Ground Figures
Lender data → Approvals

Which lenders actually close above 50% DTI?

Every lender reports every decision and the ratio it used. 2,933,246 purchase decisions from 2,523 lenders, sorted by the question borrowers ask: at my ratio, who closes?

Conventional · above 50% DTI · 2025
35%

approved. Through 49% it was 95%. The wall is at fifty, not forty-five.

Decisions in view
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Approved, all lenders
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Lenders shown
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Share approved by DTI band and program, all lenders, 2025 SHARE APPROVED BY DTI BAND AND PROGRAM, ALL LENDERS, 2025 0% 25% 50% 75% 100% ≤43% 44–45% 46–49% 50–60% >60% DTI BAND USED IN THE DECISION Conventional, ≤43%: 96% approved of 1,326,524 Conventional, 44–45%: 95% approved of 158,939 Conventional, 46–49%: 95% approved of 369,992 Conventional, 50–60%: 35% approved of 33,003 Conventional, >60%: 9% approved of 34,162 FHA, ≤43%: 92% approved of 259,896 FHA, 44–45%: 92% approved of 56,171 FHA, 46–49%: 92% approved of 120,270 FHA, 50–60%: 89% approved of 207,012 FHA, >60%: 1% approved of 24,362 VA, ≤43%: 94% approved of 159,748 VA, 44–45%: 94% approved of 24,436 VA, 46–49%: 94% approved of 49,894 VA, 50–60%: 93% approved of 87,420 VA, >60%: 65% approved of 21,417 35% 89% 93% VA 65% Conventional 9% FHA 1% Site-built, one-unit, owner-occupied, first lien. Originated vs. denied. Conventional, DTI 50–60%: share approved by lender type CONVENTIONAL, DTI 50–60%: SHARE APPROVED BY LENDER TYPE Credit union Credit union: 69% approved of 4,481 69% · 4,481 Bank Bank: 33% approved of 8,310 33% · 8,310 Independent mortgage co. Independent mortgage co.: 25% approved of 13,269 25% · 13,269 Builder-owned Builder-owned: 5% approved of 2,129 5% · 2,129 Type from lender name; builder-owned tagged separately.

Above fifty, who you apply with decides it

A credit union holds the loan and can lend past 50% when the file supports it. An independent mortgage company sells to Fannie, Freddie or Ginnie and cannot. A builder’s mortgage company mostly sees its own buyers after a prequalification step the data never shows. The gap between 69% and 5% is not underwriting skill; it is who bears the risk. FHA barely moves until 60% and VA keeps approving above it, because VA underwrites on residual income.

By state

Iowa at 60% to New Hampshire at 25%; it tracks each state’s credit-union share. Every state has its own page.

