Figuring out how much house you can afford isn’t just about the maximum mortgage a lender approves. While preapproval sets an upper limit, true affordability depends on how that monthly payment fits into your overall finances and long-term plans.
A home that looks affordable on paper can still stretch your budget if you don’t account for upfront costs, ongoing expenses, and future changes. That’s why it’s important to look beyond the loan amount and consider the full picture before setting your price range.
Key factors that shape home affordability include:
- Your income and employment stability
- Your debt-to-income (DTI) ratio
- Your credit score and borrowing profile
- Loan type, term length, and interest rate
- Upfront cash requirements and ongoing housing costs
- Personal goals, lifestyle needs, and future plans
Understanding how these pieces work together can help you choose a home price that feels sustainable—not just today, but years down the road.
How lenders decide what you can afford
When you apply for a mortgage, lenders use specific financial guidelines to estimate how much you can reasonably repay each month. Their goal is to limit risk by ensuring your income, debts, and credit history support the loan amount you’re requesting.
While exact requirements vary by lender and loan program, most decisions are based on the same core factors.
| Lender factor | What it measures | Typical guideline range |
| Income | Your gross monthly earnings and consistency | Verified, stable income |
| Debt-to-income (DTI) | Share of income used for debt payments | Often ≤ 43%–50% total |
| Credit score | Likelihood of on-time repayment | Varies by loan type |
| Loan type & term | Length and structure of the mortgage | 15- or 30-year common |
| Interest rate | Cost of borrowing | Market-dependent |
These criteria determine your maximum loan approval—not necessarily the payment that’s most comfortable for your lifestyle.
Your income and employment stability
Income is the foundation of affordability. Lenders focus on your gross monthly income (before taxes) and how reliably you earn it.
They typically look at:
- Salary or hourly wages
- Self-employment or contract income
- Bonus, commission, or overtime income (often averaged over time)
- Length and consistency of employment
Gross vs. net income
- Gross income is used for loan qualification.
- Net income (what you take home) matters more for personal budgeting.
Quick example:
- Gross monthly income: $6,500
- Lender may allow housing costs up to ~30%
- Estimated maximum housing payment: ~$1,950
Even if you qualify for that amount, your net income and other expenses may suggest a lower, more comfortable target.
Debt-to-income ratio (DTI)
Your debt-to-income ratio shows how much of your income goes toward monthly debt payments. It’s one of the most important numbers lenders use to assess affordability. Most lenders look for a DTI of 43% or lower, though some loan programs allow higher ratios if you have strong credit, solid savings, or other compensating factors.
DTI formula:
Total monthly debt payments ÷ Gross monthly income = DTI
Debt payments typically include:
- Mortgage (or proposed mortgage)
- Auto loans
- Student loans
- Credit card minimums
- Personal loans
Common target thresholds:
- Housing costs alone: ~28%–31% of gross income
- Total debt (including housing): often ≤ 43%, though some programs allow higher
Mini example:
- Monthly debts: $2,400
- Gross monthly income: $6,000
- DTI = 40%
A lower DTI generally means more flexibility and a wider range of loan options.
Credit score
Your credit score affects how much you can afford in two major ways: interest rates and loan eligibility.
In general, borrowers with higher credit scores qualify for lower interest rates, lower monthly payments, and more loan options. Borrowers with lower scores usually face higher rates, higher payments, and may be limited in the types or sizes of loans they can get.
Even a small rate difference can change your affordability by tens of thousands of dollars over the life of a loan.
Loan types, terms, and interest rates
The structure of your mortgage plays a major role in what you can afford month to month—and over time.
Key differences include:
- Fixed-rate vs. adjustable-rate mortgages (ARMs)
- 15-year vs. 30-year loan terms
- Current interest rate environment
| Loan scenario | Monthly payment | Long-term cost |
| 30-year fixed, lower payment | Lower | Higher total interest |
| 15-year fixed, higher payment | Higher | Lower total interest |
| ARM, lower initial rate | Lower at first | Payment may rise later |
Shorter terms and higher rates reduce how much house you can afford monthly, while longer terms and lower rates increase purchasing power—but often at a higher total cost.
Understanding these tradeoffs helps you choose a loan that aligns with both your budget and long-term goals.
Upfront costs that affect how much house you can afford
Affordability isn’t just about your monthly mortgage payment. The amount of cash you have available before closing plays a major role in determining what price range is realistic—and how comfortable you’ll feel after you move in.
Before buying a home, most buyers need funds for three main upfront cost categories:
- Down payment: The portion of the home’s price you pay upfront
- Closing costs: Fees required to finalize the purchase and loan
- Cash reserves: Savings set aside after closing for emergencies and ongoing expenses
These costs can limit your maximum purchase price even if your income supports a higher monthly payment.
