How student loans count in your DTI on a San Diego mortgage
Quick answer: If your credit report shows a student loan payment above $0, that usually counts. If it shows $0, the program decides. FHA and Freddie Mac count 0.5% of the balance each month. Fannie Mae can count $0 with servicer proof of a $0 income-driven payment. VA counts 5% of the balance divided by 12, unless deferred 12 months past closing.
Student loans are the debt I see sink the most first-time San Diego files. Not because the payment is big. Because the payment on paper is different from the one you actually make. Here is how each loan type counts it.
The rule by loan type
| Loan type | Credit report shows a payment above $0 | Credit report shows $0 or no payment |
|---|---|---|
| FHA | Use that payment (or the documented actual payment) | 0.5% of the outstanding balance |
| Conventional, Freddie Mac | Use that payment | 0.5% of the outstanding balance, unless file documents show a different payment above $0 |
| Conventional, Fannie Mae | Use that payment, or the one on your latest servicer statement | Income-driven plan with a documented $0 payment: $0. Deferred or forbearance: 1% of the balance or the fully amortizing payment |
| VA | The higher of that payment or 5% of the balance divided by 12. A lower payment needs a servicer statement dated within 60 days of closing | 5% of the balance divided by 12, unless written evidence shows deferment at least 12 months past closing |
One balance, four answers
Say you owe $60,000 and your credit report shows $0 because you are on an income-driven plan.
- FHA: $60,000 × 0.5% = $300 a month in your DTI.
- Freddie Mac: $300 a month, unless your file shows a real payment above $0.
- Fannie Mae: $0 if your servicer letter confirms the plan and the $0 payment. Deferred or in forbearance instead: $600 a month (1%) or the amortizing payment.
- VA: $60,000 × 5% ÷ 12 = $250 a month. $0 if it stays deferred at least 12 months past closing.
Every dollar of debt in the ratio is a dollar that cannot go to the house payment. So picking the right loan type can be worth real buying power without changing anything about you. See how the ratio works on debt-to-income ratio San Diego.
What to send so we count it right
- Your latest statement from each servicer, showing the balance, the plan, and the required payment.
- If you are on an income-driven plan, the letter that shows the current payment and when it recertifies.
- If someone else pays the loan (parents, an employer), 12 months of their canceled checks or bank statements. Fannie Mae can leave that debt out of your ratio with that proof.
The rest of the file list is on pre-approval documents. Compare program paths on FHA loan San Diego, conventional loan San Diego, and VA loan San Diego. The 2026 San Diego County 1-unit conforming line is $1,104,000. Above that is generally jumbo, with its own debt rules set by the lender.
Then get the real number at get pre-approved San Diego. Company NMLS 2394495. Amir Nurani NMLS 197458. Call (619) 366-9494.
Sources: Fannie Mae Selling Guide B3-6-05 (Student Loans, Debts Paid by Others). Freddie Mac Guide Section 5401.2. HUD Mortgagee Letter 2021-13 and Handbook 4000.1. VA Circular 26-17-02 and VA Pamphlet 26-7, Chapter 4.
Frequently asked questions
Usually not. FHA and Freddie Mac count 0.5% of the balance.
No payment if deferred at least 12 months past closing. Otherwise 5% of the balance divided by 12.
On Fannie Mae, yes, with 12 months of documented on-time payments by them.
We run the same debt under each program you qualify for, then pick.
Want your student loans counted the right way?
Send your servicer statements. We run the debt under each loan type you qualify for and show which one leaves the most room for the house payment.
Get Pre-Approved(619) 366-9494 · Amir Nurani · NMLS #197458
Left Coast Leaders, Inc. · NMLS #2394495 · DRE #02191517 · Equal Housing Lender · San Diego County and Riverside County · San Diego, CA