AM Nova Homes logo Ahmed MakkiyahNorthern Virginia Guide

How Much Can I Qualify For?

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Most you can buy
Conventional · 5% down$0
Debts / income at your price0%
At $650,000

Every loan, side by sideThe most you could buy with each at your numbers, and how your price fits. Tap one to switch.

    Loan typeEach one has its own lines. Tap to switch.

    Your numbersSlide, or tap the number and type it.

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    Which account?Business: half the deposits count. Personal: all of them.
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    Credit score, aboutYour bank or card app shows it.
    First-time buyer?No home owned in the last 3 years.
    People in the householdVA’s leftover-income table goes by family size.
    VA funding feeWaived with VA disability compensation.

    The homeThe price you’re looking at, and where.

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    Home typeSets the typical HOA.
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    Your checks at this price

    Let’s make it realI’ll run your numbers with a loan officer’s real rate and fees, and the homes you like. English or Arabic.

    Text Ahmed my numbersTalk to Ahmed

    An estimate, not a loan approval. It uses the rules below, checked October 29, 2026, and today’s average rate. Lenders decide with your full file and an automated approval (DU, LPA, FHA TOTAL, USDA GUS); lender fees and points are your loan officer’s quote. Nothing you type is saved or sent.

    Every rule, with its source and date
    LoanDown fromDebt-to-income linesInsurance and feesScore most lenders askSource
    Conventional3% first-time buyer, 5% otherwise36% comfortable, 45% with strong credit and savings, 50% with an automated approvalPMI under 20% down, about $30 to $70/month per $100,000620 (Fannie Mae’s system has no minimum since Nov 16, 2025)1,3,4,5,6
    FHA3.5% at 580+, 10% at 500 to 57931% house / 43% all debts; up to 40% / 50% with two strengths1.75% upfront (added to the loan) + 0.50% to 0.75%/year500 to 5802,7,8
    VA0%41%, past it with leftover income 20% over VA’s tableNo monthly insurance; funding fee 1.25% to 3.3% one-time (added to the loan), none with a disability ratingNo VA minimum; lenders often 580 to 6209,10
    USDA0% (rural addresses only)29% house / 41% all debts; up to 32% / 44%1% upfront (added to the loan) + 0.35%/year640 for the automated system11
    Jumbo10% to 20%Often 43%Usually no PMI; 6 months of payments in the bank7001,12
    Physician0% up to about $1,000,000 borrowed45% to 50%No PMIAbout 70012
    Bank statement10% at 680+, 20% at 620 to 679Up to 50%, on 50% of business depositsNo PMI; 3 months in the bank62013
    DSCR (rentals)20% at 700+, 25% otherwiseNone: rent / payment 1.00 or more (1.25 best)No PMI; 6 months in the bank620 to 66014
    1. FHFA, 2026 conforming loan limits: $832,750 baseline; $1,249,125 in the Washington metro area, every Northern Virginia county and city fhfa.gov, published November 25, 2025.
    2. HUD, 2026 FHA loan limits (No. 25-145): $1,249,125 for one unit in the Washington metro area hud.gov, for case numbers from January 1, 2026.
    3. Fannie Mae Selling Guide B3-6-02, Debt-to-Income Ratios: 36% by hand, 45% with strong credit and reserves, 50% with a DU approval selling-guide.fanniemae.com, read October 29, 2026.
    4. Fannie Mae, DU Version 12.0 November update: the 620 minimum score is removed for new DU files from November 16, 2025; most lenders still ask for 620 singlefamily.fanniemae.com, updated November 5, 2025.
    5. Fannie Mae Eligibility Matrix: 97% (3% down) for a fixed-rate purchase when one borrower is a first-time buyer; 95% for a high-balance loan singlefamily.fanniemae.com, August 5, 2026.
    6. Freddie Mac, Breaking down PMI: about $30 to $70 a month per $100,000 borrowed myhome.freddiemac.com, read October 27, 2026.
    7. HUD Handbook 4000.1: 3.5% down at 580+, 10% at 500 to 579; manual ratios 31/43, 37/47 with one compensating factor, 40/50 with two hud.gov, revised August 12, 2026.
    8. HUD Mortgagee Letter 2023-05: FHA upfront premium 1.75%, added to the loan; yearly 0.50% to 0.75% by loan size and down payment archives.hud.gov, from March 20, 2023.
    9. 38 CFR 36.4340: VA's 41% debt-to-income guideline and the leftover (residual) income table; South region, which includes Virginia, loans $80,000 and up: $441, $738, $889, $1,003, $1,039 a month for a family of 1 to 5, plus $80 each to 7; past 41%, leftover income 20% over the table ecfr.gov, read October 29, 2026.
    10. VA funding fee, purchase: 2.15% first use under 5% down (3.3% after), 1.5% at 5%, 1.25% at 10%; none with VA disability compensation va.gov, page updated October 5, 2026.
    11. USDA Rural Development: Fiscal Year 2027 Conditional Commitment Notice, upfront guarantee fee 1.00% and annual fee 0.35% (October 1, 2026 to September 30, 2027); HB-1-3555 Chapter 11, ratios 29% and 41%, up to 32% and 44% with compensating factors; rural addresses and income limits content.govdelivery.com, September 16, 2026.
    12. Jumbo and physician loans are each lender's own product: typical 2026 figures (jumbo 10% down at 700+, 43%, 6 months in the bank; physician 0% down to about $1,000,000, no PMI). Your loan officer gives the real ones, checked October 29, 2026.
    13. Bank statement loans (non-QM), one lender's posted guide: 12 or 24 months of statements, 50% of business deposits or 100% of personal deposits count as income, up to 50% debt-to-income, 10% down at 680+ (20% at 620 to 679), 3 months in the bank griffinfunding.com, updated October 9, 2026.
    14. DSCR loans (non-QM), 2026 lender guides: rent / the full payment, 1.00 or more at most lenders, 1.25 for the best pricing, 20% to 25% down, scores from 620 to 660, 3 to 6 months in the bank; rental homes only x2mortgage.com, read October 29, 2026.
    15. Typical HOA dues: Ahmed's Bright MLS export, closed sales of houses and fee-simple townhouses, 2025-10-30 to 2026-10-29; the median of the fees listed (10 or more fees, or no number), pulled October 29, 2026.
    16. Property tax: the 2026 rate most homes pay in each county and city, as on this site's property tax pages this site, checked 2026.
    17. Closing costs: Virginia's recordation taxes, title and settlement from this site's closing cost calculator, plus first-year insurance, 3 months of tax escrow and half a month of interest; lender fees and points are your loan officer's quote this site, Stewart Title rates from July 1, 2025.
    18. Rate: Mortgage News Daily's 30-year fixed national average, read each day through this site's rate feed; your rate depends on the loan, your score and points mortgagenewsdaily.com, daily.

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