How Much House Can I Afford?
Q: I’m finally ready to buy a house after saving for years to get enough together for a down payment. Now that I’m officially shopping for a home, I’m wondering exactly how much I should spend. I don’t want to be “house poor,” and not be able to afford anything else, but I also don’t want to be so afraid to stretch my budget that I pass up my dream home. What’s the best guidance here?
A: So, you’re ready to buy a home — congrats! This is a big step, and no doubt you’ve already typed “How much house can I afford?” into Google at least once (or, let’s be honest, about 47 times). But before you start scrolling Zillow at midnight or falling in love with quartz countertops you might not be able to swing, let’s take a deep breath and get real for a moment.
Here’s the truth: Just because you get approved for a loan, it doesn’t mean that it is the right amount of money for you to borrow, based on your overall budget.
Your Lender May Not Know the Full Picture
Lenders work with the information you provide them. They don’t know how tight your budget might already feel. You’re the only one who can make sure you’re not overextending yourself.
Buying a home is different from most other purchases because it requires you to look far into the future. You’re not just thinking about what you can afford right now — you’re planning ahead (as much as you can) for the next five to ten years. Will your income change? Will you start a family? Will you step away from work, or start your own business? A lot of lending decisions are made with the assumption that everything in your financial life will continue going as planned. But that’s not how real life works. It’s important to leave yourself some financial breathing room, just in case.
Don’t Count on Future Raises or Windfalls to Make It Work
Even if you’re not earning a large income yet, lenders may still approve you for a bigger mortgage under the assumption that your paychecks will get larger over time, but counting on future raises can leave you stretched too thin today. And while conventional wisdom once said you should “buy as much house as you can and grow into it,” that thinking has changed. Today, the smarter move is to buy a home that fits your current budget. Your home should not only be a comfortable place to live, but it should also be a place you can comfortably afford.
Pay Attention to Mortgage Terms
When you first start shopping for a home loan, you’ll likely come across different types of mortgages, and it’s important to understand exactly what you’re signing up for. Some loans offer very low introductory interest rates — these often fall under the category of adjustable-rate mortgages (ARMs). With an ARM, your rate will eventually adjust, which means it could go up significantly, depending on market conditions.
For most buyers, the safest bet is a 30-year fixed-rate mortgage. With this type of loan, your interest rate stays the same for the entire life of the loan, so your monthly principal and interest payments will remain consistent for three decades, making it easier to plan and budget for the long haul. You’ll avoid surprises, and you’ll have a more accurate picture of what your home will cost you over time.
Think Beyond Your Mortgage Payment
When you think about how much you’ll owe every month as a homeowner, it’s easy to focus just on your monthly mortgage — but homeownership includes a lot more. You’ll also need to pay property taxes, homeowners’ insurance, utility bills, maintenance, and potential repairs. You’ll need to (and want to) furnish it. Overspending on a home can impact your ability to save for retirement, handle emergencies, and maintain your overall well-being. The last thing you want to do is purchase a beautiful home only to have it stress you out financially. That’s why we offer free resources to promote financial wellness for all stages and phases of life.
How Do You Figure Out What You Can Afford?
1. Know Your Why
Start with your personal goals. Are you looking to stop renting and start building equity? Do you want to settle down in a particular neighborhood or school district? Are you planning to stay in one place for a while, or is this more of a transitional phase? Your “why” will shape your decision just as much as your finances.
2. Set a Real Budget
One of the best tools to use to help you get started is an affordability calculator that includes things like taxes and insurance. Town & Country has an excellent mortgage calculator to help estimate what your overall monthly home ownership costs will be. But beyond online tools, take a close look at your real-life spending. How much of your income goes to necessities? How much are you saving? Do you have other debt?
Mortgage interest rates also impact how much house you can afford. Right now, rates are hovering around 6.8% nationally, which may feel steep compared to the low rates we saw around the pandemic. In fact, historically, 6% is pretty average. The key is to determine what kind of monthly payment actually feels comfortable for you. If you want to check out Town & Country’s current mortgage rates and services, visit our Mortgage Center.
3. Do Your Research
Your personal finances are just one part of the equation. Local markets vary widely, so it’s important to dig into the details of the area where you’re looking to buy. Look up real estate trends, property taxes, and the availability of homes in your price range. You can use resources like Realtor.com and Zillow to look for listings, local housing forecasts, and research tools. And it’s worth expanding your search area — some hidden gem neighborhoods might offer better value than the ones everyone else is targeting. Working with a trusted real estate agent and/or a financial planner can also help you make smarter choices and stay grounded when emotions run high. Town & Country’s mortgage team is a great resource to help you through the home buying process.
The most important thing is that you buy the amount of house that fits your reality today — not the fantasy of what your life might look like in five years. You got this!
