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.
Popular affordability scenarios
Once your DTI clears, see the max home price these state / income / down-payment combos support.
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.
Related calculators
DTI sets the ceiling; the affordability calculator turns that ceiling into a home price with real state taxes and insurance baked in. Veterans should also verify entitlement in the VA entitlement calculator or compare programs in VA vs FHA. Already own? Refinance re-runs DTI at the new payment. See all calculators. Plan your monthly payment in the mortgage payment calculator and your cash to close in the closing costs calculator.