See how much income remains after the major monthly obligations
2026 VA Residual Income Calculator and Chart
Use this calculator to estimate how much monthly income remains after the proposed mortgage and other major obligations. VA residual income is the monthly income left to support the household after we subtract debts, taxes, payroll deductions, utilities, and job-related expenses.
The loan amount, property region, and family size determine the current VA guideline. We compare that amount with the estimate, replace the entries with verified figures, and complete the official loan analysis.
- Current federal chart
- Actual cash used for residual income
- Property-specific maintenance and utilities
- PBT Bancorp NMLS #257781
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How do you use the 2026 VA residual income calculator?
Start with the property state because that selects the VA region, then enter the family size and total loan amount. Use the actual monthly income received and include the payroll deductions, monthly debts, proposed housing payment, job expenses, and a realistic maintenance and utility estimate for the home.
Leave the tax-exempt income adjustment at zero unless we document a different amount from current income-tax tables. The calculator uses the actual tax-exempt cash for residual income and keeps any DTI adjustment separate. We replace the estimates with verified figures when completing VA Form 26-6393.
How is VA residual income calculated?
The math answers a practical question about how much money the household has left each month after the major obligations are paid. VA Form 26-6393 calls that number the balance available for family support.
Actual monthly income
Start with verified salary, pension, military pay, BAH, BAS, disability compensation, and other stable income at the actual monthly amount received.
Income deductions
Next, subtract federal and state income taxes, retirement or Social Security, and other payroll deductions shown or reasonably estimated from current documents.
Recurring obligations
Monthly debts and other household obligations also come out, including a large short-term payment when it would strain the household during the first loan months.
Job-related expenses
Dependent care and significant unreimbursed commuting or work costs are included when they apply to you.
Full shelter expense
Housing expenses include principal and interest, property taxes, homeowners and flood insurance, assessments, association charges, maintenance, and utilities for the proposed home.
Regional comparison
The amount left is compared with the current VA table for the total loan amount, family size, and property region, then reviewed with the rest of the loan.
Use the correct household and regional requirement
Does the proposed payment leave enough VA residual income?
Residual income depends on the documented earnings, deductions, debts, household size, region, payment, and property expenses. We can calculate the official loan result from those figures.
What is the VA residual income chart for loan amounts of $79,999 and below?
Use this table when the total loan amount is no more than $79,999. For a family larger than five, add $75 for each additional member through a family size of seven.
On a phone, swipe the table to compare regions.
| 1 | $390 | $382 | $382 | $425 |
| 2 | $654 | $641 | $641 | $713 |
| 3 | $788 | $772 | $772 | $859 |
| 4 | $888 | $868 | $868 | $967 |
| 5 | $921 | $902 | $902 | $1,004 |
These amounts are published in 38 CFR 36.4340, including the $967 West-region amount for a family of four and the $75 additional-member amount for this lower loan tier.
What is the VA residual income chart for loan amounts of $80,000 and above?
Use this table when the total loan amount is $80,000 or more. For a family larger than five, add $80 for each additional member through a family size of seven.
On a phone, swipe the table to compare regions.
| 1 | $450 | $441 | $441 | $491 |
| 2 | $755 | $738 | $738 | $823 |
| 3 | $909 | $889 | $889 | $990 |
| 4 | $1,025 | $1,003 | $1,003 | $1,117 |
| 5 | $1,062 | $1,039 | $1,039 | $1,158 |
These amounts are published in 38 CFR 36.4340, with $80 added for each additional family member over five through a family size of seven.
Which VA residual income region applies to each state?
The property location determines the region, and while the Midwest and South use the same dollar amounts in both current charts, they remain separate VA regions.
