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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VA funding-fee percentages adjust at 5% and 10% down.
%
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
Move the slider from 41% to 55% to see how a different total debt-to-income scenario changes the rough price estimate.
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
