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Welcome

Home Affordability Navigator

Find out how much home you can afford based on your financial situation and available mortgage programs. No hard credit check — just guidance and clarity.

Important: Our Home Affordability Navigator provides estimated ranges based on the information you provide. Final loan approval depends on verified income, assets, credit history, employment, and property valuation.

Property Details

Used for conforming loan limits, property tax estimates, and insurance estimates.
Property Type
How will you use this property?
Are you a first-time home buyer?
First-time buyers may qualify for special programs with lower down payments.

Property characteristics significantly affect your mortgage options, rates, and requirements. Location determines loan limits and costs, while property type and how you'll use it influence which programs you qualify for.

Why does the property's ZIP code matter?

The property location affects several important factors in your mortgage:

Conforming Loan Limits

Each county has a maximum loan amount for "conforming" loans (those that meet Fannie Mae/Freddie Mac guidelines). In 2024, the baseline limit is $766,550, but high-cost areas can be up to $1,149,825. Loans above your area's limit may require jumbo financing with different requirements.

Property Tax Estimates

Property tax rates vary significantly by location—from under 0.5% to over 2% of property value annually. This affects your total monthly payment (PITI: Principal, Interest, Taxes, Insurance).

Insurance Costs

Homeowners insurance rates vary by region based on weather risks, crime rates, and other factors. Some areas may require additional flood or earthquake coverage.

USDA Eligibility

USDA loans are only available in designated rural areas. Your ZIP code determines if this zero-down-payment program is an option.

Tip: Enter the ZIP code of the property you're purchasing or refinancing, not your current address (unless they're the same).
How does property type affect my mortgage options?

Different property types have different risk profiles, which affects rates, down payment requirements, and program eligibility:

Property Type Comparison:
Property Type Typical Requirements Notes
Single-Family Home Standard requirements Most loan programs available; typically best rates
Condo HOA review may be required Condo project must meet lender guidelines; HOA fees affect DTI
Townhome Standard to slightly stricter May have HOA; treated similarly to single-family in most cases
2-4 Unit Higher down payment (15-25%) Can use rental income to qualify; additional requirements
Manufactured Home Stricter requirements Must meet HUD standards; fewer program options; higher rates possible

Requirements vary by lender, loan program, and individual circumstances. All financing subject to property appraisal and lender approval.

Condos: Lenders review the condo association's financial health, insurance coverage, and owner-occupancy rates. Some condo projects may not be eligible for certain loan programs.
2-4 Units: If you live in one unit and rent the others, you may be able to use projected rental income to help qualify. This can be an excellent wealth-building strategy.
How does occupancy type affect my loan?

How you intend to use the property significantly impacts your rates, down payment requirements, and available programs:

Primary Residence

  • Where you'll live most of the year
  • Best rates available
  • Lowest down payment options (as low as 0-3%)
  • All loan programs available (FHA, VA, USDA, etc.)
  • Must occupy within 60 days of closing (typically)

Second Home

  • Vacation home or secondary residence
  • Slightly higher rates (0.25-0.5% more)
  • Typically requires 10%+ down payment
  • Conventional loans only (no FHA, VA, USDA)
  • Must be suitable for year-round use
  • Cannot be a rental property

Investment Property

  • Property you'll rent to others
  • Higher rates (0.5-0.875% more than primary)
  • Typically requires 15-25% down payment
  • Conventional loans only
  • Stricter credit and reserve requirements
  • Rental income may help you qualify
Illustrative Rate and Down Payment Comparison:
Occupancy Typical Rate Premium Minimum Down Payment
Primary Residence Base rate 0-3% (varies by program)
Second Home +0.25% to +0.50% 10%+
Investment Property +0.50% to +0.875% 15-25%

Rates and requirements vary by lender, credit profile, and market conditions. These are general guidelines only.

Important: Misrepresenting occupancy type is mortgage fraud. Lenders verify occupancy, and there can be serious legal consequences for claiming a property is a primary residence when it's actually an investment.
What's the difference between a second home and investment property?

The distinction matters for both mortgage terms and tax treatment:

Second Home Criteria

  • You use it personally for part of the year
  • Typically in a vacation or resort area
  • Some distance from your primary residence
  • Cannot be subject to a rental agreement
  • Must be suitable for year-round occupancy
  • You have exclusive control over the property

Investment Property Criteria

  • Primary purpose is generating rental income
  • You may never personally occupy it
  • Can be anywhere (including near your home)
  • Subject to rental or lease agreements
  • Rental income can help you qualify
  • Different tax treatment (depreciation, expenses)
Common Question: "Can I rent out my second home?" Limited rental (typically under 14 days per year) may be allowed while maintaining second-home status, but regular rental income generally makes it an investment property in the eyes of lenders.
Tax Note: Tax treatment differs significantly between second homes and investment properties. Consult a tax professional for guidance specific to your situation.

Your Income

Include all income sources that can be documented for your mortgage application.
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Total Monthly Income: $0

Your income is a primary factor in determining how much home you can afford. Lenders use your gross monthly income to calculate debt-to-income ratios, which determine your maximum loan amount. Understanding what income counts—and how—helps you get an accurate affordability estimate.

