28/36 Rule Mortgage Calculator
Determine how much house you can afford using the lender-approved 28/36 debt-to-income ratio rule
What is the 28/36 Rule?
The 28/36 rule is a fundamental guideline used by lenders to evaluate mortgage applications and determine how much house you can afford. This rule helps maintain a healthy debt-to-income ratio (DTI), which is crucial for loan approval and financial stability.
This standard suggests that:
- No more than 28% of your gross monthly income should go toward housing expenses (mortgage, taxes, insurance, HOA fees)
- No more than 36% of your gross monthly income should go toward total debt payments (housing plus other debts like car loans, student loans, credit cards)
Why It Matters
Following the 28/36 rule helps ensure you don’t become “house poor” – where too much of your income goes toward housing, leaving little for other expenses or savings. Lenders use this rule (with some variations) as a benchmark for mortgage approval.
While some lenders may approve higher ratios (especially for borrowers with excellent credit), sticking to 28/36 provides a safer financial cushion.
How Our 28/36 Rule Calculator Works
Enter Your Income
Input your gross monthly income (before taxes) and any existing monthly debt payments (car loans, student loans, credit cards, etc.).
Instant Calculation
Our calculator instantly applies the 28/36 rule formula to determine your maximum recommended housing payment and total debt limit.
Get Your Results
Receive clear, actionable numbers showing what you can afford while maintaining healthy debt-to-income ratios for mortgage approval.
Benefits of Using Our 28/36 Rule Calculator
Financial Clarity
Understand exactly how much house you can afford based on lender-approved guidelines, eliminating guesswork in your home search.
Loan Approval Prep
Position yourself as a strong mortgage candidate by knowing your numbers before you apply, increasing approval chances.
Budget Protection
Avoid becoming “house poor” by ensuring your housing costs leave room for other expenses, savings, and emergencies.
The 28/36 Rule Formula Explained
The 28/36 rule calculations are straightforward but powerful financial tools:
Housing Expense Limit (28%)
Maximum Housing Payment = Gross Monthly Income × 0.28
This includes principal, interest, property taxes, homeowners insurance, and any HOA fees.
Total Debt Limit (36%)
Total Debt Payments = Gross Monthly Income × 0.36
This includes housing payment plus all other monthly debt obligations (car loans, student loans, credit cards, etc.).
Understanding the Components
Gross Monthly Income: Your total income before taxes and other deductions. Include all stable income sources (salary, bonuses, commissions, rental income, etc.).
Monthly Debt Payments: The minimum payments you’re required to make each month on all debts (excluding utilities, insurance, and living expenses).
Housing Payment: Your total monthly mortgage payment including principal, interest, taxes, insurance (PITI), and any homeowners association fees.
Example Calculation
Let’s walk through a real-world example to illustrate how the 28/36 rule works:
Scenario
Gross Monthly Income: $6,000
Existing Monthly Debts: $500 (car loan + student loan payments)
Step 1: Calculate 28% Housing Limit
$6,000 × 0.28 = $1,680
This is the maximum recommended monthly housing payment.
Step 2: Calculate 36% Total Debt Limit
$6,000 × 0.36 = $2,160
This is the maximum for housing + all other debts.
Step 3: Calculate Available for Housing
$2,160 (total debt limit) – $500 (existing debts) = $1,660
The lower of $1,680 and $1,660 is your practical housing limit.
Interpretation
In this scenario, while 28% of income suggests $1,680 for housing, the 36% total debt rule (considering existing $500 debts) actually limits housing to $1,660. This demonstrates how existing debts can reduce your homebuying power.
Limitations of the 28/36 Rule
While the 28/36 rule is a valuable guideline, it’s important to understand its limitations:
1. Doesn’t Account for All Expenses
The rule doesn’t consider utilities, groceries, insurance, childcare, or other living expenses that impact your actual budget.
2. Lender Variations
Some lenders may approve higher ratios (like 31/43 for FHA loans), while others might require lower ratios for jumbo loans.
3. Doesn’t Consider Savings
The rule doesn’t factor in your savings goals, retirement contributions, or emergency fund needs.
When to Adjust the Rule
Consider using more conservative ratios if you:
- Have variable income (commission, bonuses, self-employed)
- Live in a high-tax area
- Have significant upcoming expenses (children’s education, medical needs)
- Want to maintain an aggressive savings rate
Tips for Managing Your Debt-to-Income Ratio
Before Home Shopping
- Pay down existing debts to lower your monthly obligations
- Avoid taking on new debt (car loans, credit cards) before applying for a mortgage
- Increase your income through raises, side gigs, or additional income streams
During Mortgage Process
- Shop multiple lenders – some may be more flexible with ratios
- Consider a larger down payment to reduce monthly payments
- Look at different loan terms (30-year vs. 15-year mortgages)
Long-Term Management
- Refinance high-interest debts to lower monthly payments
- Make biweekly mortgage payments to pay off your loan faster
- Monitor your credit to qualify for better rates in the future
Debt Reduction Strategies
If your debt-to-income ratio is too high, consider these approaches:
- Avalanche method: Pay off highest-interest debts first
- Snowball method: Pay off smallest balances first for quick wins
- Debt consolidation: Combine multiple debts into one lower-interest loan
- Balance transfers: Move credit card debt to 0% APR cards (if you can pay it off during the promo period)
Common Use Cases for the 28/36 Rule Calculator
First-Time Homebuyers
Understand how much mortgage you can qualify for before starting your home search, setting realistic expectations.