On a phone, swipe to review the full state list.
| Northeast | CT, ME, MA, NH, NJ, NY, PA, RI, VT |
| Midwest | IL, IN, IA, KS, MI, MN, MO, NE, ND, OH, SD, WI |
| South | AL, AR, DE, DC, FL, GA, KY, LA, MD, MS, NC, OK, PR, SC, TN, TX, VA, WV |
| West | AK, AZ, CA, CO, HI, ID, MT, NV, NM, OR, UT, WA, WY |
These regional assignments are published in 38 CFR 36.4340, which includes Puerto Rico in the South region.
Who counts in the family size for VA residual income?
The count normally starts with everyone in your household and anyone who depends on you for support. A person’s name on the title or mortgage does not decide the answer by itself.
You and your household
PBT normally counts the borrower and every household member when comparing the money left each month with the applicable VA table.
Non-borrowing spouse
A spouse can count even when not obligated on the mortgage. Verified stable employment may support excluding that spouse from the comparison under the current federal rule.
Supported children and others
Children and other people who depend on you for support can count, including a spouse’s children from a prior marriage when the household facts require it.
Verified offsetting income
Stable income that was not otherwise used to approve the loan may support a lower count, such as regularly received court-ordered child support for a household member.
Does VA residual income use grossed-up tax-exempt income?
VA residual income uses the actual tax-exempt income received, not a grossed-up amount. We may document an adjustment to verified tax-exempt income for the separate debt-to-income calculation when current income-tax tables support it, but that adjustment does not create additional cash for the household.
The calculator therefore uses the actual BAH, BAS, disability compensation, and other verified tax-exempt income in the residual calculation. The optional DTI adjustment starts at zero and changes only after we document the supported amount.
How do VA residual income, DTI, and the 20% test work together?
Residual income and debt-to-income ratio measure different things. DTI compares monthly debts with qualifying income, while residual income estimates the actual money left for the household after major obligations are paid.
VA does not set 41% as a maximum DTI or automatic approval limit. When DTI is above 41%, residual income at least 20% above the applicable amount can strengthen the loan, but we still review the credit history, employment, payment increase, available funds, property, and appraisal.
A shortfall does not explain itself
Which part of the loan is reducing the residual amount?
A shortfall may come from the payment, debts, income, or price range. We can review the verified calculation and show which part of the loan is driving the result.
How should maintenance and utilities be estimated for VA residual income?
The housing expense needs to reflect realistic property taxes, insurance, assessments, maintenance, and utilities. We use the home’s location, age, size, and property type to estimate those costs.
VA does not use one per-square-foot estimate for every property, so this calculator asks for a monthly amount tied to the actual home. We also check flood insurance, association charges, likely tax changes, special assessments, and any higher association charge allowed by the governing documents.
Can military benefits or a home energy report change the underwriting review?
The current regulation allows at least a 5% reduction to the table amount for an active-duty service member or military retiree when you or your spouse will keep access to nearby military-base facilities. PBT has to document that access, so the calculator does not apply the reduction automatically.
Verified energy savings from a qualifying RESNET HERS report or another VA-approved report may strengthen the review. We record the reason on VA Form 26-6393, but the report does not remove maintenance and utilities from the calculation.
What does VA Form 26-6393 show?
The current September 2025 edition of VA Form 26-6393 shows the income, deductions, monthly debts, and housing expenses used in the calculation. It also records the household size, DTI, required residual amount, credit findings, and final underwriting decision.
It expires September 30, 2028 and replaced the August 2022 edition. This calculator gives you an estimate, while we complete the official analysis with the verified income, deductions, debts, property costs, and household information.
Use the calculation with its source and next step
Which VA residual income resources should you read next?
Use these official sources and PBT tools to check the chart, estimate the payment, understand military allowances, or start the full VA purchase review.
Official form
VA Form 26-6393 Loan Analysis
See how we use the VA loan analysis to compare verified income with the new housing payment and the household’s other monthly obligations.
Open VA Form 26-6393
Federal rule
38 CFR 36.4340
The official rule explains the minimum residual amount for each family size and region and when a documented military adjustment may apply.
Read the current rule
VA training
VA Credit Standards questions
VA credit guidance explains how strong residual income can help when the debt ratio is above 41% and how tax-free income is treated.
