How Much House Can You Really Afford?

The price a lender approves you for and the price you should actually spend are often two different numbers. Lenders look mainly at your debt-to-income ratio (DTI) — how much of your gross monthly income goes toward debt. A common guideline is the 28/36 rule: keep housing at or below 28% of gross monthly income, and total debt at or below 36%.

But the monthly payment is more than principal and interest. Your real cost (PITI) includes property taxes, homeowners insurance, and — if you put less than 20% down — PMI. Add HOA dues, utilities, and a maintenance budget of roughly 1% of the home's value per year, and the "comfortable" number drops.

Run your own number

The fastest way to ground the conversation is to put in your income, debts, and down payment and see the price range that fits. Then we refine it with your actual credit profile and goals.

HELOC vs. Cash-Out Refinance: Which Is Right for You?

If you've built equity and want to put it to work, you have two main paths — and the right one usually comes down to your existing mortgage rate.

Cash-out refinance

You replace your entire mortgage with a new, larger one and take the difference in cash. The catch: you re-set your whole loan at today's rate. If you locked a low rate a few years ago, refinancing can mean giving that up — an expensive trade.

HELOC (Home Equity Line of Credit)

A HELOC sits on top of your first mortgage, so your low rate stays untouched. It's a revolving line — draw what you need, repay, and draw again, paying interest only on what you use. Great for renovations, debt consolidation, or a standby buffer.

Our digital HELOC funds in as little as 5 days with no out-of-pocket cost, up to $750K. If your first mortgage rate is low, a HELOC is usually the smarter move.

The First-Time Buyer's 10-Step Roadmap

Buying your first home feels overwhelming because no one lays out the whole path. Here it is, start to finish:

• Get financially ready — credit, savings, and a cushion.
• Set a comfortable budget (not just the max approval).
• Get pre-approved so your offers are credible.
• Find a buyer's agent who knows your market.
• House hunt with a must-have vs. nice-to-have list.
• Make an offer with the right contingencies.
• Inspection & appraisal to verify condition and value.
• Lock your loan and clear underwriting.
• Final walkthrough & closing — then keys.
• Move in, and set up a maintenance plan.

Each stage has its own checklist and pitfalls. Our interactive Guides walk you through all ten with a progress tracker you can check off as you go.

5 Ways to Lock In a Lower Mortgage Rate

Even a small rate difference adds up to tens of thousands over a 30-year loan. Five levers that actually move the needle:

• Boost your credit score. Paying down card balances before applying can bump you into a better tier.
• Shop multiple lenders. Rates and fees vary a lot — a broker shops 180+ lenders for you in one application.
• Consider points. Paying points up front lowers your rate; worth it if you'll keep the loan long enough to break even.
• Put more down (or less debt). A stronger loan-to-value and lower DTI earn better pricing.
• Time your lock. Once you're comfortable with a rate, lock it — don't gamble on the market.

The biggest of these is shopping lenders — and that's exactly what I do for you.