Free calculator · runs in your browser
How much house can I afford?
Enter your income, debts and savings. We show three prices: a comfortable one, the classic 28/36 guideline and the most an FHA lender might approve without extra conditions, with your state's typical property tax and today's average mortgage rate built in.
How we work it out
We find the highest home price where your monthly housing cost (principal, interest, property tax, insurance, HOA and any mortgage insurance) stays under each limit below, using your down payment, loan type, rate and term.
| Level | Housing cost under | All debts under | Where it comes from |
|---|---|---|---|
| Comfortable | 25% of gross income | 33% | A cautious version of the 28/36 guideline, leaving room for savings and repairs |
| 28/36 guideline | 28% | 36% | The long-standing rule of thumb many lenders and counselors start from |
| FHA standard limit | 31% | 43% | HUD's maximum for manually underwritten FHA loans with no compensating factors (Mortgagee Letter 2014-02) |
Lenders using automated underwriting can approve higher ratios. Being approved for more does not mean the payment will feel comfortable.
What goes into the monthly cost
- Principal and interest on the loan after your down payment.
- Property tax. Picking a state fills in the typical rate there: median real estate taxes paid divided by median home value, from the Census Bureau's 2024 American Community Survey. The U.S. figure is 0.89%; Illinois is highest at 1.92% and Hawaii lowest at 0.27%. Your county and town can differ a lot.
- Homeowners insurance and HOA fees, which you enter.
- Mortgage insurance. FHA loans add an upfront premium of 1.75% (usually added to the loan) and an annual premium of 0.55% with under 5% down, or 0.50% with 5% or more, on loans up to $726,200 (HUD). VA loans have no monthly mortgage insurance but charge a one-time funding fee of 2.15% on a first use with under 5% down (VA). Conventional PMI depends on your credit and down payment, so enter your quote.
Loan limits to know
For 2026, a conventional loan above $832,750 is a jumbo loan in most of the U.S.; high-cost areas go up to $1,249,125 (FHFA). See 2026 loan limits and compare loan types.
Don't forget cash to close
Your down payment is only part of the cash you need. Closing costs, moving and early repairs add up. Estimate them with the closing cost estimator, then check a specific price in the mortgage calculator.
Frequently asked questions
How much house can I afford on a $100,000 salary?
It depends on your debts, down payment, rate and property tax, which is why the calculator asks for them. Under the 28/36 guideline, $100,000 a year allows up to about $2,333 a month for housing if your other debts are under $667 a month. Put your own numbers in above.
What is the 28/36 rule?
A guideline that your total housing cost stays under 28% of your gross monthly income and all your debt payments, including housing, stay under 36%.
How much can an FHA lender approve?
HUD allows up to 31% for housing and 43% for all debts on manually underwritten FHA loans with no compensating factors, and higher with compensating factors or automated approval. That is a ceiling, not a comfortable budget.
Does the calculator include property tax?
Yes. Pick your state and it fills in the typical effective rate from the Census Bureau (median real estate taxes paid divided by median home value, 2024). You can type your own county rate instead.
What interest rate does it use?
Freddie Mac's weekly average for a 30-year fixed mortgage, 7.32% for the week of October 22, 2026. Your rate depends on your credit, down payment and loan type, so change it to your quote.