How Much House Can We Afford in San Antonio? Calculator
In San Antonio, affordability is driven by the full monthly payment, not just the sales price. A practical planning baseline is the 28/36 rule: aim to keep housing costs near 28 percent of gross monthly income, and keep total monthly debt near 36 percent. The U.S. Census Bureau reports a median San Antonio household income of $62,917, which translates to a 28 percent housing target near $1,468 per month before other debts are included. With 30 year fixed mortgage rates hovering near the low 6 percent range in mid December 2025, Texas property taxes and insurance can become the swing factor in what feels comfortable.
What this guide covers
This guide explains the 28/36 rule, what lenders count in debt and housing costs, and how to turn a monthly payment cap into a realistic San Antonio purchase price using taxes, insurance, and HOA dues.
- How to calculate your DTI and apply the 28 percent and 36 percent guardrails.
- What counts as housing cost in practice: principal, interest, taxes, insurance, and HOA.
- Why Texas property taxes can change your price range more than you expect.
- A built in calculator you can paste into a Squarespace code module.
Who this is for
This is for San Antonio buyers who want a clear, numbers first budget before touring homes, including first time buyers, move up buyers, and Veteran and Military households comparing VA, FHA, and conventional options.
- Buyers who want a payment cap that still leaves room for savings and emergencies.
- Households with student loans or car payments that can reduce the 36 percent limit.
- Relocation buyers who need fast clarity before making time sensitive decisions.
San Antonio affordability snapshot you can anchor to
The 28/36 rule is a planning tool, not a promise from any lender. Use it to set a safe range, then validate with your lender preapproval and real escrow estimates.
- Median income baseline: $62,917 annual income is about $5,243 gross per month.
- 28 percent housing target: about $1,468 per month for all housing costs combined.
- 36 percent total debt cap: about $1,888 per month for housing plus all other monthly debt.
- Reality check: property taxes, insurance, and HOA can materially reduce what is left for principal and interest.
Official resources and tools worth checking
Start with official definitions, then run scenarios with local tax and insurance assumptions so your search is aligned with what you can actually sustain.
- DTI definition: how to calculate debt to income (CFPB DTI explainer).
- Affordability basics: front end and back end ratio guidance (FDIC Money Smart mortgage affordability).
- Rate context: weekly 30 year fixed rate averages (Freddie Mac PMMS).
- Income baseline: San Antonio median household income table (Census QuickFacts San Antonio).
- Homestead filing: local instructions for online submission (BCAD homestead how to apply).
- LRG tools: run scenarios on our site (Mortgage calculator and Affordability calculator).
Common questions this guide answers
Does the 28 percent rule include taxes and insurance?
Yes. For planning, the 28 percent number typically refers to total housing cost, meaning principal, interest, property taxes, homeowners insurance, and often HOA dues if applicable.
If I have student loans, which number matters more, 28 percent or 36 percent?
Use whichever produces the lower housing cap. If your other debts are meaningful, the 36 percent cap usually becomes the limiting factor because it includes housing plus all monthly debt payments.
How do I turn a payment cap into a San Antonio home price?
Work backward from the monthly cap by subtracting taxes, insurance, HOA, and any mortgage insurance, then solve for the loan payment at your rate and term. Use the calculator below to run this quickly.
Key Takeaways
- Start with a monthly payment cap and work backward to price, not the other way around.
- The 28/36 rule is a planning baseline, not a lender approval guarantee.
- Texas property taxes can add hundreds monthly, so escrow estimates must be run early.
- Use the smaller of the 28 percent and 36 percent limits as your guardrail.
- Down payment, credit, and reserves often improve affordability more than tiny rate changes.
- Quote insurance and confirm HOA dues before finalizing your comfortable payment range.
The 28/36 rule explained for San Antonio buyers
The 28/36 rule is a budgeting method lenders and buyers use to estimate a safe monthly payment range before you apply for a loan. It is built on debt to income, which is your total monthly debt divided by your gross monthly income, as defined by the CFPB. In practice, the rule helps you set a payment cap that includes taxes and insurance so your search does not drift into payment shock.
- 28 percent housing target: plan for total housing cost, including principal, interest, taxes, insurance, and HOA if applicable.
- 36 percent total debt cap: plan for housing plus car loans, student loans, credit cards, and any other monthly debt obligations.
- Use the lower number: whichever limit produces the smaller housing cap is the one you should respect as your baseline.
- Execution step: confirm the math with a lender preapproval and real escrow quotes before you write offers.
