Whether you are looking at moving into another home or purchasing your first home, a $200k salary opens up your options for what you could afford. Before signing touring homes or signing any papers, it’s important to know what to expect whether you’re looking for homes to purchase in Portland, OR or in Charleston, SC.
Using Redfin’s mortgage calculator, on a $200k salary with zero current debts, 20% down payment, and a 36% debt-to-income ratio, you’ll be looking at homes valued at $820,000 and below. Of course, this is a quick answer to a more complex question. How much house you can afford on a $200k salary depends on a variety of factors that will be explored in this Redfin Real Estate article.
Factors that affect what you can afford:
What’s your credit score?
How large of a down payment can you afford?
What’s your debt-to-income ratio?
What are the current interest rates?
Where are you trying to live?
How much work does the house need?
The bottom line: know what you can afford
What’s your credit score?
If you’re paying cash for your house, skip this section. Sellers don’t really care about your credit score as long as you can pay for the house in full. However, if you’ll need financing to move into your new home – like most Americans – your credit score can play a large role in what you can afford.
- Exceptional (800+): You qualify for the best rates available and can have your pick of lenders.
- Very good (740-799): These borrowers also tend to qualify for high-quality interest rates
- Good (670-739): This is where you’ll start to see a slight increase in interest rates, but this range is considered favorable.
- Fair (580-669): Interest rates in this range can start to increase more.
- Poor (579 or lower): If you’re in this range, you’ll pay significantly more in interest, and securing a mortgage can become much harder.
It’s okay if your credit score is toward the lower end of this range, there’s still plenty you can do to improve it and save thousands in interest on your home loan. If you want to improve your credit score, make sure to pay your loans on time, don’t get too close to your credit limit, and decrease your outstanding debt.
In a nutshell: A higher credit score may qualify you for better loans with lower interest rates, allowing you to afford a house with a higher asking price.
How large of a down payment can you afford?
The size of your down payment directly affects how much house you can afford with a $200k salary. If you’re able to save the coveted 20% down payment, you can avoid paying private mortgage insurance (PMI). With a down payment less than 20%, most lenders will require you to purchase PMI, which can run between 0.5 to 1.5% of your loan amount per year. PMI is designed to protect the lender’s investment, but reaching the 20% down payment threshold often allows you to forgo this extra expense.
The larger the down payment, you’ll often be looking at a less expensive monthly payment on your mortgage. So, it’s often a good idea to put down as much as you can without tying all your money up in your property.
The bottom line: Aim to pay a 20% down payment if you can afford it and still have enough saved to cover any emergency expenses. The larger the down payment, the smaller your monthly mortgage payments will be – including avoiding paying PMI.
What’s your debt-to-income ratio?
Debt-to-income (DTI) ratio is a way to compare your monthly debt payments with your gross monthly income. Lenders will use this ratio as a way to determine your ability to repay your loans. A higher DTI could result in increased mortgage rates, while a lower DTI suggests a stronger ability to manage debt and is more favorable to lenders. To calculate your DTI, follow the formula below:
DTI = (Total monthly debt payments / gross monthly income) x 100
Let’s say you spend $1,400 a month on credit card minimums, a car payment, and student loans. With an annual gross income of $200k, your monthly gross income would be $16,666. Therefore, your DTI would look something like this:
DTI = ($1,400 / $16,666) * 100 = 8.4%
This means that 8.4% of your income is going to paying off monthly recurring debt payments. Most lenders prefer a DTI that is less than 36%, but many lenders offer exceptions for ratios up to 45% or 50% for an FHA loan.
Using the 28/36 rule
Even though you could get approved for a mortgage, it’s usually a good idea to follow the 28/36 rule. The 28/36 rule states that you should spend a maximum of 28% of your gross monthly income on total housing expenses (mortgage payments, property taxes, homeowners’ insurance premiums, and homeowners association fees) and no more than 36% on total debt service.
Following the 28/36 rule may increase your chances of securing a mortgage at a favorable rate without risking defaulting on your debts. When trying to decide how much house you can afford with $200k, it’s important to keep in mind your debts. Lenders pay attention, and it can affect which types of properties you can consider in your price range.
In summary: Aim for a DTI that is less than 36%, meaning 36% of your monthly gross income goes to paying debts. Ideally, you’ll want only 28% of your gross monthly income to be spent on total housing expenses, but this can be pushed if you’re willing to budget a little more.
What are the current interest rates?
Even a small shift in interest rates can mean paying or saving thousands over the life of a loan. Higher rates can limit your buying power, while lower rates may allow you to afford a more expensive home.
It’s easy to fall into the trap of waiting for the ‘perfect’ time to buy, wondering if now is the right moment. But timing the market based on interest rates is risky and often unwise. The best time to buy is when you’re financially ready. If rates go down later and your credit is solid, you can always refinance.
Key takeaways: Knowing the current interest rates can be helpful, but be careful not to get paralyzed waiting for a drop that may never come. The best time to buy a house is when you can afford it.
Where are you trying to live?
Location, location, location. Depending on where you want to live, your $200k could get you a two-bed, 1.5 bath condo in the Upper West Side in New York City, NY, or a four-bed, four-bath home in Bozeman, MT. Of course, your location options can be impacted by where you work. With a remote job, you have more flexibility if you’re looking at moving to a different state.
However, you don’t need to move to a different state to stretch your $200k a little further. Sometimes living just a few extra minutes out of the city can afford you the opportunity upgrade to a bigger house with an extra bedroom or some more land. Location, location, location – there’s a reason real estate agents say it so much. It really is an important factor in where you choose to live.
Main points: If you’re willing to live in a more rural area, you may be able to afford a little more house on your $200k salary.
How much work does the house need?
If you’re comfortable with DIY projects and learning from YouTube, buying a fixer-upper can stretch your budget further. Just be cautious because there’s a big difference between cosmetic updates and major structural issues. Always hire a professional home inspector before closing to uncover any hidden problems.
In a nutshell: You can be able to get more house on your $200k if you have the skills and time to put in some sweat equity.
The bottom line: know what you can afford
Now that you have a clearer picture of what goes into determining how much house you can afford on a $200k salary, you’re in a stronger position to begin touring properties and making offers. For a more precise estimate, try using Redfin’s mortgage calculator to find a debt-to-income ratio that fits your situation, and start exploring homes within your budget in the area where you plan to put down roots.