For buyers ready to know their number · Central Valley
How much home
can you actually afford?
Enter your income, debts, and down payment. Get your real max price, your monthly payment, and live homes in your budget — in about a minute.
A note from Janice
Most “afford” calculators just multiply your salary and spit out a scary-big number. They ignore your actual debts, the down payment you really have, and what taxes and insurance cost here.
This one uses real lender math — the same debt-to-income ratios a loan officer runs — calibrated for Manteca, Tracy, Lathrop, Stockton and surrounding cities. You’ll see the honest number, not the fantasy one, and the homes that actually fit it.
Your income
What you earn & owe
Debts = car payments, student loans, minimum credit-card payments, personal loans. Not rent, utilities, or groceries.
The purchase
Your cash & rate
What this calculator assumes
Estimated · lender-standard, Central Valley averages
Your real numbers may differ — text me at 209-305-9401 and I’ll run them with a lender.
Housing ratio (front-end)
28%
Estimated · conservative conventional cap: housing costs vs. gross income
Total debt ratio (back-end)
43%
Estimated · conservative conventional cap: all debts + housing vs. gross income
Property tax
1.10%
Estimated · CA Prop 13 baseline
Homeowner’s insurance
$1,400/yr
Estimated · Central Valley SFR avg
PMI (if under 20% down)
0.6%/yr
Estimated · typical private mortgage insurance on the loan
Loan term
30 yr
Estimated · standard 30-year fixed amortization
Your affordability
Max home price
$287K
$286,825
Comfortable monthly payment
$2,217
All-in / month (PITI + HOA + PMI)
Your income sets the ceiling here, and your debts leave room to spare. That's a healthy place to buy from — a lender can confirm your exact number in about 15 minutes.
Loan amount
$257K
10% down
Cash to close
$37K
Down payment + ~2.5% closing
Your debt-to-income
34%
All debts + housing vs. income
Limited by
Your income
Front-end 28% cap binds first
These are estimates, not a pre-approval — a lender confirms your exact number in about 15 minutes and can often stretch it with the right loan program. Your monthly payment breaks down as: principal & interest $1,709 + taxes $263 + insurance $117 + PMI $128.
See it for real
Live homes in your budget
I focus on Central Valley homes from $450K and up — where most move-in-ready inventory starts. Here’s what’s available around that entry point; let’s talk about a path to it.
Want me to email these to you?
Get your number + homes that fit it
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What’s next
Now you’ve got your number
1 · Rate it
Was this useful?
2 · See real homes
Homes in your budget, right now
Live MLS listings in Manteca, Tracy, Lathrop, Stockton and more — priced to your number.
See homes →3 · Talk to me
Book a free 30-min consult
Walk through your number and a game plan to get pre-approved. Free, no pressure, no commitment.
Book consultation →5 · Test your readiness
Buyer Readiness Quiz
10 min · scores your finances and builds your personalized 90-day plan.
Take the quiz →6 · Still deciding?
Rent vs. Buy Calculator
Not sure buying beats renting yet? See the exact year owning pulls ahead for you.
Run the numbers →Before you shop
Read the First-Time Buyer Guide
The plain-English walkthrough I wish someone had given me at 25 — what pre-approval really means, the HOA/tax/insurance trap, and how to think about timing.
Read the buyer guide →Or just text me.
If you want to skip the funnel and ask me a question directly — that’s what I’m here for.
Already working with another agent? Totally fine to use this tool. If you ever feel they’re not serving you right, my door’s open — 209-305-9401.
Janice Divina Liad
Faith. Family. Forward.