Mortgage Calculators
Estimate affordability, monthly payments, debt-to-income ratio, and closing costs in seconds. Built for buyers in PA, NJ, NY, FL, CA, and GA.
How much house can you afford?
Based on your income, debts, and the 28/36 DTI rule used by Fannie Mae lenders.
Home Affordability Estimator
Income, debts, down payment, and DTI ratios
Estimates only. Assumes good credit (~700+). Actual amount depends on credit score, lender, and loan program.
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The estimate above is a starting point. Send me your details and I'll run real lender programs to find your true max — including FHA, VA, and conventional options.
How affordability is calculated
Lenders use the 28/36 rule (also called the DTI rule) to determine how much you can borrow. Your front-end DTI is the percentage of your gross monthly income that goes to housing costs (PITI: principal, interest, taxes, insurance). Back-end DTI adds your other monthly debts.
- Conservative (28% / 36%): Traditional safe zone. Best rates, lowest stress.
- Moderate (31% / 43%): Standard Qualified Mortgage (QM) cap. Most conventional loans.
- Aggressive (36% / 50%): FHA upper limit with strong compensating factors (large reserves, high credit score).
Estimate Your Monthly Payment
Model your principal, interest, taxes, insurance and PMI in real time. Adjust inputs to see how each part affects your monthly obligation.
Mortgage Payment Estimator
Principal · Interest · Taxes · Insurance · PMI
Estimates only. Actual rates vary based on credit score, lender, and market conditions.
Lock In My Real Rate →Want your actual rate, not an estimate?
Get a personalized rate analysis based on your credit profile and loan scenario. Free, no obligation, no credit pull required.
Understanding your monthly mortgage payment
Your payment has four main parts, known as PITI: Principal & Interest (the loan), Property Tax (set by county), Home Insurance (lender requires), and PMI (if down payment under 20%). HOA fees apply only if you buy in a condo, townhouse, or planned community.
Principal & interest is fixed for the life of a fixed-rate loan. Taxes and insurance can rise yearly. PMI on conventional loans drops off automatically once your LTV reaches 78% — or sooner if you request removal at 80%.
Check Your Debt-to-Income Ratio
DTI is the second-most-common reason mortgages get denied. See where you stand against the 28%, 36%, 43%, and 50% lender thresholds.
Debt-to-Income Ratio Estimator
Front-end (housing only) and back-end (housing + all debts)
DTI is one of three primary qualifying factors (alongside credit score and reserves). Lenders also weigh compensating factors.
Check My Real DTI →Want a real DTI review before you apply?
Some debts (auto leases ending soon, paid-off cards, deferred student loans) can be excluded with the right documentation. Let's see what your true qualifying DTI looks like.
What is debt-to-income ratio?
Front-end DTI = housing payment / gross monthly income. Back-end DTI = (housing + all other debts) / gross monthly income. Lenders use back-end DTI primarily.
Conventional loans typically cap at 43% back-end (Qualified Mortgage standard). FHA can go to 50% with strong compensating factors (high credit, large reserves, low LTV). VA looks at residual income instead of a strict DTI cap. USDA caps front-end at 29% and back-end at 41%.
How much cash will you need at closing?
Itemized estimate of lender fees, title, transfer taxes, and prepaid escrows. State-specific calculations for PA, NJ, NY, FL, CA, GA.
Closing Costs Estimator
Lender fees · Title · State taxes · Escrows · Prepaid items
View itemized breakdown
Estimates based on industry averages. Actual fees vary by lender, title company, and county. Some items are negotiable.
Get a Real Loan Estimate →Want exact closing costs for your scenario?
Lender fees vary by 20-30% between brokers. Send me your scenario and I'll quote you actual lender fees, plus negotiation strategies on title and transfer items.
What are closing costs?
Closing costs are fees paid at the end of a real estate transaction, separate from the down payment. They typically run 2–5% of the loan amount and cover: lender origination, appraisal, title insurance, settlement, recording, prepaid taxes/insurance escrows, and state-specific transfer taxes.
Some closing costs are negotiable (lender origination, owner's title insurance shopping); some are fixed by state (recording fees, transfer taxes). FHA loans add an Upfront Mortgage Insurance Premium (1.75% of loan), which is usually rolled into the loan balance. VA loans add a Funding Fee (2.15% for first-time use, sometimes financed into the loan).
Common questions about mortgage calculations
What is the 28/36 rule for mortgage affordability?
