, tissue boxes, keys and more can litter kitchen countertops, making food prep difficult. Plus, this type of miscellaneous debris makes the kitchen look messy and disorganized even if cooking surfaces are cleared. My personal cue for clearing my countertops each night is closing my dishwasher door after I load it. I then scan all the miscellany on the counters and quickly sort and put everything in its place. This may take me an extra 10 minutes, but by doing it each evening I find it is easier to keep the counters clear during the day. I then reward myself with a small piece of chocolate since this habit is much harder to implement than others! My other reward is coming downstairs in the morning to a clean kitchen. 6. Tidy your front hall. I walk through my front hallway on the way to bed and use the walk as my cue to tidy up the space. We have a hall closet where I can store shoes and coats, and each family member has a basket in the closet for personal items. If you don’t have a front hall closet, you might consider storing catchall baskets under a decorative table. I tell myself, “Great job!” before I head off to bed. It’s wonderful having a clutter-free front hall, especially when unexpected visitors stop by. Develop New Habits on What You Bring Into Your Home 7. Manage your mail. Mail is a major source of clutter in many homes. To cut down on the volume, you might want to receive bills and magazines electronically. There are also tools available for unsubscribing from catalogs and unsolicited credit card offers; visit DMAchoice.org or Catalogchoice.org for more information. Even with these steps, mail still has a way of piling up and causing a mess. One relatively easy habit to develop is sorting your mail before you enter the house. I collect my mail from the mailbox and walk directly to my recycling bin, where I immediately place advertising circulars. I then open unfamiliar envelopes (which usually are ads) and toss them in the bin. Since I receive most of my statements electronically, I’m left with very little to bring inside. Remaining items go into an inbox for incoming mail. I then give myself a pat on the back for preventing clutter from entering my house. 8. Be intentional with your purchases. Another habit to consider implementing is being mindful of your purchases. I’ve developed the habit of thinking seriously about the clutter factor of every purchase before buying. As I reach for my credit card, I am reminded to stop and consider whether I already own something that will suffice. I also think about where I’m going to store the item or what I’ll get rid of to make room for the new purchase. For example, when I’m considering a new pair of pants, I ask myself what I have in my closet that might be similar. If I already have too many similar items and don’t want to part with any I already own, I skip the new purchase. I use a similar approach when considering household and kitchen items. My purchases are always intentional because I’m working hard to live in a clutter-free home. I deserve a big pat on the back for working on this habit. I’m not only reducing clutter but I’m also leaving more money in my bank account at the end of the month to spend on things I truly want or need.