Read VA guidance
Energy
VA Circular 26-25-7
See when a verified home-energy report may strengthen the loan review without changing the required utility estimate.
Read the VA circular
Payment
VA loan calculator
Estimate the principal, interest, property taxes, homeowners insurance, association dues, and funding fee for the home you are considering.
Estimate VA payment
Allowances
2026 BAH and BAS calculator
Active-duty housing and food allowances can be estimated here, but we use the actual LES when reviewing income for the mortgage.
Estimate BAH and BAS
Purchase
VA home loan guide
Learn how we review residual income separately from DTI and then consider both figures with your credit, finances, and the property.
Review VA purchase
Review
Get pre-qualified
Request a callback and we will calculate the official residual figure from the verified household, income, debt, and property information.
Request a PBT Review
2026 VA residual income questions
What is residual income on a VA loan?
VA residual income is the actual monthly money left after PBT subtracts verified taxes, payroll deductions, the proposed housing payment, realistic maintenance and utilities, monthly debts, and job-related expenses. We put the amount left beside the current regional table.
How much residual income do I need for a VA loan in 2026?
The amount depends on total loan amount, property region, and family size. Current amounts start at $382 for one person with a loan of $79,999 or less in the Midwest or South. They reach $1,158 for five people with a loan of $80,000 or more in the West, before applicable additional-member treatment.
Is there a new VA residual income chart every year?
The residual-income figures do not automatically change every year. The amounts shown are the figures in 38 CFR 36.4340 that remain current as of July 30, 2026, and we verify the table again before using it for a loan review.
What is the VA residual income requirement for a family larger than five?
For loan amounts of $79,999 or less, add $75 for each additional family member over five through a family size of seven. For loan amounts of $80,000 or more, add $80 per additional member through seven.
Does a non-borrowing spouse count toward VA family size?
A non-borrowing spouse generally counts as a household member. Current regulation allows documented stable and reliable employment of a spouse not obligated on the note to support not counting that spouse in the residual comparison.
Does VA residual income use gross or net income?
The loan analysis starts with actual gross earnings and other income received. PBT then subtracts the taxes, retirement or Social Security, payroll deductions, monthly debts, job expenses, and full housing expense before comparing the amount left with the table.
Can non-taxable income be grossed up for VA residual income?
Tax-exempt income can receive a documented adjustment for the separate DTI calculation when current income tax tables support it. Only the actual income received can be used in the VA residual income calculation.
Does VA residual income replace DTI?
VA underwriting uses residual income and DTI as separate measures, so falling short on one does not automatically disqualify you. We review both figures with your credit history, employment, available funds, payment increase, property, and appraisal.
What happens when VA DTI is over 41%?
A 41% DTI is not a VA cap or an automatic approval limit. Above that level, residual income at least 20% higher than the required amount can strengthen the loan, but PBT still has to approve your finances and the property.
Does VA require maintenance and utilities at $0.14 per square foot?
Current federal regulation does not set one per-square-foot shortcut for every property. It requires a realistic estimate based on property location and type, including age and size, and directs lenders to consult local utility companies for current rates.
What is VA Form 26-6393?
VA Form 26-6393 is the loan analysis we use to document the household, housing expense, monthly debts, income, deductions, DTI, and residual income. It also records the underwriting result, credit findings, remarks, and final decision, and the current edition is dated September 2025.
Is this VA residual income calculator a loan approval?
The calculator gives an estimate, not an approval or denial. Approval depends on the verified income, deductions, monthly debts, family size, housing expense, credit, and available funds. We also confirm the VA eligibility, entitlement, property, appraisal, and official loan analysis before making a final decision.
See how the proposed VA payment fits your residual income
Start the online loan review so we can replace the estimates with documented income, deductions, debts, household size, and property expenses. We will calculate the verified residual amount and explain which payment and price range the complete review can support.
Last reviewed July 30, 2026.