The 28/36 rule says your housing payment (principal, interest, taxes, insurance) should be no more than 28% of your gross monthly income — that's the front-end DTI. Your total monthly debt payments, housing plus everything else, should be no more than 36% — the back-end DTI.
It's a conservative guideline used by Fannie Mae lenders to identify borrowers least likely to struggle with payments. Modern Qualified Mortgage (QM) standards allow up to 43% back-end DTI, and FHA can stretch to 50% with strong compensating factors.
How much house can I afford on $80K salary?
On an $80,000 annual income with ~$500/month in other debts, 6.75% interest, 30-year term, $40K down payment, 1.2% property tax, and $1,500/yr insurance:
- · Conservative (28/36): ~$255K max home price
- · Moderate (31/43): ~$315K max home price
- · Aggressive (36/50): ~$365K max home price
Adjust for your state's actual property tax rate — NJ and NY taxes can be 1.5–2.5%, significantly lowering your affordability vs. FL or GA at under 1%.
Is PMI required if I put less than 20% down?
Yes, on conventional loans private mortgage insurance (PMI) is required when your loan-to-value ratio is over 80%. PMI rates typically run between 0.55% and 1.10% of the loan amount per year, depending on LTV and credit score.
The good news: PMI automatically terminates when your LTV drops below 78% (based on original purchase price), and you can request manual removal at 80%. FHA loans use MIP instead, which often lasts the life of the loan unless you refinance. VA and USDA loans have no PMI at all.
What's a good DTI ratio to qualify for a mortgage?
For conventional loans, a back-end DTI under 43% meets the Qualified Mortgage standard, but lenders prefer 36% or lower for best rates. FHA loans can approve up to 50% DTI with strong compensating factors (high credit, large reserves). VA loans focus on residual income rather than a strict DTI cap. USDA caps at 41% back-end.
Front-end (housing only) is ideally under 28%. Above that, you're in "house poor" territory where small surprises can become big problems.
How much are typical closing costs in PA, NJ, NY, FL, CA, and GA?
Closing costs typically run 2–5% of the loan amount. State-specific items vary widely:
- · PA: 1% transfer tax (usually split 50/50 with seller). Philadelphia: 4.278% combined.
- · NJ: Realty Transfer Fee paid by seller. Buyers pay 1% Mansion Tax on homes $1M+.
- · NY: Mortgage Recording Tax ~1.8% of loan (NYC adds more). Mansion Tax on $1M+ buyers.
- · FL: Doc stamp + intangible tax on mortgage = ~0.55% of loan on the buyer.
- · CA: County transfer tax ~$1.10/$1000 of value. Some cities add documentary transfer.
- · GA: Intangibles Recording Tax = $3/$1000 of loan, paid by buyer.
Can I include my spouse's income in affordability calculations?
Yes — if you're applying jointly, you combine both incomes (gross, before tax) on the application. Both spouses' debts are also included in DTI. If only one spouse applies, the other's income cannot be used to qualify, even if you live together.
In community property states (CA, TX, AZ, NV, NM, ID, LA, WA, WI), the non-applicant spouse's debts may still count toward DTI even on a single-applicant loan, depending on loan type. FHA specifically requires non-applicant spouse debts to be counted in community property states.
How do FHA loan limits affect my affordability?
FHA loan limits vary by county. In 2026, the baseline FHA limit is $524,225 for a single-family home in most areas, but high-cost counties (parts of CA, NY/NJ metros) can go up to $1.2M+.
If your calculated affordability exceeds your county's FHA limit, you have three options: (1) larger down payment to bring the loan below the limit, (2) switch to a conventional loan (which has its own limits, $806,500 baseline for 2026), or (3) jumbo financing above conventional limits.
Why does my calculator estimate differ from a lender's pre-approval?
Calculators use generic assumptions: a single PMI rate, average tax rate, no overlays. A real lender pulls your actual credit score (which affects rate by 0.25–1.5%), verifies income (including how bonuses, RSUs, and self-employment income are counted), reviews bank reserves, and applies lender overlays.
The calculator is a starting point — the lender's number is what matters. That's why I recommend getting a real pre-approval before shopping. It's free, takes 48 hours, and doesn't require a hard credit pull until you're ready.
Numbers look good? Let's get you pre-approved.
These calculators give you a starting point. For a real pre-approval letter you can hand to a listing agent, reach out — 48 hours, no credit pull until you're ready.