How Much House Can I Afford?
Enter your income and monthly debts to see your maximum home price using the 28/36 debt-to-income rule lenders actually apply — with property taxes for all 50 states built in.
Car loans, student loans, credit card minimums — not including the new mortgage.
You can likely afford a home up to
$253,579
At $1,983/mo · 10% down · 30-year conventional
Limited by your 28% housing (front-end) ratio
Payment breakdown
Amortization schedule
Loan amount
$228,221
Total interest
$307,398
Total paid
$535,619
Payoff
30y 0m
| Year | Principal | Interest | Balance |
|---|---|---|---|
| Year 1 | $2,409 | $15,445 | $225,812 |
| Year 2 | $2,578 | $15,276 | $223,234 |
| Year 3 | $2,759 | $15,095 | $220,475 |
| Year 4 | $2,953 | $14,901 | $217,522 |
| Year 5 | $3,160 | $14,694 | $214,363 |
| Year 6 | $3,381 | $14,473 | $210,981 |
| Year 7 | $3,619 | $14,235 | $207,363 |
| Year 8 | $3,873 | $13,981 | $203,490 |
| Year 9 | $4,144 | $13,710 | $199,346 |
| Year 10 | $4,435 | $13,419 | $194,911 |
| Year 11 | $4,746 | $13,108 | $190,165 |
| Year 12 | $5,079 | $12,775 | $185,086 |
| Year 13 | $5,435 | $12,418 | $179,650 |
| Year 14 | $5,817 | $12,037 | $173,833 |
| Year 15 | $6,225 | $11,629 | $167,608 |
| Year 16 | $6,662 | $11,192 | $160,947 |
| Year 17 | $7,129 | $10,725 | $153,817 |
| Year 18 | $7,629 | $10,225 | $146,188 |
| Year 19 | $8,165 | $9,689 | $138,024 |
| Year 20 | $8,737 | $9,117 | $129,286 |
| Year 21 | $9,350 | $8,504 | $119,936 |
| Year 22 | $10,006 | $7,848 | $109,930 |
| Year 23 | $10,708 | $7,146 | $99,221 |
| Year 24 | $11,460 | $6,394 | $87,761 |
| Year 25 | $12,264 | $5,590 | $75,498 |
| Year 26 | $13,124 | $4,730 | $62,374 |
| Year 27 | $14,045 | $3,809 | $48,329 |
| Year 28 | $15,030 | $2,824 | $33,298 |
| Year 29 | $16,085 | $1,769 | $17,213 |
| Year 30 | $17,213 | $641 | $0 |
Disclaimer: The results provided by this calculator are estimates for informational purposes only and do not constitute financial, legal, or tax advice. Actual loan terms, interest rates, monthly payments, and total costs will vary based on your credit profile, lender, and other factors. Property tax rates shown are state averages and may differ from your local rate. FHA mortgage insurance premiums (MIP) are based on current HUD guidelines and are subject to change. Always consult a licensed mortgage professional or financial advisor before making any borrowing decisions. HitCalc is not a lender and does not offer mortgage products.
Rates, tax averages, and program figures last verified July 2026 against published HUD, FHFA, and state sources.
Frequently asked questions
How much house can I afford based on my salary?
A common starting point is the 28/36 rule: your housing payment (principal, interest, taxes, insurance) shouldn't exceed 28% of your gross monthly income, and your total debt payments — housing plus car loans, student loans, and credit cards — shouldn't exceed 36%. On a $85,000 salary with minimal other debt, that's roughly a $1,983/mo housing budget, which translates to a home price in the $330,000–$370,000 range depending on your down payment, rate, and state property taxes. Use the calculator above with your real numbers for an exact figure.
What is the 28/36 rule?
The 28/36 rule is the debt-to-income guideline most conventional lenders use to size a mortgage. The 28% 'front-end' ratio caps your housing payment alone. The 36% 'back-end' ratio caps housing plus every other monthly debt obligation combined. Whichever ratio is more restrictive for your situation sets your real budget — someone with high existing debt (student loans, car payment) will often be limited by the 36% rule even if the 28% housing-only number looks higher.
Is the affordability limit different for FHA loans?
Yes — FHA guidelines are slightly more permissive, typically allowing a 31% front-end ratio and up to 43–50% back-end ratio in some cases (this calculator uses the standard 31%/36% figures). That flexibility is one reason FHA loans are popular with buyers who have a smaller down payment or somewhat higher existing debt.
Should I borrow the maximum amount a lender approves?
Not necessarily. Lenders calculate the maximum you qualify for, not the maximum you should comfortably spend. Property taxes, insurance, maintenance (budget 1–2% of home value per year), and HOA dues all add up beyond the mortgage payment itself. Many financial planners recommend staying comfortably under your maximum approved amount, especially if your income isn't likely to grow quickly or you're carrying other financial goals like retirement savings.
Does this calculator account for property taxes and insurance?
Yes. It pre-fills the average effective property tax rate for whichever state you select and lets you adjust homeowners insurance and HOA dues, then backs into the maximum home price that keeps your total monthly payment — principal, interest, taxes, insurance, and mortgage insurance if applicable — within your 28/36 budget.
Related calculators and guides
FHA & Conventional Mortgage Calculator
Once you know your budget, get the exact monthly payment for a specific home price.
How Much House Can I Afford? — Full Guide
The 28/36 rule explained in depth, with worked examples at different income levels.
Affordability With an FHA Loan
How FHA's looser DTI limits change your maximum home price.
VA Loan Calculator
Veterans and active service members — $0 down, no PMI.