See whether your income comfortably covers a VA payment — and the life that goes with it — before you make an offer.
Have Douglas Review My Numbers Call (904) 517-4049
Your payment position, in plain numbers — no approval, no pressure.
Built on the official VA residual-income table for the South region.
Residual income is the VA test that decides approvals after DTI. A borrower can pass a debt-to-income check and still fall short on residual income — and that shortfall is what stops many VA purchases. This calculator shows the test in plain dollars before you make an offer.
Use it before making an offer on a VA loan, when your household size changes, or when you want to see how a different payment, a debt payoff, or a different tax figure changes your position.
Start with your household, then enter your income, your total monthly payment, your debts, your taxes, and your home size. The calculator subtracts taxes, the payment, debts, childcare and job expenses, and maintenance and utilities from your total income, then compares what is left to the VA guideline for your household.
The result shows your estimated monthly residual income, the VA guideline for your household, how far above or below that guideline you sit, and the percentage of the guideline you reach. A result at or above 120% of the guideline is a strong estimated residual-income position. A result below the guideline is not a denial — it is a signal to review compensating factors with Douglas.
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Source: VA Lender’s Handbook, Chapter 4; 38 CFR §36.4340(e). Guideline table shown for the South region; Florida is in the South region.
Equal Housing Opportunity. Mortgage services are provided by Douglas Wilkerson, Branch Manager and Mortgage Broker with Edge Home Finance Corporation. Loan programs, rates, eligibility, underwriting guidelines and availability are subject to change. All applications are subject to credit review, verification, property eligibility, applicable underwriting requirements and final approval. This website does not constitute a commitment to lend or a guarantee of financing.
This calculator is educational only and is not an approval or commitment to lend. Confirm your figures with Douglas before making an offer.
Residual income is the money left each month after your housing payment, debts, taxes, and home maintenance and utilities are subtracted from your income. The VA uses it to judge whether you can comfortably cover everyday living costs after the mortgage is paid.
No. Debt-to-income compares your monthly debts to your income as a percentage. Residual income measures the dollars left over for living expenses. A VA approval looks at both — a passing DTI alone does not guarantee a passing residual result.
A result below the guideline is not an automatic denial. Lenders can consider compensating factors, and the guideline itself varies by family size and region. Treat a below-guideline result as a reason to review your numbers with Douglas before you make an offer.
Yes. The VA guideline rises with each additional person in the home, up to a family of seven, and it differs by VA region — Northeast, Midwest, South, and West. This calculator applies the South-region table, which covers Florida.
No. The gross-up illustration is shown separately for context only. Residual income uses your actual income figures, and the grossed-up amount is never added into the residual result on this page.
No. This is an educational estimate. Final approval depends on credit review, verification, property eligibility, and underwriting.
Freeman Douglas Corp
Mortgage Broker / Branch Manager · NMLS #1680719 · Equal Housing Opportunity
(904) 517-4049 · [email protected]
1548 The Greens Way, Suite 4, Jacksonville Beach, FL 32250