VA Home Affordability Calculator

How much house can you afford with a VA loan?

This calculator estimates VA buying power from income, debts, BAH, DTI, county limits, entitlement status, and residual income (VA guideline context). Use it to compare a realistic monthly payment—not just a max approval number. Results are educational and are not a loan approval or locked quote.

Good fit if

• You want a first-pass buying-power estimate before touring homes
• You need residual income (VA guideline context) alongside DTI
• You are comparing full, partial, or restored entitlement scenarios

Be careful if

• You treat the estimate as underwriting approval or a locked rate
• You ignore taxes, insurance, HOA dues, or residual income guidelines
• You skip COE / remaining-entitlement review when prior VA loans exist

How to use this VA home affordability calculator

1. Enter income, BAH, and debts. Add annual income, monthly BAH (optionally with 25% tax-free gross-up), other income, and monthly debts.
2. Set county, family size, and property type. Choose your state and county for 2026 loan-limit planning, household size for residual income (VA guideline context), property type, and HOA dues.
3. Choose entitlement, rate, term, and DTI. Select full, partial, or restored entitlement (and remaining entitlement if partial), loan term, optional rate override, credit band, and target DTI.
4. Review buying power and residual income. Compare income-based max price, $0-down buying power under entitlement, payment breakdown, with/without BAH, and residual income (VA guideline context) status.

Methodology and residual income (VA guideline context)

Buying power combines income-based payment capacity with entitlement and county-limit planning. Residual income (VA guideline context) is money left after the estimated housing payment and debts for living expenses. This tool uses a handbook-style regional table by household size—lender overlays may differ.

Residual income (VA guideline context). Money left after housing payment and debts. VA underwriting uses regional guideline tables by household size—illustrative here; lender overlays may differ.

• Residual income (VA guideline context) varies by region and family size; confirm with your lender.
• County loan limits mainly affect partial-entitlement $0-down planning.
• BAH may be grossed up for planning when the toggle is enabled; documentation still matters.
• Funding fee treatment follows cleared chart values when financed into the loan.

Related VA planning tools

• VA DTI calculator
• VA loan limit calculator
• VA mortgage calculator
• VA funding fee calculator
• VA entitlement hub
• VA mortgage tools hub