What is the front-end debt-to-income ratio?

The front-end ratio is total monthly housing costs (rent or mortgage, property tax, HOA, home insurance) divided by gross monthly income, expressed as a percentage. Lenders often cap it at 28% for conventional loans.

What is the back-end debt-to-income ratio?

The back-end DTI is all monthly debt—housing plus car, student loans, credit cards, and other obligations—divided by gross monthly income. It’s the usual “debt-to-income” number; conventional lenders often limit it to 36%.

What DTI do lenders want?

Conventional mortgages often use 28% front-end and 36% back-end. FHA may allow 31% front and 43% back. VA typically uses 41% back-end without a strict front-end. Exact limits vary by lender and program.

How can I lower my DTI?

Increase income (raise, side income) or reduce debt (pay down balances, refinance, consolidate). Lowering debt or raising income, or both, will bring the ratio down.

Debt-to-Income (DTI) Ratio Calculator | Front-End & Back-End

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Debt-to-Income (DTI) Ratio Calculator

Enter your income and debts to get your front-end (housing) and back-end (housing + other debt) DTI. Compare to common lender limits like 28/36 and FHA 31/43.

Income (before tax)

Gross salary, pension, investments, other.

Amounts as

Salary & earned income

Pension & Social Security

Investment & savings (interest, dividends, rental, etc.)

Other (gift, alimony, child support, etc.)

Housing

Rent or mortgage, tax, HOA, insurance. Use monthly or annual to match income.

Rent

Mortgage (P&I)

Property tax

HOA fees

Homeowner / renter insurance

Other debt

Loans, credit cards, etc. Use monthly or annual to match income.

Credit cards

Student loan

Auto loan

Other (personal loan, child support, alimony, etc.)

Your DTI

Front-end and back-end ratios

Monthly income$5,000.00

Housing$1,800.00

Other debt$900.00

Total debt$2,700.00

Front-end DTI

36.0%

housing ÷ income

Back-end DTI

54.0%

total debt ÷ income

Common lender limits

Conventional: front ≤28%, back ≤36%. FHA: 31/43. VA: back ≤41%.

Rough guide: <33% manageable; 50%+ often too high.

What Is Debt-to-Income (DTI)?

DTI is the share of your gross (pre-tax) income that goes to debt and housing, usually on a monthly basis. For example, if you earn $5,000 and pay $2,000 toward housing and other debt, your DTI is 40%. Lenders use it to gauge whether you can take on more debt. Lower ratios are generally better.

Front-End vs Back-End

The front-end ratio uses only housing: rent or mortgage, property tax, HOA, and home (or renter) insurance, divided by income. The back-end ratio adds all other monthly debt—car, student loans, credit cards, etc.—and is the usual “DTI” lenders quote. Conventional mortgages often use 28% front and 36% back; FHA may allow 31/43; VA typically looks at a 41% back-end.

How to Lower Your DTI

Increase income: Raise, overtime, side work, or other taxable income. If debt stays the same, the ratio goes down.
Pay down debt: Reduce balances (especially high-interest cards) or pay off a loan to drop the monthly obligation.
Refinance or consolidate: A lower rate or one combined payment can reduce the monthly amount that counts in DTI.

Frequently Asked Questions

What is the front-end debt-to-income ratio?: It’s total monthly housing costs—rent or mortgage, property tax, HOA, home insurance—divided by gross monthly income, as a percentage. Lenders often cap it at 28% for conventional loans.
What is the back-end debt-to-income ratio?: It’s all monthly debt (housing plus car, student loans, credit cards, etc.) divided by gross monthly income. It’s the standard “DTI”; conventional lenders often limit it to 36%.
What DTI do lenders want?: Conventional: typically 28% front, 36% back. FHA: often 31% front, 43% back. VA: usually 41% back without a strict front-end. Limits vary by lender and program.
How can I lower my DTI?: Increase income (raise, extra work) or reduce debt (pay off balances, refinance, consolidate). Either, or both, will lower the ratio.