Debt-to-Income (DTI) Calculator
The number every lender checks first. Enter your income and monthly debts to see your front-end and back-end DTI — and instantly compare against the real 2026 caps for FHA, VA, USDA, and Conventional loans.
Pre-tax. Include documentable bonus / OT with a 2-year history.
Principal, interest, taxes, insurance, mortgage insurance, HOA dues.
| Program | Standard | Stretched | Your fit |
|---|---|---|---|
| FHA | 43% | 56.9% | ✅ Under cap |
| VA | 41% | 65% | ✅ Under cap |
| USDA | 41% | 44% | ✅ Under cap |
| Conventional | 45% | 50% | ✅ Under cap |
Caps are the maximum a lender will consider — not automatic approval. Automated underwriting (DU/LP/GUS) makes the final call using credit, reserves, and payment shock alongside DTI.
Worked example
A first-time buyer earning $7,500/month gross with a $2,200 target housing payment and $850 in other minimum debts.
At 40.7% back-end, this buyer is under FHA's 43% standard cap and Conventional's 45% cap — a clean approval on both. If they pay off a $250/month credit card, back-end DTI drops to 37.4% and they unlock roughly $35–45K in additional buying power.
Related tools & guides
Frequently asked questions
What is a good debt-to-income ratio for a mortgage?
Under 36% back-end is comfortable. Most conventional lenders prefer 43% or lower. FHA allows up to 56.9% with compensating factors, VA uses residual income (often 50%+), and USDA caps at 41% (44% with a waiver).
How do I calculate my DTI?
Add up every minimum monthly debt payment on your credit report (credit cards, auto, student loans, existing mortgage, child support). Divide by your gross (pre-tax) monthly income. Multiply by 100. That's your back-end DTI. Front-end DTI is just the future housing payment divided by gross income.
What debts count in DTI — and what doesn't?
Counts: credit card minimums, auto loans/leases, student loans, personal loans, existing mortgages, court-ordered child support and alimony. Does NOT count: utilities, phone bills, insurance, streaming subscriptions, groceries, gas, or 401(k) loans (paying yourself).
What's the difference between front-end and back-end DTI?
Front-end DTI is only the new housing payment (PITI + HOA) as a percentage of gross income. Back-end adds every other required minimum debt. Modern lenders care almost exclusively about back-end DTI.
How can I lower my DTI fast?
Pay off (not down) the smallest recurring debt to remove its minimum payment entirely. Every $100/month of payment removed adds roughly $15,000–$18,000 in buying power. Refinancing high-payment auto loans and getting on an IBR student loan plan are the next-best levers.
How this works
Educational estimator only — not a loan approval, rate quote, or fee quote. Actual DTI treatment (especially for deferred/IBR student loans, self-employed income, and rental departure scenarios) depends on the specific program and automated underwriting decision. Confirm with a licensed loan officer before making an offer.