What types of income can I include?

Lenders consider income that is stable, documented, and likely to continue. Not all income sources are treated equally:

W-2 Salary/Wages

Base salary and regular wages are the most straightforward income type. Lenders typically use your gross (pre-tax) income from pay stubs and W-2 forms.

Hourly W-2 Income

For hourly workers, lenders typically average your income over the past two years or use a recent history if hours are consistent.

Self-Employment Income

Calculated from two years of tax returns. Lenders use net income (after business deductions), which is often lower than gross revenue. Two-year history typically required.

Pension & Social Security

Retirement income is generally reliable. Non-taxable income (like some Social Security) may be "grossed up" by 15-25%, increasing your qualifying income.

Rental Income

Income from investment properties may be counted, typically at 75% of gross rent to account for vacancies and expenses. Requires documentation and rental history.

Alimony/Child Support

Can be included if you choose to disclose it. Must be documented with a court order and show at least 3 years of remaining payments.

Tip: Include all documentable income sources for the most accurate affordability estimate. You can always choose not to use certain income during the actual application process.
How do I convert my income to monthly?

Select the frequency that matches how you receive each income source. The calculator will convert it to monthly income automatically:

Income Frequency Conversions:
Frequency Calculation Example
Weekly Amount × 52 ÷ 12 $1,500/week = $6,500/month
Bi-weekly (every 2 weeks) Amount × 26 ÷ 12 $3,000/bi-weekly = $6,500/month
Monthly Amount as-is $6,500/month = $6,500/month
Annual Amount ÷ 12 $78,000/year = $6,500/month

Bi-Weekly vs. Semi-Monthly

  • Bi-weekly: Paid every 2 weeks (26 paychecks/year)
  • Semi-monthly: Paid twice per month, usually 1st and 15th (24 paychecks/year)
  • Select "Bi-weekly" for every-two-weeks pay
  • For semi-monthly, multiply one paycheck by 2 and select "Monthly"

Gross vs. Net Income

  • Gross: Before taxes and deductions (use this)
  • Net: Take-home pay after deductions
  • Lenders use gross income for qualification
  • Check your pay stub for "Gross Pay"
Important: Enter your gross (pre-tax) income, not your take-home pay. Lenders calculate your debt-to-income ratio using gross income.
How is self-employment income calculated?

Self-employment income requires more documentation and is calculated differently than W-2 wages:

Two-Year History Required

Most loan programs require at least two years of self-employment history. Some programs may accept one year with strong compensating factors.

Net Income (Not Gross Revenue)

Lenders use your net self-employment income after business expenses and deductions—what appears on your tax returns. This is often significantly lower than gross business revenue.

Two-Year Average

Income is typically averaged over two years. If income is declining, lenders may use the lower year or require explanation.

Add-Backs May Apply

Some non-cash deductions like depreciation may be added back to your qualifying income. A loan officer can help determine applicable add-backs.

Illustrative Self-Employment Income Calculation:
Component Year 1 Year 2
Gross Business Revenue $180,000 $200,000
Business Expenses -$95,000 -$100,000
Net Self-Employment Income $85,000 $100,000
Depreciation Add-Back +$8,000 +$10,000
Qualifying Income $93,000 $110,000

Two-year average: ($93,000 + $110,000) ÷ 2 = $101,500/year or $8,458/month

Example is for illustrative purposes only. Actual income calculations depend on business structure, specific deductions, and lender guidelines. Consult with a loan officer for your specific situation.

Tip: For this calculator, enter your estimated qualifying monthly income based on your tax returns. If unsure, use your most recent year's net income divided by 12 as a starting point.
How do I handle variable income like bonuses, overtime, or commissions?

Variable income can often be included, but lenders want to see a consistent history:

Variable Income Requirements:
Income Type History Required How It's Calculated
Overtime 2 years consistent 2-year average, must be likely to continue
Bonuses 2 years consistent 2-year average, may be documented differently
Commission 2 years minimum 2-year average; declining trend may reduce amount used
Tips 2 years consistent Must be documented on tax returns

Requirements vary by lender and loan program. Some lenders may accept shorter history with strong compensating factors.

Declining Variable Income

If your variable income has decreased year-over-year, lenders may use the lower amount or require explanation. Significant declines may result in variable income not being counted.

New to Variable Income

If you've been receiving overtime, bonuses, or commission for less than two years, this income typically cannot be used for qualification—though policies vary.

For This Calculator: Include your typical variable income averaged monthly. If you receive a $12,000 annual bonus, enter $1,000/month as a separate income source. The actual amount used for qualification will be determined during underwriting.
Can I include my spouse's or co-borrower's income?

Yes, you can include income from anyone who will be on the mortgage application:

Co-Borrower Benefits

Adding a co-borrower's income increases your total qualifying income, potentially allowing you to afford a higher-priced home. Both incomes are combined for the debt-to-income calculation.

Co-Borrower Responsibilities

Co-borrowers are equally responsible for the mortgage debt. Their credit history, debts, and assets are also evaluated. Poor credit from a co-borrower can impact loan terms.