Down payment size
Your down payment directly affects how much you borrow, your monthly payment, and whether you’ll need private mortgage insurance (PMI).
In general, a larger down payment can:
- Reduce your loan amount and monthly payment
- Lower or eliminate PMI costs
- Improve your loan terms and interest rate options
- Make your offer more competitive in tight housing markets
Smaller down payments may help you buy sooner but often come with higher monthly costs.
Example: How down payment size affects monthly costs on a $400,000 home
Illustrative example assuming a 30-year fixed mortgage at 5% interest with a conventional loan. Actual rates, loan terms, PMI costs, and monthly payments vary by borrower, market conditions, and lender. This example is for comparison purposes only and excludes property taxes and homeowners insurance.
5% down ($20,000)
- Loan amount: $380,000
- Estimated monthly principal & interest: ~$2,040
- Estimated monthly PMI: ~$190
- Estimated total monthly cost: ~$2,230
- PMI typically required
10% down ($40,000)
- Loan amount: $360,000
- Estimated monthly principal & interest: ~$1,930
- Estimated monthly PMI: ~$135
- Estimated total monthly cost: ~$2,065
- PMI still usually required
20% down ($80,000)
- Loan amount: $320,000
- Estimated monthly principal & interest: ~$1,720
- PMI: $0
- Estimated total monthly cost: ~$1,720
- PMI typically not required
At a 5% interest rate, increasing the down payment from 5% to 20% lowers estimated monthly costs by $500+ per month and removes PMI—demonstrating how upfront cash can materially improve long-term affordability.
To see how changes in interest rates, down payment size, taxes, and insurance affect your own numbers, using a home affordability calculator can help you model different scenarios based on your income and budget.
Closing costs and fees
In addition to your down payment, you’ll need to budget for closing costs and post-closing savings to avoid financial strain after purchase.
Common closing costs include:
- Loan origination and underwriting fees
- Appraisal and credit report fees
- Title insurance and escrow fees
- Recording and transfer fees
- Prepaid property taxes and homeowners insurance
Closing costs typically range from 2% to 5% of the home’s purchase price, depending on location, loan type, and transaction details.
Cash reserves and savings
Many lenders also prefer—or require—buyers to have additional savings after closing. These funds can help cover:
- Emergency repairs or maintenance
- Moving expenses and initial setup costs
- Temporary income disruptions
A common guideline is to keep three to six months of living expenses in reserve, though needs vary based on job stability and personal comfort level.
Accounting for all three upfront cost categories can help you choose a home price that’s not only affordable to buy—but sustainable to own.
Ongoing homeownership expenses beyond the mortgage
Your mortgage payment is only one part of what you’ll pay each month as a homeowner. To keep a home affordable long term, it’s important to account for recurring costs that can vary widely by location, property type, and loan structure.
When evaluating affordability, many buyers find it helpful to think in terms of a total monthly housing cost, not just principal and interest.
| Monthly cost | What it covers |
| Principal & interest | Your base mortgage payment |
| Property taxes | Local and state taxes tied to home value |
| Homeowners insurance | Coverage for the structure and liability |
| HOA dues | Required fees for shared communities (if applicable) |
| PMI | Insurance required with low down payments (if applicable) |
| Utilities | Electricity, gas, water, trash, internet |
| Maintenance & repairs | Ongoing upkeep and unexpected fixes |
Stacking these costs together gives a more realistic view of what owning the home will actually cost month to month.
Property taxes, insurance, and HOA fees
These housing expenses are highly location-dependent and can cause two similarly priced homes to have very different monthly costs.
- Property taxes
- Based on local tax rates and assessed home value
- Often collected monthly through escrow with your mortgage payment
- Can increase over time as values or tax rates change
- Homeowners insurance
- Covers damage, liability, and certain losses
- Commonly paid through escrow, though some owners pay separately
- Costs vary by location, home size, and risk factors
- HOA fees
- Required in many condos, townhomes, and planned communities
- Usually paid monthly or quarterly, outside of escrow
- May cover amenities, exterior maintenance, or shared services
Because these costs are ongoing, they should be included in your affordability calculations from the start—not treated as afterthoughts.
Private mortgage insurance (PMI)
Private mortgage insurance is typically required when you put down less than 20% on a conventional loan. PMI protects the lender, but the cost is paid by the borrower and increases your monthly housing payment.
