How Much House Can You Afford?

A real affordability calculator built by a licensed mortgage broker. Pulls per-state property tax and insurance, applies real DTI ceilings by loan program, and runs Conventional, FHA, VA, and Non-QM side by side. No email. No data leaves your browser.

Per-state property tax + homeowners insurance defaults (all 9 states we serve)
Real DTI ceilings: Fannie Mae DU 50%, FHA 57%, VA 60%+ on residual income
Side-by-side comparison: Conventional vs FHA vs VA vs Non-QM at your income
Built-in down-payment scenarios: 3% / 5% / 10% / 20%

☎ (877) 870-0007

Affordability Calculator

Estimate your max home price, monthly payment, and DTI position.

Loan Program

Annual Gross Income

Credit Score

State

Car Payments (mo)

Credit Cards (mo)

Other Debts (mo)

Term

Interest Rate

Down Payment

Strong file — 700+ FICO and 6+ months reserves. Unlocks Fannie Mae DU's 50% DTI on Conventional (otherwise capped at the 45% tier).

Max Home Price You Qualify For

$0

Based on the program DTI ceiling and your inputs.

DTI used0% / cap 0%

Monthly Payment (PITI)$0

Property Tax (est.)$0/mo

Home Insurance (est.)$0/mo

Mortgage Insurance (est.)$0/mo

Loan Amount$0

Down Payment$0

Closing Costs (est.)$0

Upfront Fee$0

Property tax, home insurance, and mortgage insurance are estimated and already included in the monthly payment. Conventional PMI is priced by credit score and LTV (drops off as you reach 20% equity); FHA carries a monthly MIP plus a 1.75% upfront MIP financed into the loan. Actual amounts vary by county, credit, property, and carrier.

Get your personalized affordability report Your full breakdown plus today's real rates for this exact scenario, emailed to you. Victor follows up within one business day. No credit pull.

By submitting you agree to be contacted about your mortgage inquiry. OnPoint Mortgage Pro · NMLS #2134550 · Equal Housing Lender. No credit pull, no obligation.

Prefer the full questionnaire? Call (877) 870-0007

20+Wholesale lenders shopped for every file

9 StatesCA, CO, FL, ID, MD, NH, SC, TX, VA

Since 2005Senior Loan Officer (NMLS #888844)

BBB AccreditedOnPoint Mortgage Pro · NMLS #2134550

Equal Housing LenderAll loans subject to credit approval

Today's Mortgage Rates: OnPoint vs National Daily Average

Side-by-side comparison of OnPoint Mortgage Pro's current wholesale-broker rates versus the national daily average reported by Mortgage News Daily. We shop your file across 20+ wholesale lenders to deliver pricing below the retail-bank average.

As of July 31, 2026 · National averages from Mortgage News Daily. OnPoint rates from our internal wholesale rate sheet.

Loan Type (30 Year Fixed)	OnPoint Rate	National Avg	You Save
Conventional	5.75%	6.67%	−0.92%
FHA	5.25%	6.22%	−0.97%
VA	5.375%	6.24%	−0.87%
Jumbo	5.75%	6.75%	−1.00%

Rates shown are 30-year fixed, par pricing for well-qualified borrowers. Your actual rate depends on credit score, down payment, loan-to-value, property type, and lender. APR, fees, and points apply. Equal Housing Lender.

Get My Personalized Rate

Conventional vs FHA vs VA vs Non-QM — on the Same Income

Same income, same debts, four different loan programs. The right program is the one with the right ceiling for your file. The biggest mistake first-time buyers make is shopping the wrong program first.

Conventional

Fannie Mae / Freddie Mac

$0

at 5.75% · 30-yr fixed

Min down5%
DTI ceiling45-50% (DU)
PMIYes, <20% down
Loan limit (2026)$832,750+

FHA

First-Time Buyer Friendly

$0

at 5.25% · 30-yr fixed

Min down3.5%
DTI ceiling57%
MIPLife of loan
Min FICO580 (3.5% dn)

VA

For Eligible Veterans

$0

at 5.375% · 30-yr fixed

Min down0%
DTI ceiling60%+ (residual)
PMINone
Funding feeYes (financed)

Non-QM

Self-Employed, RSU, DSCR

$0

at 5.875% · 30-yr fixed

Min down10-20%
DTI ceiling55%
Income docsBank stmt / DSCR
Best for1099 / business owners

Numbers update live as you change the inputs in the calculator above. Rates shown are today's wholesale purchase rates — see today's rates.

