Answer five simple sections to estimate a comfortable starting range. Built for civilian, military, veteran, Guard, Reserve, and first-time homebuyers.
Private planning toolNo SSN or documents collected
Five simple steps. One clear plan.
Work through the calculator at your own pace. Your estimate is educational and gives Monique a starting point for a real conversation.
Planning estimate only. This is not a preapproval or commitment to lend. Monique will verify income, credit, VA eligibility, debts, property expenses, and supporting documents before issuing any formal preapproval.
Step 1 of 5
Let’s start with the basics
Tell us where you want to buy and who will be on the loan.
Step 2 of 5
How does your household earn income?
Choose a borrower profile. Military fields open only when active duty or full-time orders are selected.
Primary
Primary borrower
Choose the profile that best matches how income is received.
Automatic military income
Military pay details
2026 pay + BAH
Use the permanent duty-station ZIP from your orders or LES, not the ZIP where you want to buy.
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Examples: flight pay, sea pay, language pay, or another recurring amount shown on the LES.
Your automatic military pay snapshotEnter a duty-station ZIP
Base pay$0
BAH$0
BAS$0
Military total$0
BAH will appear after ZIP, grade, and dependency status are entered.
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Monthly income
Gross monthly income
Enter gross monthly amounts before taxes.
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Enter the exact amount deposited each month. Enter zero if none.
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Employment, self-employment, retirement, Social Security, rental income, or another stable source before taxes.
Co
Co-borrower
Add only income from someone who will be on the loan.
Automatic military income
Military pay details
2026 pay + BAH
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Your automatic military pay snapshotEnter a duty-station ZIP
Base pay$0
BAH$0
BAS$0
Military total$0
BAH will appear after ZIP, grade, and dependency status are entered.
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Monthly income
Gross monthly income
Enter gross monthly amounts before taxes.
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Employment, retirement, Social Security, rental income, or another stable source before taxes.
Step 3 of 5
Add required monthly bills
Use required minimum payments, not account balances or regular living expenses.
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Step 4 of 5
Choose the loan and home assumptions
Use the same program, fee status, taxes, insurance, rate, and down payment Monique used when you want a closer comparison.
The program changes the financed upfront fee and mortgage-insurance treatment.
Use exempt only when the Certificate of Eligibility or lender confirms it.
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Enter a price to see a rough payment for that specific home.
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Enter the amount reserved for the down payment, separate from closing costs. The selected loan program determines how it affects fees and mortgage insurance.
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Use a rough planning rate or a rate Monique provided. This is not a rate quote.
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Enter zero if the property has no HOA.
%
Use the rate for the actual property or keep 1.25% as an early California planning estimate.
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Replace this with a quote when available.
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Required for many FHA and low-down-payment conventional loans. Enter Monique’s estimated amount.
VA first-use planning: The calculator applies the current funding-fee percentage based on the down payment and finances that fee into the estimated loan.
Planning assumptions: The calculator uses a 30-year term, the selected loan program, the expenses entered above, and any HOA. It still does not evaluate credit, entitlement, residual income, assets, automated underwriting, or lender overlays.
Step 5 of 5
Your planning estimate
Use this as a conversation starter before a formal mortgage application.
Complete the questions above.Your estimate will appear here.
Explore the estimate
Planning DTI slider
Explore the planning range for the selected loan program. This tool range is not an approval limit.
41%48%55%
41% baseline planning scenario
DTI is only one part of qualification. Loan program, credit, assets, residual income, property expenses, documentation, and automated underwriting or lender findings still control. Higher-DTI scenarios are not available to every borrower.
41% DTI planning estimate$0The main comparison estimate using the selected DTI
36% household budget guide$0A more conservative budget reference—not an approval limit
Rough monthly housing payment$0At the selected-DTI estimate, including the expenses entered
Interest rate used6.25%An editable planning assumption, not a rate quote
Estimated cash needed$0Down payment plus a planning estimate for closing costs
Loan scenario usedVA30-year purchase estimate
Work backward from payment
Monthly housing payment slider
Choose a rough monthly housing payment and the matching purchase price updates using the same rate, taxes, insurance, mortgage insurance, HOA, down payment, and financed-fee assumptions above.
Approximate matching purchase price$0
Calculate the estimate first. This is a housing-payment explorer, not a new approval or a maximum loan amount.
What was included
Actual monthly income entered$0
Eligible tax-free adjustment$0
DTI income used$0
Required monthly bills$0
Planning DTI selected41%
Loan programVA purchase
Your target home
Price tested$0
Interest rate used6.25%
Rough monthly payment$0
How it comparesEnter a target price
Selected-DTI payment breakdown
Base loan amount$0
Financed upfront fee$0
Principal and interest$0
Estimated property taxes$0
Estimated homeowners insurance$0
Estimated mortgage insurance$0
HOA entered$0
Estimated total monthly housing payment$0
Your personal next step
Turn this estimate into a real homebuying plan.
Monique can review the numbers, explain the strongest loan path, and tell you what is needed for a true preapproval.
✓ No Social Security number✓ No documents uploaded here✓ No obligation