Spouse Not Required

You're not required to include your spouse on the mortgage. In community property states, there may be special considerations—a loan officer can advise.

For This Calculator: Add all income sources from all intended borrowers using the "+ Add Another Income Source" button. This gives you the most accurate affordability estimate based on combined household income.

Monthly Debt Obligations

List all recurring monthly debt payments. This helps calculate your debt-to-income (DTI) ratio.
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Optional - helps assess payoff strategies
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Include credit cards (minimum payment), auto loans, student loans, personal loans, child support, and alimony payments.
Total Monthly Debt Payments: $0

Your existing monthly debt payments directly affect how much home you can afford. Lenders calculate your debt-to-income (DTI) ratio by comparing your total monthly debts (including your new mortgage payment) to your gross monthly income. Lower debt means more room for mortgage payment.

What debts should I include?

Include recurring monthly debt obligations that appear on your credit report or are verifiable through documentation:

Credit Cards

Include the minimum payment due, not your typical payment or total balance. If no minimum is shown, lenders typically use 1-5% of the balance.

Auto Loans

Include your monthly car payment. Leases count too. If your loan will be paid off within 10 months, some lenders may exclude it.

Student Loans

Include your actual monthly payment. For income-driven repayment plans, use your current payment. For deferred loans, lenders typically use 0.5-1% of the balance.

Personal Loans

Include any installment loans with fixed monthly payments—personal loans, furniture financing, medical payment plans, etc.

Child Support / Alimony Paid

Include court-ordered payments you make to others. These are significant obligations that affect your DTI.

Other Loan Payments

Include any other recurring debt: 401(k) loans, family loans with documented payments, or HELOC payments.

Don't Include: Utilities, cell phone bills, streaming subscriptions, insurance premiums (except mortgage-related), groceries, or other living expenses. These aren't considered in DTI calculations.
What is debt-to-income ratio and why does it matter?

Debt-to-income (DTI) ratio compares your monthly debt payments to your gross monthly income. It's a key factor in determining how much you can borrow:

Front-End DTI (Housing Ratio)

  • Only includes housing costs
  • PITI: Principal, Interest, Taxes, Insurance
  • Plus HOA dues and mortgage insurance
  • Typical limit: 28-31%

Formula: Monthly Housing Payment ÷ Gross Monthly Income

Back-End DTI (Total Ratio)

  • Includes all monthly debt payments
  • Housing costs + all other debts
  • This is the primary ratio lenders evaluate
  • Typical limit: 36-50% depending on program

Formula: All Monthly Debts ÷ Gross Monthly Income

Illustrative DTI Calculation:
Monthly Obligation Amount
Proposed Mortgage (PITI) $2,200
Auto Loan $450
Student Loans $350
Credit Cards (minimums) $150
Total Monthly Debt $3,150

If gross monthly income = $7,500:

Front-End DTI: $2,200 ÷ $7,500 = 29.3%

Back-End DTI: $3,150 ÷ $7,500 = 42%

Example is for illustrative purposes only. DTI limits and calculations vary by loan program and lender.

Why It Matters: A lower DTI means you have more disposable income after paying debts, making you a lower-risk borrower. This can result in better rates and higher loan approval odds.
What DTI limits apply to different loan programs?

Each loan program has its own DTI guidelines. These are maximums—qualifying at lower DTI often results in better terms:

Typical DTI Limits by Loan Program:
Loan Program Front-End Max Back-End Max Notes
Conventional 28% 36-45% Higher limits with strong compensating factors
FHA 31% 43% May go to 50%+ with compensating factors
VA N/A 41% No strict front-end limit; residual income test applies
USDA 29% 41% Stricter limits than other programs
Jumbo Varies 36-43% Typically stricter than conforming loans

These are general guidelines. Actual limits vary by lender, credit score, reserves, and other compensating factors. All financing subject to credit approval.

Compensating Factors

Higher DTI may be approved with strong factors like excellent credit, significant cash reserves, minimal debt increase from current housing, or low LTV.

Automated Underwriting

Computer underwriting systems may approve DTI ratios higher than manual guidelines when the overall profile is strong.

This Calculator: Uses program-specific DTI limits to determine your maximum affordable home price. If you're at the limit for one program, other programs may allow more.
How can I improve my debt-to-income ratio?

Lowering your DTI before applying can help you qualify for more home or better terms:

Reduce Debt

  • Pay down or pay off credit cards
  • Pay off small installment loans
  • Focus on debts with 10+ months remaining
  • Avoid taking on new debt before buying

Increase Income

  • Document raise or promotion
  • Add a co-borrower's income
  • Establish 2-year history of bonus/overtime
  • Document side income on tax returns

Strategic Timing

  • Wait for auto loan with <10 months remaining to drop off
  • Close before taking on new car payment
  • Time purchase after income increase is documented
  • Avoid large purchases before mortgage closes
Illustrative Impact of Paying Down Debt:
Scenario Monthly Debts DTI (at $7,500 income) Buying Power Change
Current $950 12.7% Baseline
Pay off $300 auto payment $650 8.7% +$50,000 to $75,000
Pay off auto + credit cards $500 6.7% +$75,000 to $100,000

Illustrative only. Actual buying power depends on interest rates, loan program, and other factors. Consult a loan officer for specific scenarios.