What to know about PMI:
- Often costs 0.3% to 1.5% of the loan amount per year
- Usually paid monthly as part of your mortgage payment
- Can often be removed once you reach sufficient equity
Quick PMI example:
- Loan amount: $350,000
- Annual PMI rate: 0.8%
- Estimated monthly PMI: ~$230
That added expense can meaningfully affect affordability, especially in the early years of homeownership.
Utilities, maintenance, and repairs
Even after closing, ongoing non-mortgage expenses can strain a budget if they aren’t planned for in advance.
Common utility costs include:
- Electricity and gas
- Water, sewer, and trash
- Internet and streaming services
Maintenance and repair budgeting guidelines:
- 1%–3% of the home’s value per year for maintenance
- Or roughly $1–$3 per square foot annually
- Older homes often require higher upkeep budgets
Setting aside money each month for maintenance and repairs can help prevent surprise expenses and reduce the risk of becoming “house poor.”
Personal goals, lifestyle, and future changes
Even if a home fits your budget today, it may not align with where you want your life—and finances—to be in the years ahead. That’s why affordability isn’t just a math problem. It’s also a lifestyle decision.
Before settling on a price range, it can help to step back and ask how a higher or lower housing payment supports your broader goals.
Questions to consider as you set your comfort zone:
- How much monthly flexibility do you want after housing costs?
- Are there savings or investing goals you don’t want to pause?
- Do you value stability, or flexibility to move or change jobs?
- How comfortable are you with fixed versus variable expenses?
Thinking through these questions can help ensure your home supports your life—not the other way around.
Balancing a home purchase with other financial priorities
A higher housing payment often means making tradeoffs elsewhere in your budget. While some buyers are comfortable prioritizing housing, others prefer to leave room for additional goals.
Common tradeoff scenarios include:
- Higher mortgage payment
- Slower retirement or investment contributions
- Less discretionary spending for travel or hobbies
- Lower mortgage payment
- More room to save, invest, or pay down debt
- Greater flexibility for unexpected expenses
For example, choosing a home that costs $400 less per month could free up nearly $5,000 per year for retirement contributions, debt payoff, or savings. Viewing affordability in annual terms can make these tradeoffs easier to evaluate.
Planning for income or family changes
Affordability should account not only for your current income, but also for realistic changes that could occur over the next five to ten years.
Common changes to stress-test your budget against include:
- A job change, career pivot, or income fluctuation
- One income temporarily or permanently decreasing
- Increased expenses tied to life changes or caregiving
- Rising costs for healthcare, insurance, or education
A helpful approach is to ask whether you could still afford your home if your income dropped or expenses increased for a period of time. Buying below your maximum approval can provide a financial buffer if circumstances change.
Rules of thumb and simple formulas to estimate affordability
Rules of thumb can be helpful when you want a quick estimate of how much house you might afford before running detailed numbers. While they don’t replace a full budget, these guidelines can provide useful guardrails as you narrow your price range.
Below are some of the most commonly used affordability benchmarks and how to apply them in practice.
Housing and total debt percentage guidelines
One widely referenced guideline suggests keeping total housing costs within a certain percentage of your gross income to maintain financial balance.
Common benchmarks include:
- Housing costs: About 28%–30% of gross monthly income
- Total debt (housing + other debts): Often 36%–43% of gross income
Staying under these ranges can help preserve room for savings, emergencies, and other financial goals.
Simple example conversions:
- Gross monthly income: $6,000
- 30% housing guideline: ~$1,800/month
- 30% housing guideline: ~$1,800/month
- Gross monthly income: $8,000
- 30% housing guideline: ~$2,400/month
These figures typically include principal, interest, taxes, insurance, and any HOA or PMI costs—not just the base mortgage payment.
Understanding popular rules like 3-3-3 and 3-7-3
Shorthand rules like 3-3-3 and 3-7-3 offer quick ways to think about affordability, especially for first-time buyers. They’re meant to simplify decision-making, not define strict limits.
- 3-3-3 rule
- Spend no more than 3× your annual income on the home price
- Plan for a 3% down payment
- Keep monthly housing costs near 30% of income
- 3-7-3 rule
- Home price around 3× annual income
- Down payment of 7%
- Aim for a 30-year mortgage
These rules help balance price, down payment, and monthly affordability, but they don’t account for differences in interest rates, taxes, HOA fees, or personal financial priorities. Using them alongside a detailed budget provides a more accurate picture.
The bottom line
How much house you can afford depends on more than a lender’s approval number. Income, debt, credit, upfront cash, ongoing expenses, and personal goals all play a role in setting a price range that feels manageable over time.
By building a realistic budget, accounting for full housing costs, and stress-testing your plans against future changes, you can choose a home that supports both your finances and your lifestyle. Using affordability calculators and speaking with a trusted professional can also help you refine your range before making an offer.