Down Payment: 3% vs 5% vs 10% vs 20%

Same buyer, four down-payment tiers. The right tier balances cash preservation against monthly payment — and against PMI, which drops off at 20% on conventional loans but stays for the life of an FHA loan.

3%

First-Time Buyer

Cash needed$0

Monthly PITI$0

5%

Lower PMI

Cash needed$0

Monthly PITI$0

10%

Common Default

Cash needed$0

Monthly PITI$0

20%

No PMI

Cash needed$0

Monthly PITI$0

Don't have 20%? You don't need to. Most first-time buyers close with 3-10% down, and many qualify for state down payment assistance (see below).

What First-Time Buyers Forget to Budget For

Your mortgage payment is the headline number. These are the line items that quietly turn "I can afford this" into "I can't sleep." Plan for them up front.

Closing Costs

Lender fees, title, appraisal, escrow, prepaid taxes and insurance. They're real, they're owed at closing, and they're separate from your down payment.

Typical: 2-5% of loan amount

Moving + First-Month Setup

Movers, deposits, utility hookups, basic furniture, window coverings, kitchen essentials. The "after the keys" bills land fast.

Plan: $3,000-$8,000

Repair + Maintenance Reserve

HVAC, water heater, roof, plumbing, the surprise tree. Industry rule of thumb: budget 1% of the home's value every year, even if you don't spend it.

$500K home = $5,000/yr

Property Tax Reassessment

In states without Prop 13 (everywhere except California), property tax can be reassessed annually. Budget for 5-10% growth a year in non-California states.

Especially: TX, NH, FL, NJ

HOA Dues + Special Assessments

Condos and master-planned communities charge $200-$800/month standard, plus occasional special assessments for roofs, paint, pools. Ask for the reserve study.

Add to monthly payment

Insurance Premium Drift

Especially in California (wildfire) and Florida (hurricane), home insurance can jump 20-40% at renewal. Quote with a real carrier before locking your max-house number.

Get a real quote

DTI Ceilings by Loan Program

Three programs cover the vast majority of first-time buyer files. Each one has a different ceiling — which means the same income produces a different max house depending on the loan.

Conventional

Front-end: No cap. DU has no housing ratio — 28% is just an old benchmark. Back-end is the only binding number.
Back-end: Underwrites to the 45% tier by default; 50% under Fannie Mae's Desktop Underwriter (DU) only for a strong file.

DU's 50% ceiling is the lever for higher-priced files — it takes 700+ FICO, 6-12 months of reserves, and a lower LTV. Toggle "Strong file" in the calculator to see it.

FHA

Front-end: 31% officially.
Back-end: 43% officially. TOTAL Scorecard approves 50-57% with strong compensating factors.

FHA is the heaviest-used program for first-time buyers in affordable markets. 3.5% down with 580+ FICO.

VA

Front-end: None. VA does not consider front-end ratio.
Back-end: 41% preferred; 50%+ routine when residual income exceeds VA standard by 20%.

VA underwrites to residual income, not DTI. Eligible veterans frequently afford 15-25% more house than the same income on conventional.

Non-QM

Income docs: Bank statements, P&L only, DSCR (investor), asset-depletion, ITIN, foreign national.
Back-end: Typically 50% with strong credit; some programs to 55%.

For self-employed, RSU-heavy, multi-property, or recently relocated borrowers whose income doesn't fit a vanilla W-2 box.

Down Payment Assistance — Programs by State

Most first-time buyers don't need 20% down. Many qualify for state DPA programs that cover all or part of the down payment, often as a forgivable second loan. Programs change — ask us which fits your state and scenario.

