Debt-to-income (DTI) calculator for a mortgage
Calculate your front-end and back-end debt-to-income ratio and compare it with 2026 limits for conventional, FHA, VA and USDA loans.
The short answer
DTI = monthly debt payments divided by gross monthly income. With $9,000 of income, a $2,520 housing payment and $400 of other debts, your back-end DTI is 32.4% and your front-end (housing) ratio is 28%. Fannie Mae allows up to 50% through Desktop Underwriter (Selling Guide B3-6-02); FHA's manual limits are 31/43, VA uses 41% as a benchmark, and USDA uses 29/41.
DTI limits by loan type (2026)
| Loan type | Housing (front-end) | Total (back-end) | Source |
|---|---|---|---|
| Conventional, Desktop Underwriter | None set | Up to 50% | Fannie Mae B3-6-02 |
| Conventional, manual underwriting | None set | 36%, up to 45% with credit score and reserves | Fannie Mae B3-6-02 |
| FHA, manual underwriting | 31% | 43%; 37/47, 40/40 or 40/50 with compensating factors (580+ score) | HUD Handbook 4000.1 |
| VA | None set | 41% benchmark; higher allowed, without extra review when residual income is 20%+ above VA's guideline | 38 CFR 36.4340 |
| USDA guaranteed | 29% | 41%, higher with compensating factors | 7 CFR 3555.151 |
Automated systems (Desktop Underwriter for conventional loans, FHA's TOTAL scorecard) can approve higher ratios when the rest of the file is strong. Lenders can also set stricter limits of their own.
What counts in DTI?
- Counts: the new housing payment (principal, interest, taxes, insurance, mortgage insurance, HOA), car and student loans, credit card minimums, other installment debts with more than 10 months left, leases, and alimony or child support (Fannie Mae B3-6-02).
- Doesn't count: utilities, phone, groceries, and other living expenses.
More on lowering your ratio and how lenders count income: debt-to-income ratio explained. To turn a DTI into a price range, use how much house can I afford.
Frequently asked questions
How do you calculate debt-to-income ratio?
Add up your monthly debt payments, including the new housing payment, and divide by your gross monthly income. $2,920 of payments on $9,000 of income is 32.4%.
What is a good DTI for a mortgage?
36% or lower is a common comfort level. Many loans allow more: up to 50% for conventional loans through Desktop Underwriter, and 43% to 50% for FHA depending on compensating factors.
What is the maximum DTI for an FHA loan?
Manual underwriting starts at 31% housing and 43% total. With a 580+ score and compensating factors, HUD allows 37/47, 40/40 or 40/50. FHA's automated scorecard can approve higher.
What is the maximum DTI for a VA loan?
VA uses 41% as a benchmark, not a hard cap. Loans above 41% need justification, which isn't required when residual income is at least 20% above VA's guideline (38 CFR 36.4340).
Does DTI include utilities?
No. Utilities, phone bills and other living costs aren't counted. Only debt payments and the full housing payment are.
Sources
- Fannie Mae Selling Guide B3-6-02: Debt-to-income ratios
- HUD Single Family Housing Policy Handbook 4000.1
- 38 CFR 36.4340: VA underwriting standards (41% debt-to-income ratio, residual income)
- 7 CFR 3555.151: USDA guaranteed loan eligibility (29% / 41% repayment ratios)
- CFPB: What is a debt-to-income ratio?