Self-employed guide
How much house can you afford on freelance or 1099 income?
Freelancers and 1099 contractors often run into the same confusing moment: the number in their bank account and the number a lender calculates for "qualifying income" don't match. Here's how to bridge that gap and get a realistic affordability estimate before you start house hunting.
Start from net income, averaged over two years
Lenders typically average your net income (after business expenses, before personal deductions) across your two most recent tax years. If you earned $75,000 net last year and $95,000 net this year, your qualifying income is usually the average: $85,000 — not the higher, more recent figure. Use that averaged number, not your best month or your best year, when estimating affordability.
The 28/36 guideline still applies
As a general rule of thumb, many lenders like your total housing payment to stay under about 28% of gross qualifying income, and your total debt payments (housing plus car loans, student loans, credit cards) under about 36%. On $85,000 qualifying income, that's roughly $1,983/month for housing alone as a starting ceiling — before taxes, insurance, and PMI are factored in.
Irregular income needs a buffer most calculators don't build in
A W-2 employee can safely stretch closer to that 36% ceiling because their paycheck is predictable. If your income swings month to month, it's worth budgeting toward the more conservative end of what you technically qualify for, so a slow quarter doesn't put your mortgage payment at risk. Many self-employed buyers target 25-28% of income for housing instead of maxing out at 36%, specifically to build in that cushion.
Try it with your real numbers
Use the calculator with your two-year-averaged net income as the basis, and compare the estimated monthly payment against your conservative housing budget rather than the maximum a lender might approve. The gap between "what you qualify for" and "what's comfortable" tends to be larger for variable-income borrowers than for salaried ones.
Frequently asked questions
Should I use my gross revenue or net income to estimate affordability?
Net income, after business expenses. This is what lenders will use, and it's a far more realistic picture of what you can sustainably put toward housing.
Does a growing income trend help me qualify for more?
It can. If your income has grown consistently for two or more years, some lenders will factor that trend in favorably rather than strictly averaging. Documentation showing a clear, sustained upward trend helps your case.
What if this year is much better than last year?
Most lenders will still average the two years unless you can show the increase is durable, such as a new long-term contract already in place. Budget conservatively around the averaged figure rather than assuming the higher year will be used.