Guide
How soon can you refinance after buying a home?
For a conventional rate-and-term refinance there is often no required waiting period, though many lenders want at least a few months of on-time payments; conventional cash-out refinances generally require about 12 months. FHA Streamline and VA IRRRL refinances generally require at least 210 days and six monthly payments on the current loan.
Last reviewed November 13, 2026 · Examples use this week's rates
30-yr fixed avg 7.11% as of November 12, 2026
Source: Freddie Mac PMMS
Conventional loans
Fannie Mae and Freddie Mac guidelines don't generally impose a waiting period on a no-cash-out (rate-and-term) refinance, though individual lenders may add their own requirements, sometimes called overlays. For a cash-out refinance, Fannie Mae's Selling Guide generally requires at least 12 months between the existing loan's note date and the new loan's note date. Your lender will confirm what applies to you.
FHA loans
For an FHA Streamline refinance, HUD's rules generally require that at least 210 days have passed since the closing of the current mortgage and that you've made at least six monthly payments. FHA cash-out refinances generally require that you have owned and occupied the home for at least 12 months. These are generally published program rules; lenders can set stricter ones.
VA loans
For a VA Interest Rate Reduction Refinance Loan (IRRRL), VA generally requires that the new loan closes at least 210 days after the first payment due date of the loan being refinanced, and that at least six consecutive monthly payments have been made. VA also requires the borrower to recoup the refinance costs within 36 months, which our VA IRRRL calculator checks.
Even when you can, should you?
Refinancing soon after buying means paying closing costs twice in a short time. The refinance only makes sense if the savings repay those costs before you sell or refinance again. Use the break-even calculator with your actual quote.
Worked example at this week's rates
- If you bought with a $350,000 loan at 7.88% and rates fall to 7.13%, the 30-year payment drops by $180 a month. With about $7,000 in closing costs, you'd need to keep the new loan 39 months to break even.
Rates are Freddie Mac PMMS weekly averages — a national purchase-mortgage benchmark, not a local refinance quote. Closing costs are estimated at 2% unless stated, and payments are principal and interest only.
Sources
Run your own numbers
Use the Refinance calculator with your balance, rate and costs.
Estimates only. Default rates are Freddie Mac PMMS weekly averages — a national purchase-mortgage benchmark, not a local refinance quote. Payments are principal and interest only. reficalculator.com is not a lender or broker; see how we calculate.
Frequently asked questions
- Can I refinance right after closing?
- For a conventional rate-and-term refinance there is often no program waiting period, but lenders may require some payment history. Cash-out and government streamline programs have waiting periods.
- What is the FHA Streamline waiting period?
- Generally 210 days since closing and at least six payments on the current FHA loan, per HUD's published rules.
- What is the VA IRRRL waiting period?
- Generally 210 days after the first payment due date and six consecutive monthly payments, per VA's published rules.
- How long before a cash-out refinance?
- Conventional and FHA cash-out refinances generally require about 12 months of ownership or loan seasoning.
- Do lenders have stricter rules?
- They can. Lenders may add overlays beyond program minimums, so confirm with the lender.