Tip: Paying off debt also improves your credit score by reducing credit utilization, potentially qualifying you for better rates—a double benefit.
Why do you ask for remaining balance?

The remaining balance is optional but can help in several ways:

Payoff Strategy Assessment

Knowing your balances helps identify which debts might be worth paying off before buying to improve your DTI and increase your buying power.

Credit Card Minimum Calculation

If you're unsure of your minimum payment, the balance helps estimate it. Lenders typically calculate minimums as 1-5% of the balance.

Near Payoff Identification

Debts with fewer than 10 payments remaining may be excluded from DTI calculations by some lenders. Knowing balances helps identify these situations.

Note: For this calculator, the monthly payment is the critical figure for DTI calculations. Balance is optional and for informational purposes.

Credit Profile

How would you describe your credit score?
Your credit score affects which loan programs you qualify for and your interest rate.
Any recent credit events? (Optional)
These may affect program eligibility. Check all that apply.

Your credit profile significantly impacts your mortgage options, interest rates, and program eligibility. Understanding how credit affects home buying helps you prepare and identify opportunities to improve your position before applying.

How does my credit score affect my mortgage rate?

Credit scores directly influence the interest rates lenders offer. Even small differences in score can significantly impact your costs:

Illustrative Impact: $350,000 Loan, 30-Year Fixed
Credit Score Example Rate Monthly P&I Total Interest
760+ 6.50% $2,212 $446,320
700-759 6.75% $2,270 $467,200
660-699 7.25% $2,388 $509,680
620-659 7.75% $2,508 $552,880

Note: A 760+ score vs. 620 score could save over $100,000 in interest over the loan term.

Examples are for illustrative purposes only. Actual rates depend on market conditions, loan program, down payment, property type, and other factors. All financing subject to credit approval.

Beyond Interest Rates: Credit scores also affect mortgage insurance costs, down payment requirements, and which loan programs you qualify for. Higher scores provide more options and lower overall costs.
What credit score do I need for different loan programs?

Each loan program has minimum credit score requirements, though higher scores improve your rates and approval odds:

Minimum Credit Score by Program:
Loan Program Minimum Score Notes
Conventional 620 Higher scores required for low down payment options
FHA 580 (3.5% down)
500 (10% down)		 Many lenders require 580-620 minimum
VA No VA minimum Lenders typically require 580-620
USDA 640 typical Below 640 requires manual underwriting
Jumbo 680-720+ Higher requirements than conforming loans

Minimums are program guidelines; individual lenders may have higher requirements. Meeting the minimum doesn't guarantee approval.

Which Score Is Used?

Lenders pull all three bureau scores (Equifax, Experian, TransUnion). For a single applicant, they use the middle score. For multiple applicants, they typically use the lower middle score.

FICO vs. Consumer Scores

Mortgage lenders use specific FICO scoring models that may differ from scores you see on free credit monitoring sites. Lender scores are often slightly different.

Tip: If you're close to a score threshold (like 619 vs. 620 or 739 vs. 740), taking time to improve your score can significantly expand your options and reduce costs.
How do past credit events affect my mortgage eligibility?

Major negative credit events have waiting periods before you can qualify for most mortgage programs:

Waiting Periods After Credit Events:
Event Conventional FHA VA
Chapter 7 Bankruptcy 4 years 2 years 2 years
Chapter 13 Bankruptcy 2 years (from discharge)
4 years (from dismissal)		 1 year (with court approval) 1 year (with court approval)
Foreclosure 7 years 3 years 2 years
Short Sale 4 years 3 years 2 years
Deed-in-Lieu 4 years 3 years 2 years

Waiting periods are measured from completion date (discharge, sale date, etc.). Shorter periods may apply with documented extenuating circumstances. Requirements vary by lender.

Extenuating Circumstances

Some programs allow shorter waiting periods if the event was due to circumstances beyond your control (serious illness, job loss, divorce) and you can document the situation.

Re-Established Credit

After a credit event, you'll need to demonstrate re-established credit with a positive payment history on new accounts before qualifying.

Late Mortgage Payments: Recent late payments on an existing mortgage are a significant concern. Multiple 30-day lates or any 60+ day late in the past 12 months typically require explanation and may affect approval.
How can I improve my credit before buying?

If you have time before purchasing, these strategies may help improve your credit profile:

Quick Wins (1-2 Months)

  • Pay down credit card balances below 30% of limits
  • Dispute any errors on credit reports
  • Become an authorized user on a well-managed account
  • Request credit limit increases (if no hard inquiry)

Medium-Term (3-6 Months)

  • Make all payments on time (most important factor)
  • Pay down credit utilization to under 10%
  • Address any collections or charge-offs
  • Avoid opening new credit accounts

Longer-Term (6+ Months)

  • Build consistent positive payment history
  • Maintain low credit utilization over time
  • Keep old accounts open (length of history matters)
  • Limit new credit applications
Avoid Before Buying:
  • Don't open new credit cards or loans
  • Don't close existing credit card accounts
  • Don't make large purchases on credit
  • Don't co-sign for anyone else's loan
  • Don't change jobs if possible
Rapid Rescore: During the mortgage process, some lenders offer "rapid rescoring" if you pay down accounts or correct errors. This can update your score within days rather than waiting for normal reporting cycles.
What if I don't know my credit score?