Current Homeowners Refinancing
Determine if refinancing makes sense based on your current debt situation and potential new monthly payment.
Debt Management Planning
See how paying off specific debts could increase your homebuying power by improving your debt-to-income ratio.
Relocation Planning
Compare affordability in different housing markets when considering a move to a new city or state.
Salary Negotiations
Calculate how a potential raise or job change could impact your homebuying power.
Rent vs. Buy Analysis
Determine if buying makes financial sense by comparing potential mortgage payments to your current rent.
Pro Tips for Using the 28/36 Rule Effectively
1. Use Net Income for Personal Budgeting
While lenders use gross income, calculate your ratios with net income for a more realistic personal budget picture.
2. Factor in Maintenance Costs
Homeownership comes with unexpected repairs. Consider keeping housing costs below 25% to build a maintenance buffer.
3. Consider Future Life Changes
Will you have children? Change careers? Plan for how these might affect your income and expenses.
4. Account for Property Taxes
Tax rates vary widely. Research local rates as they significantly impact your monthly payment.
5. Check Credit Card Reporting
Some lenders use 1% of credit limits as minimum payments, even if you pay in full monthly.
6. Bonus Income Caution
Lenders may not count bonuses or commissions unless you have a 2-year history. Plan accordingly.
Best Practices When Applying the 28/36 Rule
Conservative Approach
Many financial advisors recommend more conservative ratios than lenders require:
- 25/33 rule: 25% of income on housing, 33% on total debt
- 20/28 rule: 20% on housing, 28% on total debt (Dave Ramsey’s recommendation)
These lower ratios provide more financial flexibility and security.
High-Cost Areas
In expensive markets where housing costs exceed 28% of income:
- Prioritize reducing other debts to stay under 36% total
- Consider longer commutes or smaller homes
- Look for properties with rental potential (ADUs, multi-family)
Dual-Income Households
If relying on two incomes:
- Calculate ratios based on one income for safety
- Have a plan if one income is lost (job loss, childcare needs)
- Consider disability insurance to protect your income
What Users Say About Our 28/36 Rule Calculator
James D.
First-time Homebuyer
“This calculator helped me understand why lenders kept rejecting me. I paid off $8,000 in credit card debt to improve my ratios and got approved three months later!
Sarah M.
Real Estate Agent
“I recommend this tool to all my clients before we start looking at homes. It sets realistic expectations and prevents disappointment later in the process.”
Thomas R.
Refinancing Homeowner
“Used this to check if refinancing made sense with my current debts. The clear breakdown helped me decide to pay off my car loan first for better terms.”
Frequently Asked Questions
Is the 28/36 rule strict or flexible?
While the 28/36 rule is a standard guideline, lenders may show flexibility based on:
- Credit score: Borrowers with excellent credit (740+) may qualify with higher ratios
- Loan type: FHA loans often allow up to 31/43 ratios
- Compensating factors: Large down payments, significant savings, or low loan-to-value ratios
What counts as “debt” in the 36% calculation?
Lenders typically include:
- Minimum credit card payments
- Auto loans
- Student loans
- Personal loans
- Child support/alimony
- Other mortgages or HELOCs
They generally don’t include utilities, insurance, or living expenses like groceries.
Can I qualify for a mortgage if I exceed the 28/36 ratios?
Yes, it’s possible but more challenging. You may need:
- A larger down payment (20% or more)
- Exceptional credit history
- Significant cash reserves (6+ months of payments)
- To explore alternative loan programs (portfolio loans, non-QM loans)
How does the 28/36 rule compare to other affordability guidelines?
Other common approaches include:
- 3x Income Rule: Home price shouldn’t exceed 3x annual income
- 50/30/20 Budget: 50% needs, 30% wants, 20% savings (housing falls under needs)
- 15-Year Mortgage Rule: Payment on 15-year fixed shouldn’t exceed 25% of take-home pay
The 28/36 rule remains the most widely used by lenders.
Does the 28/36 rule account for property taxes and insurance?
Yes, the 28% housing ratio includes:
- Mortgage principal and interest
- Property taxes
- Homeowners insurance
- Private mortgage insurance (PMI) if applicable
- Homeowners association (HOA) fees if applicable
This combined amount is known as PITI (Principal, Interest, Taxes, Insurance).
Make Informed Homebuying Decisions
The 28/36 rule provides a smart framework for determining how much house you can truly afford without straining your finances. While lenders may approve higher ratios, sticking to these guidelines helps ensure you maintain financial flexibility for other goals and unexpected expenses.
Use our calculator regularly as your financial situation changes to stay on track with your homeownership goals.
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