How much income do I need to refinance?
FAQ about income and mortgage qualification
Your lender must look at your finances to determine the interest rate to charge on your refinance and will require proof of income when you apply. You can use: W-2s. Tax returns.
Conventional refinance: For conventional refinances (including cash-out refinances), you'll usually need at least 20 percent equity in your home (or an LTV ratio of no more than 80 percent). This also helps you avoid private mortgage insurance payments on your new loan.
BORROWER ELIGIBILITY
Have an income at or below 80% of the area median income. Have no missed payments in the past six months, and no more than one missed payment in the past 12 months. Not have a mortgage with a loan-to-value ratio greater than 97%, a debt-to-income ratio above 65%, or a FICO score lower than 620.
| Loan type | Minimum score |
|---|---|
| Conventional refinance | 620 |
| Jumbo refinance | Generally 700 or higher |
| FHA refinance | 580 |
| VA refinance | No credit minimum from VA, but generally 620 |
What income is required for a 200k mortgage? To be approved for a $200,000 mortgage with a minimum down payment of 3.5 percent, you will need an approximate income of $62,000 annually. (This is an estimated example.)
For salaried and hourly wage earners, a mortgage lender will want to see current pay stubs as well as W-2 tax forms for the past two years. If you've recently had a change in pay, such as a raise, you'll also need to get a statement from your workplace confirming that the change is permanent.
Mortgage lenders verify employment by contacting employers directly and requesting income information and related documentation. Most lenders only require verbal confirmation, but some will seek email or fax verification. Lenders can verify self-employment income by obtaining tax return transcripts from the IRS.
You will have limited options.
While most lenders will offer refinance loans to homeowners, they almost always have LTV requirements. If you have little or no equity in your home, you will only be able to refinance through certain lenders or refi programs.
Historically, the rule of thumb is that refinancing is a good idea if you can reduce your interest rate by at least 2%. However, many lenders say 1% savings is enough of an incentive to refinance. Using a mortgage calculator is a good resource to budget some of the costs.
What is a good rule of thumb for refinancing?
It's a good rule to refinance if you can reduce your interest rate by at least 1%. Mortgage rates naturally rise and fall. But, when the economy struggles, mortgage rates usually fall. Just because interest rates are low, though, doesn't mean it's the best choice for you to refinance.
No Income, Verified Assets loan
A No Income, Verified Assets (NOVA) home equity loan is popular with retirees who have plenty of assets but no current source of income. In this case, the lender will use the borrower's assets as collateral for a home equity loan.
While the exact threshold may vary depending on the lender and loan program, a common benchmark is a maximum DTI ratio of 43%. This means that your total monthly debt payments, including your mortgage, credit card bills, car loans, and other debts, should not exceed 43% of your gross monthly income.
If you've been turned down for a refinance, you still have options. Since the law requires your lender to provide you with a written explanation of why your application was denied, you can either apply again with other lenders or fix the problem(s) your lender identified and reapply when your situation has improved.
You need a decent credit score: The minimum credit score to refinance typically ranges from 580 to 680, depending on your lender and loan program. Your debt-to-income ratio (DTI) can't be too high: If you've taken on a lot of credit card debt and other loans, your refinance may not be approved.
- Pay Stubs. Lenders want to confirm that you're bringing in enough income to afford the mortgage. ...
- Tax Returns, W-2s And 1099s. ...
- Homeowners Insurance. ...
- Asset Statements. ...
- Debt Statements. ...
- Additional Documents.
However, that's not always the case. Strictly speaking, you only need 5 percent equity in some cases to get a conventional refinance. However, if your equity is less than 20 percent, then you'll likely face higher interest rates and fees, plus you'll have to take out mortgage insurance.
On a salary of $36,000 per year, you can afford a house priced around $100,000-$110,000 with a monthly payment of just over $1,000. This assumes you have no other debts you're paying off, but also that you haven't been able to save much for a down payment.
Following the 28/36 rule, you should make roughly triple that amount to comfortably afford the home, which is $72,000 annually. Keep in mind that these calculations do not include the cash you'll need for a down payment and closing costs.
You can generally afford a home for between $180,000 and $250,000 (perhaps nearly $300,000) on a $50K salary. But your specific home buying budget will depend on your credit score, debt-to-income ratio, and down payment size.
How do underwriters verify income?
Income, asset and employment verification
This is when the lender's underwriter checks your credit and financial situation to confirm you're capable of repaying the loan and also verifies your employment. You'll need to submit documents such as W-2s, pay stubs and bank statements for verification.
Often times in a divorce and mortgage situation there are various types of income to consider: Employment Income; Alimony/Maintenance Income; Unallocated Maintenance Income; Child Support Income; Property Settlement Note Income; and more.
An underwriter will calculate your income by taking your current yearly salary and breaking it down to a per-month basis. You will need to provide your most recent pay stub and IRS W-2 forms covering your most recent two-year period of employment. If there are any gaps in your employment, you will need to explain them.
Mortgage lenders usually verify income and employment by contacting a borrower's employer directly and reviewing recent employment and income documentation. These documents can include an employment verification letter, recent pay stubs, W-2s, or anything else to prove an employment history and confirm income.
| Lender | Minimum Annual Income Required | Loan Amounts |
|---|---|---|
| Universal Credit | No verification | $1,000–$50,000 |
| Best Egg | No verification | $2,000–$50,000 |
| Upstart | $12,000 | $1,000–$50,000 |
| Avant | 2.5x the amount borrowed | $2,000–$35,000 |