If you're unsure of your credit score, you have several options to find out:

Free Annual Credit Reports

Visit AnnualCreditReport.com to get free credit reports from all three bureaus. This is the only federally authorized source for free reports.

Free Score Services

Many credit cards and banks provide free credit scores to customers. Services like Credit Karma provide free scores (though they may differ from mortgage scores).

Credit Union Pre-Qualification

Many lenders offer soft-pull pre-qualification that shows estimated rates without affecting your credit score.

For This Calculator: Select "I don't know my score" to see results across multiple credit tiers. This helps you understand how different score ranges affect your affordability. You can also select a tier you believe matches your situation based on your payment history and credit usage.
General Score Guidelines:
If You... Your Score Might Be...
Always pay on time, low balances, long history 760+ (Exceptional)
Generally pay on time, moderate credit usage 700-759 (Very Good)
Occasional late payments or high balances 660-699 (Good)
Multiple late payments or collections 620-659 (Fair)
Serious delinquencies, bankruptcy, or no history Below 620

These are rough guidelines only. Actual scores depend on many factors. Check your actual score for accurate planning.

Loan Program

Preferred Loan Program
Not sure? Select "Show All" and we'll show you which programs you may qualify for.
Are you eligible for VA benefits?
VA loans are available to veterans, active duty service members, and eligible surviving spouses.
Have you used your VA loan benefit before?
Do you have a VA disability rating of 10% or higher?
Is the property in a USDA-eligible rural area?
USDA loans are for properties in designated rural areas. Check USDA eligibility map
Is your household income below USDA limits for your area?
USDA has income limits based on household size and location. Check income limits
Loan Term
Rate Type

Different loan programs have different requirements, benefits, and costs. Understanding your options helps you choose the program that best fits your situation—whether you're prioritizing low down payment, competitive rates, or specific eligibility benefits.

What is a Conventional loan?

Conventional loans are mortgages not backed by a government agency. They're the most common loan type:

Key Features
  • Down payment as low as 3% (5% more common)
  • PMI required below 20% down (can be removed later)
  • Credit score typically 620+ (680+ for best rates)
  • Loan amounts up to conforming limit ($766,550 in most areas)
  • Fixed and adjustable rate options

Advantages

  • PMI cancellable at 80% LTV
  • No upfront funding fee
  • Flexible property types
  • Second homes and investment properties allowed
  • Often best rates for strong credit

Considerations

  • Stricter credit requirements than FHA
  • PMI until 80% LTV reached
  • Higher down payment for best rates
  • May be harder to qualify with lower credit
Best For: Borrowers with good credit (680+), stable income, and at least 5% down. Ideal if you want the flexibility to remove mortgage insurance once you reach 20% equity.
What is an FHA loan?

FHA loans are backed by the Federal Housing Administration, designed to help borrowers who might not qualify for conventional financing:

Key Features
  • Down payment as low as 3.5%
  • Credit score minimum 580 (500 with 10% down)
  • More flexible debt-to-income requirements
  • Allows gift funds for entire down payment
  • Primary residence only
FHA Mortgage Insurance Costs:
Type Amount When Paid
Upfront MIP (UFMIP) 1.75% of loan amount At closing (can be financed)
Annual MIP 0.55% of loan amount Monthly (divided by 12)

Example: $300,000 loan = $5,250 upfront + ~$138/month

MIP rates vary based on loan term, LTV, and loan amount. Current rates shown; subject to change.

Important - MIP Duration:
  • Down payment less than 10%: MIP required for the life of the loan
  • Down payment 10% or more: MIP can be removed after 11 years
  • To eliminate MIP earlier, you must refinance to a conventional loan
Best For: First-time homebuyers, borrowers with lower credit scores (580-679), or those with limited down payment funds. Consider whether lifetime MIP costs outweigh the easier qualification.
What is a VA loan?

VA loans are backed by the Department of Veterans Affairs, offering exceptional benefits to eligible military members, veterans, and surviving spouses:

Key Features
  • No down payment required (100% financing)
  • No monthly mortgage insurance
  • Competitive interest rates (often lowest available)
  • No prepayment penalties
  • Limited closing costs (some fees prohibited)
  • Flexible credit requirements
VA Funding Fee:
Scenario Down Payment First Use Subsequent Use
Purchase/Construction 0% 2.15% 3.3%
Purchase/Construction 5-9.99% 1.5% 1.5%
Purchase/Construction 10%+ 1.25% 1.25%
Rate/Term Refinance N/A 0.5% 0.5%
Cash-Out Refinance N/A 2.15% 3.3%

Exempt from funding fee: Veterans with 10%+ VA disability rating, Purple Heart recipients, and surviving spouses.

