Free VA Tool
VA Loan Affordability Calculator
How much house can you actually afford with $0 down? Built on the VA's 41% debt-to-income guideline — enter your gross monthly income (BAH counts) and debts to see your buying power.
Monthly Housing Budget (41% DTI)
$2,475
Est. Monthly Payment
$2,475
Estimated Buying Power ($0 down)
$322,629
Uses the VA’s 41% debt-to-income guideline with $0 down and a 30-year fixed rate. Actual VA underwriting also applies a residual-income test — which often approves military families above 41% DTI — and BAH counts as qualifying income. Educational estimate only; not a pre-qualification or loan offer.
How VA affordability actually works
The VA uses two tests. The first is the 41% debt-to-income guideline: your total monthly debts including the new mortgage payment shouldn’t exceed 41% of gross monthly income. The second — unique to VA lending — is residual income: after housing and debts, a family must have a set amount of money left over each month, scaled to family size and region. Strong residual income is why VA borrowers are routinely approved above 41% DTI when the full picture supports it.
Two more VA-specific advantages: BAH counts as qualifying income for active-duty buyers, and with full entitlement there’s no loan cap — your income sets the ceiling, not a program limit.
VA buying power by income (reference table)
Estimated $0-down buying power at a 6.5% rate with $600/month in existing debts, 1.1% property taxes, and $140/month insurance — computed with the same method as the calculator:
| Gross Monthly Income | Annual Equivalent | Housing Budget (41% DTI) | Est. Buying Power |
|---|---|---|---|
| $5,000 | $60,000 | $1,450 | $181,004 |
| $6,500 | $78,000 | $2,065 | $265,979 |
| $8,000 | $96,000 | $2,680 | $350,954 |
| $10,000 | $120,000 | $3,500 | $464,254 |
| $12,500 | $150,000 | $4,525 | $605,879 |
Assumes $600/mo existing debts, 6.5% 30-year rate, 1.1% property tax, $140/mo insurance, $0 down. Residual-income review can move these numbers in either direction — this is a planning table, not an approval.
Good to Know
Questions this tool raises
How does the VA decide how much I can afford?
Two tests: a 41% debt-to-income guideline (this calculator) and a residual-income test — how much money is left each month after housing and debts, scaled to family size and region. Residual income is why VA borrowers are sometimes approved above 41% DTI when the whole picture is strong.
Does BAH count as income?
Yes — Basic Allowance for Housing is stable, grossed-up qualifying income on a VA loan. Include it in the income field. Every base page on this site lists the official 2026 BAH rates for its area.
Which debts count against me?
Recurring monthly obligations: car payments, credit-card minimums, student loans, child support, other mortgages. Utilities, insurance, groceries, and phone bills don't count as debts in DTI.
Is there a maximum VA loan amount?
Not with full entitlement — the VA doesn't cap your loan. Your income sets your ceiling, which is exactly what this calculator estimates. With reduced entitlement, county loan limits apply (the 2026 baseline is $832,750).
Why does my real pre-approval differ from this?
Underwriting sees your actual credit, exact tax and insurance figures for a specific property, and residual income. Treat this as your planning number and a pre-approval as your shopping number.