Colorado

CHFA, MetroDPA

Florida

Florida Hometown Heroes, Florida Assist

Idaho

Idaho Housing (IHFA) — Home Partnership

Maryland

Maryland Mortgage Program (MMP), DSELP, Partner Match

New Hampshire

NH Housing Home Flex Plus, Home Preferred

South Carolina

SC Housing Forgivable DPA, Palmetto Home Advantage

Texas

TSAHC Home Sweet Texas, TDHCA My First Texas Home

Virginia

Virginia Housing (VHDA) DPA Grant, Plus Second Mortgage

Eligibility for each program depends on income limits, home price limits, FICO, occupancy, and county. We screen your file against every DPA program available in your state when we shop your loan.

Affordability FAQ

How accurate is this calculator vs an actual pre-approval?

This calculator uses the same DTI math a real underwriter uses, with state-specific tax and insurance defaults. The number it returns is a strong directional estimate — usually within 5-10% of what a wholesale underwriter will approve. Three things move the real number: your actual credit score and tradelines, the actual property's tax and HOA, and the lender's overlay on top of the program guideline. A real pre-approval pulls your credit and verifies income, which can push the number up or down. The honest answer: trust this for shopping; get a written pre-approval before you offer.

Why is the max home price different for Conventional vs FHA vs VA on the same income?

Different DTI ceilings. Fannie Mae caps DU at 50% back-end. FHA's automated underwriting (TOTAL Scorecard) can approve up to 57% with strong compensating factors. VA underwrites primarily to residual income and routinely approves 50%+ back-end DTI. On the same income, the program with the higher ceiling produces the higher max house price — assuming your file fits the program's other rules (FICO, occupancy, property type).

What's the difference between front-end and back-end DTI?

Front-end DTI is your housing payment (PITI plus HOA and MI) divided by gross monthly income. Back-end DTI adds all other monthly debt: car payments, student loans, credit-card minimums, child support, alimony. Front-end is what your home costs. Back-end is what your home plus your existing debt costs. Conventional and Non-QM programs don't strictly enforce a front-end limit. FHA officially caps front-end at 31%. Either way, back-end is the binding constraint for almost every file.

Can I afford a $500,000 house?

You need roughly $145,000-$160,000 in gross annual income with 10% down, current rates, no other debts. The exact number depends on your state (property tax + insurance), your loan program, and your existing monthly debts. Use the calculator above with your real numbers. For most U.S. states, the answer sits in that income range. In high-property-tax states (TX, NH, NJ), shift the floor up; in low-tax states (CO, ID, AL), shift it down.

What income do I need to buy a $300,000 house?

Roughly $85,000-$100,000 gross income with 10% down, depending on state taxes, insurance, and your other debts. With 20% down and no other monthly debts, you can stretch into the high-$70Ks. The calculator above will give you a state-tuned number in 5 seconds.

Should I use the FHA loan with the higher DTI ceiling?

Sometimes. FHA's 57% DTI ceiling is a real advantage when your DTI runs hot relative to your income. The cost: FHA charges a 1.75% upfront MIP financed into the loan, plus monthly MIP for the life of the loan (vs conventional PMI that drops off at 20% equity). If you can qualify on conventional at 45-50% DTI, conventional is usually cheaper over the long run. If you can't, FHA opens the door — and you can refinance to conventional once you build equity.

Why does the calculator say I can afford less than Zillow or NerdWallet?

National calculators use national-average assumptions: 1.0% property tax (most states are higher), 0.35% insurance (way too low for California, Florida, Texas), and they ignore PMI on under-20% down payments. They also don't apply the program-specific DTI ceiling. Our calculator runs state-tuned tax and insurance, applies the real program ceiling, and includes PMI/MIP automatically. The number you see here is closer to what a real lender will approve.

I'm self-employed. Can I still qualify?

Yes. Self-employed borrowers have three paths: (1) Conventional/FHA/VA using 2 years of tax returns and IRS Schedule C/K-1 income. The challenge is that legitimate business write-offs reduce qualifying income. (2) Bank statement loans (Non-QM) using 12-24 months of business or personal bank statement deposits as income proof. (3) DSCR loans for investment properties — qualifies on the property's rental income, not your personal income. The right path depends on how your tax returns look and what you're buying.

What's the difference between this calculator and getting pre-approved?