Funding fee can be financed into the loan. Rates effective as of current VA guidelines.

Eligibility Requirements
  • Active duty service members (90+ days during wartime, 181+ days peacetime)
  • Veterans who meet service requirements
  • National Guard/Reserve members (6+ years or called to active duty)
  • Surviving spouses of veterans who died in service or from service-connected disability
Best For: Any eligible veteran, service member, or surviving spouse. VA loans offer the best combination of benefits—no down payment, no PMI, and competitive rates. If you're eligible, this should typically be your first choice.
What is a USDA loan?

USDA loans are backed by the U.S. Department of Agriculture, designed to promote homeownership in rural and suburban areas:

Key Features
  • No down payment required (100% financing)
  • Lower mortgage insurance than FHA
  • Competitive interest rates
  • Flexible credit requirements
  • Primary residence only
USDA Fees:
Fee Type Amount
Upfront Guarantee Fee 1.0% of loan amount
Annual Fee 0.35% of loan balance (paid monthly)

Example: $250,000 loan = $2,500 upfront + ~$73/month initially

Fees subject to change. Upfront fee can be financed into the loan.

USDA Eligibility Requirements:
  • Property Location: Must be in a USDA-designated rural area (check eligibility at eligibility.sc.egov.usda.gov)
  • Income Limits: Household income cannot exceed 115% of area median income (typically $90,000-$115,000 depending on location and family size)
  • Primary Residence: Must be owner-occupied
Best For: Moderate-income borrowers purchasing in rural or suburban areas. Many areas surprisingly qualify—including suburbs of major cities. Check the eligibility map before ruling this out.
What is a Jumbo loan?

Jumbo loans exceed the conforming loan limits set by Fannie Mae and Freddie Mac. They're used for higher-priced properties:

2024 Conforming Loan Limits:
Area Type 1-Unit Limit
Most U.S. counties $766,550
High-cost areas (CA, NY, etc.) Up to $1,149,825

Loans above your county's limit require jumbo financing.

Typical Jumbo Requirements
  • Down payment: 10-20% minimum (some require 20%+)
  • Credit score: 700-720+ typically required
  • Debt-to-income: Usually under 43%
  • Cash reserves: 6-12 months of payments in liquid assets
  • Documentation: Full income/asset verification required

Advantages

  • Finance high-value properties
  • Competitive rates (sometimes lower than conforming)
  • Various term options available
  • Interest-only options may be available

Considerations

  • Stricter qualification requirements
  • Larger down payment needed
  • Significant cash reserves required
  • Less flexibility than conforming loans
Best For: Borrowers with strong credit, substantial assets, and stable high income purchasing homes above the conforming loan limit. Be prepared to document your financial situation thoroughly.
How do I choose the right loan program?

Consider your eligibility, down payment, credit score, and long-term plans:

Are you a veteran or active military?

  • Yes → VA loan is typically your best option (no down payment, no PMI)
  • No → Continue to next question

Is the property in a USDA-eligible rural area?

  • Yes, and income qualifies → USDA offers zero down payment
  • No → Continue to next question

Is the loan amount above conforming limits?

  • Yes → Jumbo loan required
  • No → Conventional or FHA

Conventional vs. FHA?

  • Credit 680+ and 5%+ down → Conventional usually better (PMI cancels at 80% LTV)
  • Credit 580-679 or minimal down payment → FHA may be easier to qualify
  • Credit below 580 → FHA with 10% down may be only option
Not Sure? Select "Not Sure / Show All Options" to see offers from multiple programs. This helps you compare actual rates and payments across programs you may qualify for.

Your Affordability Estimate

Let's find out how much home you can afford.

What's your goal?
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This section helps fine-tune your affordability calculation based on your goals and available funds. Understanding these inputs helps you see how different choices affect the home you can afford and your monthly payment.

What's the difference between maximizing buying power and staying within budget?

These two approaches calculate affordability differently based on your priorities:

Maximize Buying Power

  • Shows the maximum home price you could qualify for
  • Based on DTI limits for each loan program
  • Uses your full qualifying income
  • Helps you understand your upper limit
  • May result in higher monthly payments

Choose this if: You want to see all your options and understand what's possible

Stay Within Budget

  • Calculates based on your target monthly payment
  • Shows home prices that fit your comfort level
  • May be below your maximum qualification
  • Leaves room for other financial goals
  • More conservative approach

Choose this if: You know what payment you're comfortable with

Tip: Try both! First see your maximum to understand your options, then switch to budget mode to find a comfortable payment. Many financial advisors suggest keeping housing costs to 25-28% of take-home pay.
How do I determine a comfortable monthly payment?

Your comfortable payment depends on your complete financial picture, not just what you qualify for:

The 28/36 Guideline

A traditional rule suggests housing costs should be no more than 28% of gross income, with total debt under 36%. This is more conservative than most loan program limits.

Net Income Approach

Some experts suggest keeping housing to 25-30% of take-home (net) pay. This accounts for the taxes and deductions already removed from your paycheck.

