How much house can I afford on $265,000 a year?
$856,611 home price with 10% down
$1,081,139 interest over 30 years
Principal $770,950 Interest $1,081,139. 58¢ of every dollar paid goes to interest.
Home price whose payment ($6,183.33 a month including estimated property tax and PMI) is 28% of $265,000 gross income, with 10% down and a 30-year loan at 7.03%, the Freddie Mac average for the week of September 24, 2026.
That is a $770,950 mortgage and a $85,661 down payment.
Source: Freddie Mac Primary Mortgage Market Survey, week of September 24, 2026. An average, not an offer.
By down payment
| Down payment | Home price | Cash down | Loan | Principal and interest | PMI |
|---|---|---|---|---|---|
| 3% | $799,992 | $24,000 | $775,993 | $5,178.34 | $485.00 |
| 5% | $815,391 | $40,770 | $774,621 | $5,169.19 | $484.14 |
| 10% | $856,611 | $85,661 | $770,950 | $5,144.69 | $481.84 |
| 20% | $1,032,526 | $206,505 | $826,021 | $5,512.19 | — |
28% and 36% of income
| Gross monthly income | $22,083.33 |
|---|---|
| 28% for housing | $6,183.33 |
| 36% for all debts, minus $0 other debts | $7,950.00 |
| Housing budget used (the lower) | $6,183.33 |
Stretching to the 36% line with no other debts would allow about $1,101,357. Property tax is 0.78% a year (Estimate: the median of the 32 state rates we have sourced); insurance is not included because no sourced average exists for this selection.
If rates move
| 30-year rate | Home price | Loan | Change |
|---|---|---|---|
| 6.03% | $933,217 | $839,895 | +$76,606 |
| 6.53% | $893,690 | $804,321 | +$37,079 |
| 7.03% this week's average | $856,611 | $770,950 | $0 |
| 7.53% | $821,822 | $739,640 | −$34,789 |
| 8.03% | $789,172 | $710,255 | −$67,439 |
Questions
How much house can I afford on $265,000 a year?
About $856,611 with 10% down at this week's 7.03% average, if the full payment stays at 28% of gross income ($6,183.33 a month). With 20% down, about $1,032,526.
What mortgage can I get with a $265,000 salary?
A $770,950 loan at 10% down under the 28% guideline. Lenders also check total debts: at 36% of income, all debt payments together should stay under $7,950.00 a month.
How much house can I afford on $265,000 with no down payment savings?
With 3% down, about $799,992. The smaller down payment adds PMI (estimated at 0.75% of the loan a year) until the balance reaches 78% of the price.
How does the rate change what I can afford?
Each point matters: at 6.03% the same budget buys about $933,217, and at 8.03% about $789,172.
Would a 15-year mortgage change the answer?
Yes. At the 6.42% 15-year average, the same payment supports about $686,051 because more of each payment goes to principal.
Sources
- 30-year fixed mortgage average: 7.03%. Freddie Mac Primary Mortgage Market Survey (PMMS), series MORTGAGE30US, as of September 24, 2026; retrieved September 26, 2026.
- 15-year fixed mortgage average: 6.42%. Freddie Mac Primary Mortgage Market Survey (PMMS), series MORTGAGE15US, as of September 24, 2026; retrieved September 26, 2026.
- Property tax (median effective rate by state). Tax Foundation, effective property tax rate on owner-occupied housing (Census ACS), Property Taxes by State, 2026 edition (2024 data). States not yet sourced use 0.78%, the median of the 32 state rates we have sourced, marked as an estimate.
- Homeowners insurance (average premium). NAIC homeowners report, 2022 data, HO-3 policies. Only states with a sourced figure include insurance.
- PMI assumption: 0.75% of the loan a year below 20% down. Typical range 0.5–1.5% (Urban Institute, Freddie Mac); ends at 78% of the original value under the Homeowners Protection Act (CFPB).
- 28/36 debt-to-income guideline. Lender guideline (Chase, Bankrate); CFPB debt-to-income guidance.
Numbers on this page last changed September 26, 2026. How they are calculated: methodology.