This calculator gives you an estimate based on what you enter. A pre-approval is a real underwriter reviewing your real W-2s, tax returns, credit pull, assets, and debts — then issuing a written letter that listing agents will read before they read your offer. In a seller's market, a pre-qualification letter (which is basically what a calculator produces) often gets your offer thrown out. Pre-approval takes 24-72 hours with us once we have your documents.

How long does a pre-approval take with OnPoint?

24-72 hours from receipt of complete documents (W-2s, tax returns, pay stubs, bank statements, ID). We pull your file against 20+ wholesale lenders and bring you the side-by-side comparison — rate, points, fees, monthly payment. You see who wins for your scenario before you commit to a lender. Most other brokers send your file to their one or two preferred lenders. We name the lenders. We send the comparison sheet. That's the work.

Rated 5.0★ by Real OnPoint Clients

Verified Google reviews from the buyers and homeowners we’ve guided across California and eight more states.

      EXCELLENT  
   Based on 80 reviews 
    
 
 
 
   
 
 
       Posted on Google  
   
   NANA AMMA SERWAA BRONI 
 
 
 
 Trustindex verifies that the original source of the review is Google. If you like your current lender isn’t working hard for you, call Victor.I spent seven months shopping around and was nervous about making a move, but Victor’s transparency and expertise won me over. While other leaders tried to push me into paying expensive points,Victor showed me why keeping my money and not buying down the rate was the much smaller move, He took my payment form $3,302 down to $2,966 and handled all the complex FHA and Virginia State fees over $3,300 in lender credits to cover my closing costs.The level of service and honest advice here is night and day compared to the big banks. I finally feel like I have a mortgage pro I can trust.
  
 
      Posted on Google  
   
   ron caringal 
 
 
 
 Trustindex verifies that the original source of the review is Google. Updated 060526: I can’t recommend Victor's team enough! They managed to lower my interest rate by a full 2% and consolidated my high interest debts into one manageable payment. This move alone is saving me $830 every single month. On top of that, they secured $5,000 in lender credits, which covered all my closing fees and even left an excess to apply toward my prepaid interest. If you want a mortgage professional who actually delivers on their promises, call Victor. Previous 12/2024: Victor was easy to deal with. He made the effort to exhaust all possible means for him to meet my target loan amount given the predicament.
  
 
      Posted on Google  
   
   Rubab Anees 
 
 
 
 Trustindex verifies that the original source of the review is Google. We did FHA streamline refinance with Victor and It was an awesome experience working with him.. Process was smooth and fast! Victor is knowledgeable and very professional. Our team to go for all future needs👍🏻 I can’t recommend Victor enough. He helped us navigate a refinance that lowered our interest rate from 7.125% to 5.875% in record time. Seeing our monthly payment drop by $528 is a huge relief for our family budget. Victor is professional, transparent, and clearly knows how to get the best results for his clients. We are so grateful for his help!
  
 
      Posted on Google  
   
   Jordan Hill 
 
 
 
 Trustindex verifies that the original source of the review is Google. I had a great experience refinancing my home and highly recommend working with Victor. The entire process was smooth, efficient, and completed much faster than I expected. They were communicative, transparent, and made sure I understood each step along the way. I was able to secure a lower rate and reduce my monthly payment, which made a meaningful difference. What really stood out was the level of professionalism and how easy they made everything from start to finish. I also appreciate that they continue to monitor rates and stay in touch even after closing. If you’re thinking about refinancing, you’ll be in good hands here!
  
 
      Posted on Google  
   
   Joanna O 
 
 
 
 Trustindex verifies that the original source of the review is Google. We had an excellent experience working with Victor Santos at OnPoint Mortgage in Irvine, California for our second mortgage loan. If you’re looking for someone who is knowledgeable, efficient, and highly responsive, Victor is the person to trust. From start to finish, the entire loan process was smooth and stress-free. Victor was always quick to respond, kept us updated every step of the way, and made sure we fully understood everything. His expertise in mortgage lending really shows, and it gave us a lot of confidence throughout the process. What really stood out was how he went above and beyond, he even communicated directly with our HOA to gather all the required documents, which saved us so much time and hassle. On top of that, Victor is friendly, professional, and easy to work with. We’re truly grateful for his help and would highly recommend Victor Santos and OnPoint Mortgage to anyone in Irvine or Orange County looking for a reliable and efficient mortgage lender, especially for second mortgage or home loan needs.
  