Compare to Current Housing

If you're currently renting, consider how much more than your rent you can comfortably afford. Remember homeownership has additional costs (maintenance, repairs, etc.).

Illustrative Payment Guidelines:
Gross Monthly Income Conservative (25%) Moderate (30%) Aggressive (36%)
$6,000 $1,500 $1,800 $2,160
$8,000 $2,000 $2,400 $2,880
$10,000 $2,500 $3,000 $3,600
$12,000 $3,000 $3,600 $4,320

These are guidelines only. Your ideal payment depends on your specific circumstances, other obligations, and financial goals.

Remember: Just because you qualify for a certain amount doesn't mean you should borrow that much. Leave room for savings, retirement, emergencies, and enjoying life.
What does "cash available" include?

Your available cash covers both down payment and closing costs. Understanding where this money can come from helps you plan:

Savings and Checking Accounts

Funds in bank accounts are the most straightforward source. Lenders will verify account balances and may ask about large deposits.

Investment Accounts

Stocks, bonds, and other investments can be liquidated for home purchase. Consider tax implications of selling.

Retirement Accounts

Some 401(k)s allow loans or hardship withdrawals. IRAs allow first-time buyer withdrawals up to $10,000 without penalty (taxes still apply).

Gift Funds

Gifts from family members are allowed for most programs. Documentation (gift letter) required. Some programs require you to contribute some of your own funds.

Down Payment Assistance

Many state and local programs offer grants or low-interest loans for down payment. Check available programs in your area.

How Cash Is Used:
On a $400,000 Home 3% Down 10% Down 20% Down
Down Payment $12,000 $40,000 $80,000
Est. Closing Costs (3%) $11,640 $10,800 $9,600
Total Cash Needed $23,640 $50,800 $89,600

Closing costs vary significantly by location and lender. Actual amounts determined during the loan process.

Keep Reserves: Don't use all your savings for the purchase. Most lenders want to see you have 2-6 months of mortgage payments remaining after closing (reserves). And you'll want funds for moving, furnishing, and unexpected repairs.
Why do property taxes and insurance affect affordability?

Your total monthly housing payment includes more than just loan principal and interest. These costs significantly impact what you can afford:

Components of Monthly Housing Payment:
Component Example ($400,000 home)
Principal & Interest $2,212 (6.5%, 30-year, $350k loan)
Property Taxes (1.25%) $417/month
Homeowners Insurance (0.35%) $117/month
PMI (if applicable) $150/month (estimated)
HOA (if applicable) $200/month
Total Payment $3,096/month

Example only. Actual amounts vary by location, property, and loan details.

Property Tax Rates Vary Widely

Rates range from under 0.5% (Hawaii) to over 2.5% (New Jersey, Illinois). On a $400,000 home, that's the difference between $167/month and $833/month!

Insurance Costs Depend on Location

Homes in areas prone to hurricanes, floods, earthquakes, or wildfires may have significantly higher insurance costs. Flood insurance is separate and required in flood zones.

Adjusting Estimates: We use regional defaults, but you can adjust the tax and insurance rates if you know specific values for your target area. More accurate inputs give more accurate affordability estimates.
How do HOA fees affect my affordability?

HOA fees are included in your debt-to-income calculation and directly reduce the home price you can afford:

Illustrative HOA Impact on Affordability:
Monthly HOA Fee Reduction in Buying Power Annual Cost
$0 Baseline $0
$200 ~$30,000 - $35,000 $2,400
$400 ~$60,000 - $70,000 $4,800
$600 ~$90,000 - $105,000 $7,200

Impact varies based on interest rates and loan terms. Higher HOA fees mean more of your available DTI goes to non-mortgage costs.

What HOA Fees Cover

Typically includes exterior maintenance, landscaping, common area upkeep, community amenities (pool, gym), and sometimes water, trash, or insurance.

HOA Fee Ranges

Single-family HOAs: Often $50-$200/month. Condos: Typically $200-$500/month. Luxury or high-rise condos: Can exceed $1,000/month.

Consider the Trade-off

Higher HOA fees reduce your home buying power, but they also cover maintenance costs you'd otherwise pay yourself. Factor this into your comparison.

Tip: If you're considering both HOA and non-HOA properties, try running calculations with and without HOA fees to see how it affects your options.

Your Results

These results show your estimated home affordability based on the information you provided. Use these estimates to guide your home search and understand which loan programs may work best for your situation.

How do I read my affordability results?

Your results show the maximum home price you may afford under each loan program based on your financial profile:

Maximum Home Price

The highest-priced home you could potentially qualify for under each program. This is based on DTI limits, down payment, and cash available.

Estimated Monthly Payment

Your total monthly housing cost including principal, interest, taxes, insurance, HOA, and mortgage insurance (if applicable).

Cash Needed at Closing

The estimated down payment plus closing costs you'll need for this scenario. This is based on program requirements and estimated closing costs.

Estimated APR

The annual percentage rate reflects the total cost of borrowing, including interest and certain fees. Based on current market rates for your credit profile.

