DTI Calculator — Check Your Mortgage Qualification Ratio
Lenders look at your debt-to-income ratio before approving a mortgage. Know your numbers before you apply — and see exactly how much home you can afford.
What you'll need
- Gross monthly income (before taxes)
- Proposed mortgage payment (PITI + HOA)
- Monthly car, student loan, and credit card payments
- Any other monthly debt obligations
What you'll get
Front-end DTI
Housing cost ratio
Back-end DTI
Total debt ratio
Max home payment
28% and 36% rule limits
Qualification assessment
Excellent, good, or high?
How it works
Add your monthly debts
Include minimum payments on all loans, credit cards, and the proposed mortgage.
Enter gross income
Use your gross (pre-tax) monthly income — not take-home pay.
See your DTI and approval odds
Most lenders want front-end DTI under 28% and back-end DTI under 43%.
DTI Thresholds by Loan Type
| Loan Type | Max Front-End DTI | Max Back-End DTI |
|---|---|---|
| Conventional | 28% | 43–45% |
| FHA | 31% | 43–50% |
| VA | No limit | 41% preferred |
| USDA | 29% | 41% |
| Jumbo | 28% | 38–43% |
Strong credit scores or significant reserves can sometimes allow higher DTI ratios.
Frequently asked questions
What is a good debt-to-income ratio for a mortgage?
Most lenders prefer a front-end DTI (housing costs only) under 28% and back-end DTI (all debts) under 36%. FHA loans allow up to 43% back-end DTI with compensating factors. VA and some conventional loans may allow up to 50% with strong credit and reserves.
What is front-end vs back-end DTI?
Front-end DTI (housing ratio) is your proposed monthly housing payment divided by gross income. Back-end DTI (total debt ratio) includes all monthly debt payments — housing, car, student loans, credit cards — divided by gross income. Lenders look at both.
How can I lower my DTI before applying for a mortgage?
You can lower your DTI by paying off debt (especially high-payment debts like car loans), increasing your income, or choosing a less expensive home. Paying off a car loan or credit card can significantly reduce your back-end DTI and improve your chances of approval.
Does my DTI include the new mortgage payment?
Yes — your back-end DTI includes the proposed new mortgage payment (P&I + taxes + insurance + HOA) plus all existing monthly debt obligations. Lenders calculate DTI using the total payment you'd have after closing, not your current housing cost.
What DTI does the 28/36 rule refer to?
The 28/36 rule is a traditional guideline: spend no more than 28% of gross income on housing (front-end DTI) and no more than 36% on all debts combined (back-end DTI). Modern lending allows higher ratios — up to 43–50% back-end on many programs — but the 28/36 rule remains a useful budgeting benchmark.
Authoritative resources
Ready to check your DTI?
Calculate My Debt-to-Income Ratio →State guides
How this varies by state
Property taxes, insurance costs, first-time buyer programs, and closing costs differ significantly across states. See local data for your state.
California
Texas
Florida
New York
Illinois
Pennsylvania
Ohio
Georgia
North Carolina
Michigan
New Jersey
Virginia
Washington
Arizona
Colorado
Tennessee