 
      Posted on Google  
   
   Ernest Butch Benares 
 
 
 
 Trustindex verifies that the original source of the review is Google. I’m a returning customer with OnPoint Mortgage Pro, and once again they delivered an outstanding experience. Victor helped me in the past, and because that process was smooth and professional, I didn’t hesitate to work with him again. This loan came at the perfect time for my wife and me. With unexpected expenses, inflation, and credit card interest rates climbing like crazy, we needed a real solution. I’m genuinely happy with the rate Victor secured for us. It allows us to pay off all our outstanding credit cards and finally get ahead instead of falling behind. It truly feels like we’re getting our financial footing back. Victor handled everything with transparency, patience, and expertise. He made the entire process easy to understand and completely stress‑free. His professionalism and attention to detail are exactly why I trust him and his company with something this important. If you’re looking for a lender you can trust, someone who genuinely looks out for your best interest, I highly recommend Victor and the team at OnPoint Mortgage Pro.
  
 
      Posted on Google  
   
   Joyce Halim 
 
 
 
 Trustindex verifies that the original source of the review is Google. Victor is really a great guy. He helped me patiently step by step through the process of my refinance. Highly recommended. Thank you so much ☺️ Update: I'm so happy that Victor helped me again with my refinance. And this is my third times, from the original 8.125% down to 5.75% smoothly. Wohoo....couldn't be more happier than that 😊....He is truly the guy that I can trust, rely on and do the magic. Highly recommended. Thanks for the experienced.....and we will still work again in the future. 😊
  
 
      Posted on Google  
   
   eunice chun 
 
 
 
 Trustindex verifies that the original source of the review is Google. We refinanced twice with Victor. He was so professional and very helpful throughout our loan process. Highly recommended!
  
 
      Posted on Google  
   
   Rachel Turner 
 
 
 
 Trustindex verifies that the original source of the review is Google. Victor Santos was very professional, quick to respond, and easy to work with. The process was seamless and we would highly recommend Victor to work with for any financing or refinancing needs. This is the third time we have used Victor because of his kind, exceptional customer service, and the ease of communication.  Such an easy process!
  
 
      Posted on Google  
   
   Nick Tyndal 
 
 
 
 Trustindex verifies that the original source of the review is Google. Very friendly and quick on communication. Understood my needs and worked diligently until they were achieved. Would highly recommend and plan to use OnPoint again in the future.

Get Your Personalized Quote

Tell us about your scenario and Victor will personally follow up within one business day with real numbers from 20+ wholesale lenders. No credit pull, no obligation.

Question 1 of 12

Or call (877) 870-0007 if you'd rather talk to a person.

Talk to Victor Directly

Every file on this calculator is real to me. Reach out and I’ll personally run your numbers.

Victor Santos, Senior Loan Officer at OnPoint Mortgage Pro

Victor Santos

Senior Loan Officer & Founder · NMLS #888844

OnPoint Mortgage Pro · NMLS #2134550

In the mortgage business since 2002. I personally shop your file across 20+ wholesale lenders and walk you through every number on this page — no call centers, you work directly with me.

☎(949) 486-8200 ✉vsantos@onpointmortgagepro.com

☶530 Technology Dr, Ste 100, Irvine, CA 92618

🕑Mon–Fri, 8:00am–5:00pm PT

Call Victor Email Victor

Get Pre-Approved Across 20+ Wholesale Lenders

The calculator is a starting point. A real pre-approval pulls your credit, verifies your income, and produces a written letter you can submit with an offer. We shop your file across 20+ wholesale lenders simultaneously and bring you the lowest total cost on a California, Colorado, Florida, Idaho, Maryland, New Hampshire, South Carolina, Texas, or Virginia mortgage.

Start a Pre-Approval See Today's Rates

OnPoint Mortgage Pro · NMLS #2134550 · Personal NMLS #888844 · Equal Housing Lender · Licensed in California, Colorado, Florida, Idaho, Maryland, New Hampshire, South Carolina, Texas, and Virginia. All loans subject to credit approval.

Get Pre-Approved Call (877) 870-0007