Comparing Programs: Different programs may show different affordability amounts. A program with a higher DTI limit may allow a higher price, while one with no mortgage insurance may have a lower monthly payment for the same price.
Why do different loan programs show different affordability?

Each loan program has different rules that affect how much home you can afford:

Factors That Vary by Program:
Factor How It Affects Affordability
DTI Limits Higher limits = potentially higher home price
Minimum Down Payment Lower minimums = less cash needed, potentially higher price
Mortgage Insurance Higher MI = higher payment = lower max price
Interest Rates Lower rates = lower payment = higher max price
Loan Limits Program maximums cap how much you can borrow
Illustrative Program Comparison (Same Borrower):
Program Max Price Why Higher/Lower
Conventional $425,000 45% DTI limit, PMI increases payment
FHA $415,000 43% DTI limit, higher MI, but lower rate
VA $475,000 No MI, no down payment, uses residual income
USDA $385,000 41% DTI limit, lower MI

Illustrative only. Actual affordability depends on your specific financial profile, credit score, and current rates.

Not All Programs May Apply: Some programs may show as unavailable based on your inputs—for example, VA loans require military eligibility, and USDA requires rural location and income limits.
Should I buy at my maximum affordability?

Your maximum affordability is just that—a maximum. Most financial experts recommend buying below your limit:

Reasons to Buy Below Maximum

  • Leave room for other financial goals (retirement, savings)
  • Buffer for unexpected expenses (repairs, medical, job changes)
  • Home maintenance costs (1-3% of value annually)
  • Utilities often higher than in rentals
  • Lifestyle expenses don't have to change dramatically

When Maximum Might Make Sense

  • Rapidly appreciating market where delay costs more
  • Very stable income with guaranteed increases
  • High expenses will decrease (paying off debt, kids leaving)
  • Confident in ability to increase income soon
  • Limited inventory at lower price points
Financial Cushion Comparison:
Strategy If Max is $450,000 Monthly Savings
Buy at 100% of max $450,000 $0
Buy at 90% of max $405,000 ~$250-350
Buy at 80% of max $360,000 ~$500-700

Savings estimates are approximate and vary by interest rate and loan terms.

Recommendation: Use your maximum to understand your options, but consider targeting 80-90% of that amount to maintain financial flexibility. A home should enhance your life, not strain it.
What are my next steps?

Now that you understand your affordability, here's how to move forward:

1. Save Your Results

  • Click "Save My Progress" to preserve your inputs and results
  • You'll receive a retrieval code to return to this analysis
  • Share results with your real estate agent

2. Get Prequalified

  • Click "Get Prequalified" to connect with a loan officer
  • Prequalification provides a letter showing sellers you're serious
  • No commitment required—just a conversation about your options

3. Prepare Your Documents

  • Recent pay stubs (last 30 days)
  • W-2s or tax returns (last 2 years)
  • Bank statements (last 2-3 months)
  • ID and Social Security information

4. Start Your Home Search

  • Use your affordability range to filter listings
  • Consider location, commute, schools, and lifestyle
  • Remember to account for potential repairs or updates
Prequalification vs. Pre-Approval: Prequalification is an initial assessment based on information you provide. Pre-approval involves document verification and credit check, providing a stronger letter for making offers.
What are the limitations of these estimates?

These results are estimates for planning purposes. Several factors may cause actual approval amounts to differ:

Credit Verification

Your actual credit score may differ from your estimate. Lender-pulled scores may vary from consumer monitoring services.

Income Documentation

Lenders verify income through pay stubs, tax returns, and employer verification. Documented income may differ from stated income.

Debt Verification

Your credit report may show debts you didn't include, or different payment amounts than you entered.

Property Appraisal

The home must appraise for at least the purchase price. Low appraisals can affect loan amounts.

Market Conditions

Interest rates change daily. Rate lock timing affects your final rate and affordability.

Not a Loan Commitment: These estimates do not constitute a loan offer, pre-approval, or commitment to lend. All loan approvals are subject to credit review, income verification, property appraisal, and underwriting approval. Rates, terms, and program availability may change without notice.
Can I adjust my inputs to see different scenarios?

Yes! You can go back to previous sections and change your inputs to explore different scenarios:

Scenarios Worth Exploring:
If You Want To... Try Adjusting...
See higher affordability Increase income, reduce debts, or add cash
Lower your monthly payment Add more down payment or compare loan terms
Compare locations Change ZIP code to see different tax/insurance impacts
Evaluate HOA properties Add estimated HOA fees to see impact
Plan for credit improvement Select a higher credit tier to see potential benefits
Tip: Use the "Previous" button to navigate back through the sections. Your results will automatically update when you return to this page with new inputs.

Important Notice: The affordability estimates provided are for educational and planning purposes only. They are based on the information you entered and current market conditions. Actual loan approval, rates, and terms are subject to credit verification, income documentation, property appraisal, and complete underwriting review. This calculator does not constitute a loan application, pre-approval, or commitment to lend. Contact a licensed loan officer to discuss your specific situation and obtain personalized guidance.