Quick thresholds table you can use for planning
This table turns annual income into simple monthly targets so you can sanity check a payment before you tour. Treat it as a starting point, then validate against your actual debts, taxes, and insurance quotes. If you want a faster local workflow, start on the San Antonio homes for sale page and filter by payment range, not just price.
| Annual gross income | Gross monthly income | 28 percent max housing | 36 percent max total debt |
|---|---|---|---|
| $60,000 | $5,000 | $1,400 | $1,800 |
| $75,000 | $6,250 | $1,750 | $2,250 |
| $90,000 | $7,500 | $2,100 | $2,700 |
| $110,000 | $9,167 | $2,567 | $3,300 |
| $140,000 | $11,667 | $3,267 | $4,200 |
San Antonio affordability: why taxes and insurance matter more than you expect
In Texas, the monthly payment is often driven by property taxes and insurance as much as the mortgage itself. Two homes at the same price can produce very different payments because tax rates vary by school district and insurance premiums vary by rebuild cost and claim trends. Before you lock in a price range, run a payment stack scenario with taxes, insurance, and HOA included.
- Taxes are location specific: the effective rate changes by taxing jurisdiction, so you must check the exact address, not the city average.
- Insurance is not a constant: premiums can change your escrow deposit and your monthly payment, especially if roof age or prior claims are factors.
- HOA dues change the cap: a $250 monthly HOA effectively reduces how much principal and interest you can support.
- Reserve planning matters: a comfortable payment leaves room for maintenance, utilities, and savings, not just approval.
Planning note: the table below is an example using assumptions, not a quote. Confirm with your lender and insurance provider.
| Home price | Principal and interest | Taxes | Insurance | Estimated total |
|---|---|---|---|---|
| $200,000 | $1,165 | $375 | $200 | $1,740 |
| $250,000 | $1,456 | $469 | $200 | $2,125 |
| $300,000 | $1,747 | $563 | $200 | $2,510 |
| $350,000 | $2,039 | $656 | $200 | $2,895 |
A simple workflow to set your price cap without guessing
This is the execution sequence we use to keep buyers aligned with reality and avoid wasted tours. Start by setting a monthly cap from the 28/36 rule, subtract taxes, insurance, HOA, and any mortgage insurance, then solve for the loan payment. You can run scenarios in the Mortgage calculator, then validate a purchase range with the Affordability calculator.
- Set the cap: calculate the 28 percent housing target and the 36 percent total debt cap, then use the smaller housing number.
- Subtract escrow items: estimate monthly taxes, insurance, HOA, and any mortgage insurance to see what is left for principal and interest.
- Stress test: re run the math with a slightly higher rate and higher insurance to ensure the payment stays stable.
- Lock execution: get a lender preapproval and confirm program options on the Financing options page.
San Antonio home affordability calculator
This calculator estimates a conservative payment cap using the 28/36 rule and then solves for an estimated max home price using your rate, down payment, and escrow assumptions. It is designed for planning and education, not underwriting. If you want a second opinion on neighborhood level tax exposure and strategy, connect with an LRG agent.
References Used
Frequently Asked Questions
What is the 28/36 rule for mortgages?
The 28/36 rule is a budgeting guideline that suggests keeping total housing costs near 28 percent of gross monthly income and keeping total monthly debt near 36 percent. It helps you set a safe payment cap before shopping.
Does the 28 percent number include property taxes and insurance?
Yes. For planning, the 28 percent number generally includes principal, interest, property taxes, and homeowners insurance. If your home has an HOA, include that monthly cost too so the cap reflects your real obligation.
What debts count toward the 36 percent limit?
The 36 percent cap typically includes housing plus recurring monthly debts such as auto loans, student loans, credit cards, personal loans, child support, and other obligations reported to the lender. Utilities and groceries are not counted as debt.
Can I qualify if my debt to income is higher than 36 percent?
Sometimes, yes. Many loan programs can allow higher ratios depending on credit, reserves, down payment, and compensating factors, but a higher ratio can increase risk and reduce your comfort. Use the guideline as a safety baseline, then confirm with a lender.
Why do Texas property taxes change affordability so much?
In many Texas areas, property taxes are a large part of the monthly payment because they are escrowed into your mortgage payment. A higher tax rate or higher assessed value can add hundreds per month, reducing how much you can spend on the mortgage itself.
How does the homestead exemption affect my monthly payment?
A homestead exemption can reduce the taxable value used for property taxes, which can lower the tax portion of your escrowed monthly payment. The exact savings depend on your local taxing units and your eligibility, so confirm with your county appraisal district.
Do VA loans change the affordability calculation?
VA loans can reduce upfront cash requirements because many eligible buyers can purchase with a low or zero down payment, but taxes and insurance still apply. VA underwriting also considers overall ability to repay, so you still want a stable monthly payment cap.
What down payment makes the biggest difference in monthly payment?
Increasing your down payment reduces your loan amount, which reduces principal and interest, and it can also reduce or eliminate mortgage insurance. In higher tax markets, you still need to budget for the tax and insurance portion, which will remain even with a larger down payment.
How accurate are online affordability calculators?
They are useful for planning, but accuracy depends on the inputs you use for taxes, insurance, HOA, and mortgage insurance. The most reliable result comes from using address level tax estimates and a real insurance quote, then confirming with a lender preapproval.
What is the fastest way to know my real budget before touring homes?
Combine a conservative payment cap with real world estimates for taxes, insurance, and HOA, then get a lender preapproval. This prevents wasted tours and makes your offers stronger because you can move decisively when the right home appears.
