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Mortgage Qualification Calculator

Find out the maximum mortgage amount you qualify for based on your income, monthly debts, down payment, interest rate, and the 28/36 lending rule.

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Front-End DTI
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Back-End DTI

How Mortgage Qualification Works

Lenders use two key ratios to determine the maximum mortgage you qualify for. The front-end ratio (housing ratio) limits your total housing payment — including principal, interest, taxes, and insurance — to a percentage of your gross monthly income (typically 28%). The back-end ratio (total debt ratio) limits all monthly debt payments to another percentage (typically 36%).

The 28/36 Rule

The standard 28/36 guideline means your housing costs should not exceed 28% of gross income, and total debts should not exceed 36%. FHA loans allow up to 31/43, and some conventional lenders approve up to 33/45 with compensating factors like excellent credit or large reserves.

What Counts as Debt?

Monthly debt payments include car loans, student loans, credit card minimum payments, personal loans, alimony, and child support. Utilities, groceries, and insurance premiums are not included in DTI calculations.

How to Qualify for More

Pay off existing debts before applying — every $200/month eliminated adds roughly $30,000-40,000 in borrowing capacity. Increase your down payment to reduce the loan amount needed. Improve your credit score to qualify for lower rates, which increases your purchasing power.

What Lenders Evaluate

Mortgage qualification isn't just about income. Lenders evaluate the "Five Cs": Credit (score and history), Capacity (income and DTI ratio), Capital (savings, assets, down payment), Collateral (the property itself), and Conditions (loan terms, market conditions, property use).

Qualification by Loan Type

Conventional loans require a minimum 620 credit score, 3-20% down, DTI under 45%, and 2 years of stable income. FHA loans accept scores as low as 580 with 3.5% down (or 500 with 10% down), DTI up to 43-50%. VA loans have no minimum score (though most lenders want 620+), no down payment, and flexible DTI. USDA loans require 640+ score, no down payment, and the property must be in a rural-eligible area.

Check your specific ratios with our Debt-to-Income Calculator, then use our Affordability Calculator to find your price range.

How to Strengthen Your Application

Pay down revolving debt (credit cards) to lower your DTI and boost your credit score. Save a larger down payment. Keep 2-3 months of mortgage payments in reserve. Avoid opening new credit accounts or making large purchases in the months before applying. Get pre-approved rather than just pre-qualified — pre-approval involves a full credit check and carries more weight with sellers.

Frequently Asked Questions

How much mortgage can I qualify for?
It depends on your income, debts, down payment, interest rate, and the lender's DTI limits. This calculator uses the standard 28/36 rule to estimate your maximum home price.
What is the 28/36 rule?
Your monthly housing payment should not exceed 28% of gross income (front-end), and total monthly debts should not exceed 36% (back-end). Some loan programs allow higher ratios.
Does my credit score affect qualification?
Your credit score primarily affects the interest rate you receive, not the DTI calculation directly. However, a lower rate increases your purchasing power, and some lenders require higher credit scores for higher DTI ratios.
Can I qualify with student loans?
Yes, but student loan payments count toward your back-end DTI. If you're on an income-driven plan with $0 payments, most lenders use 0.5-1% of the total balance as the monthly payment for DTI purposes.

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DTI Calculator

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Down Payment

How down payment affects your loan
What's the difference between pre-qualification and pre-approval?
Pre-qualification is an estimate based on self-reported information — it carries little weight. Pre-approval involves a full credit check, income verification, and asset documentation. A pre-approval letter shows sellers you're a serious, qualified buyer.
Can I qualify with student loan debt?
Yes, but student loans count toward your DTI. If you're on an income-driven repayment plan with $0 payments, most lenders use 0.5-1% of the total balance as your monthly payment for DTI calculations. Paying down student debt before applying improves your qualification amount.
How much income do I need for a $400,000 house?
With 20% down ($80,000), a $320,000 loan at 6.75% has a P&I payment of about $2,075. Add taxes and insurance (~$600), total housing cost is ~$2,675. At 28% front-end DTI, you'd need roughly $9,550/month gross income ($114,600/year). Read our blog: How Much House on $80K?