How Much House Can I Afford? (2026 Guide)

The question every homebuyer asks first — and gets wrong most often. Online calculators show you the maximum a lender might approve, but that's not what you can comfortably afford. The gap between those two numbers is where financial stress lives.

The 28/36 Rule: Your Starting Point

Start with the 28/36 rule: spend no more than 28% of gross monthly income on housing costs (PITI — principal, interest, taxes, insurance) and no more than 36% on total debt. At $80,000 income, that's roughly $1,867/month for housing.

But gross income masks reality. Your take-home after taxes, retirement contributions, and health insurance might be $5,000/month. Spending $1,867 on housing leaves $3,133 for everything else. Is that enough for your lifestyle?

Lenders will often approve you for more than the 28/36 rule suggests. Some will go up to 43% or even 50% DTI on certain loan products. Just because you qualify for a $400,000 mortgage doesn't mean you should take one. The bank is assessing risk to themselves, not comfort for you.

A More Conservative Approach: 25% of Take-Home

A more conservative approach: use 25% of take-home pay. At $5,000 take-home, that's $1,250/month. With current rates around 6.5%, 20% down, and average taxes/insurance, this supports roughly a $230,000 home. Less exciting than the $320,000 a lender might approve — but far more sustainable.

This conservative number leaves room for life: vacations, retirement savings, car repairs, emergency medical bills, and the inevitable house maintenance costs that catch every new homeowner off guard.

Affordability by Income Level

$50,000/year income

At $50K gross, you're looking at about $1,167/month max housing payment under the 28% rule. With today's rates, that supports roughly a $170,000–$190,000 home with 5–10% down. In many Midwest and Southern states, this is achievable. In coastal cities, you'll likely need to look at condos or consider moving further from city centers.

$75,000/year income

At $75K, the 28% rule gives you about $1,750/month. This supports $250,000–$290,000 depending on down payment and rates. You're in range for median-priced homes in roughly 25 states. FHA loans with 3.5% down open up more options, though PMI adds $100–$200/month.

$100,000/year income

At $100K, you get about $2,333/month for housing. This supports $340,000–$400,000 depending on your down payment, rate, and state. You're competitive in most markets outside of major coastal metros. At this income, aim to save 10–20% down to avoid PMI and secure better rates.

$150,000/year income

At $150K, the math opens up significantly — $3,500/month supports $500K+ homes. But discipline matters more at higher incomes because lenders will happily approve $600K–$700K. Stick to the 25% take-home rule and you'll have plenty of margin for the lifestyle costs that come with more expensive homes: higher utilities, property taxes, maintenance, and HOA fees.

Hidden Costs Calculators Ignore

Factor in costs calculators ignore: maintenance averages 1–2% of home value annually ($2,300–$4,600 on a $230K home), utilities run $200–400/month more than apartment living, and you'll need furniture, lawn care, and an emergency fund for the inevitable surprise repairs.

Other costs people forget: HOA fees (common in condos and newer developments, typically $200–$500/month), special assessments, higher auto insurance in some areas, pest control, HVAC maintenance contracts, and the general costs of "nesting" — upgrading your space because it's finally yours. In the first year of ownership, most buyers spend $5,000–$10,000 beyond mortgage payments on things they didn't budget for.

How Your Down Payment Changes the Equation

The size of your down payment dramatically affects affordability. With 3% down on a $300,000 home, you borrow $291,000 and pay PMI. With 20% down, you borrow $240,000 and skip PMI entirely — saving $150–$300/month. That's $54,000–$108,000 over 30 years.

But don't drain your savings to hit 20%. Keeping 3–6 months of expenses in reserve after closing is more important than avoiding PMI. PMI typically costs 0.5–1% of the loan annually and automatically drops off once you reach 20% equity. The peace of mind of an emergency fund is worth more than the PMI savings.

How Mortgage Rates Affect What You Can Afford

Every 1% increase in mortgage rates reduces your buying power by roughly 10%. At 5.5%, a $2,000/month payment supports a $352,000 loan. At 6.5%, that same payment only supports a $316,000 loan — a $36,000 difference. At 7.5%, you're down to $286,000.

This is why rate shopping matters so much. Getting 6.25% instead of 6.75% on a $300,000 loan saves $105/month, or $37,800 over 30 years. Always get quotes from at least 3 lenders. Credit unions and online lenders often beat big bank rates by 0.25–0.50%.

The Bottom Line

The bank tells you what you can borrow. Only your budget tells you what you can afford. Run the numbers with our affordability calculator, then subtract 10–15% as a comfort buffer. Future you will thank present you for buying less house than the maximum.