Conventional, DTI 50–60%: share approved by state CONVENTIONAL, DTI 50–60%: SHARE APPROVED BY STATE Iowa Iowa: 60% approved of 339 60% · 339 Wisconsin Wisconsin: 54% approved of 592 54% · 592 Missouri Missouri: 46% approved of 482 46% · 482 Colorado Colorado: 45% approved of 759 45% · 759 Washington Washington: 45% approved of 894 45% · 894 Puerto Rico Puerto Rico: 44% approved of 140 44% · 140 Oklahoma Oklahoma: 44% approved of 270 44% · 270 Massachusetts Massachusetts: 42% approved of 588 42% · 588 California California: 42% approved of 4,046 42% · 4,046 North Carolina North Carolina: 42% approved of 1,553 42% · 1,553 Connecticut Connecticut: 41% approved of 303 41% · 303 Nebraska Nebraska: 41% approved of 164 41% · 164 Arkansas Arkansas: 40% approved of 289 40% · 289 Kansas Kansas: 38% approved of 221 38% · 221 Idaho Idaho: 38% approved of 189 38% · 189 Minnesota Minnesota: 38% approved of 399 38% · 399 Oregon Oregon: 38% approved of 297 38% · 297 Kentucky Kentucky: 37% approved of 351 37% · 351 Virginia Virginia: 37% approved of 772 37% · 772 Maine Maine: 36% approved of 152 36% · 152 Tennessee Tennessee: 36% approved of 646 36% · 646 New York New York: 35% approved of 1,443 35% · 1,443 Maryland Maryland: 35% approved of 585 35% · 585 Pennsylvania Pennsylvania: 34% approved of 823 34% · 823 New Mexico New Mexico: 33% approved of 118 33% · 118 Nevada Nevada: 33% approved of 399 33% · 399 Texas Texas: 33% approved of 3,680 33% · 3,680 Mississippi Mississippi: 31% approved of 158 31% · 158 South Carolina South Carolina: 30% approved of 579 30% · 579 Florida Florida: 30% approved of 3,906 30% · 3,906 Louisiana Louisiana: 29% approved of 225 29% · 225 Ohio Ohio: 29% approved of 852 29% · 852 Indiana Indiana: 29% approved of 617 29% · 617 Michigan Michigan: 29% approved of 892 29% · 892 Delaware Delaware: 28% approved of 109 28% · 109 Georgia Georgia: 28% approved of 1,048 28% · 1,048 Hawaii Hawaii: 28% approved of 126 28% · 126 Alabama Alabama: 28% approved of 335 28% · 335 Illinois Illinois: 27% approved of 1,122 27% · 1,122 New Jersey New Jersey: 27% approved of 762 27% · 762 Utah Utah: 26% approved of 353 26% · 353 Arizona Arizona: 25% approved of 735 25% · 735 New Hampshire New Hampshire: 25% approved of 130 25% · 130 US 35% States with 100+ decisions. Dashed line: national.

Conventional, 50–60% DTI: the twenty largest

National, 2025. The 20 highest-volume lenders in the band, ranked by approval rate.
LenderDecisionsApproved · deniedAt ≤43%Denials citing DTI
Charles Schwab Bank, SSB330
95%
97%67%
Suncoast Credit Union296
93%
97%45%
Nationstar Mortgage479
92%
97%58%
East West Bank373
86%
88%41%
Navy Federal Credit Union1,366
76%
93%64%
Guild Mortgage Company429
72%
99%81%
State Employees’ Credit Union673
58%
93%90%
Fairway Independent Mort Corp235
40%
98%76%
US Bank, N.A.313
22%
95%82%
loanDepot.com LLC278
21%
97%83%
Wells Fargo Bank NA749
19%
94%99%
Bank of America NA528
16%
92%97%
JPMorgan Chase Bank, NA992
13%
94%72%
United Wholesale Mortgage2,847
9%
96%87%
Lennar Mortgage, LLC builder571
9%
96%85%
PennyMac Loan Services LLC491
5%
93%89%
Rocket Mortgage1,694
3%
92%84%
Pulte Mortgage LLC builder317
3%
97%75%
DHI Mortgage Company, Ltd. builder463
3%
96%92%
NVR Mortgage Finance, Inc. builder243
1%
97%81%

FHA, 50–60% DTI: the twenty largest

National, 2025.
LenderDecisionsApproved · deniedAt ≤43%Denials citing DTI
CrossCountry Mortgage, LLC6,721
96%
97%53%
Paramount Residential Mortgage2,483
96%
94%51%
CMG Mortgage Inc4,069
95%
97%49%
Guild Mortgage Company5,196
95%
97%51%
Movement Mortgage, LLC3,246
94%
96%46%
Union Home Mortgage Corp.1,774
94%
95%65%
New American Funding, LLC4,193
94%
94%14%
Fairway Independent Mort Corp3,967
94%
95%48%
Guaranteed Rate, Inc.2,892
93%
94%56%
Click N’ Close, Inc.1,560
91%
94%55%
American Pacific Mortgage Corporation2,143
91%
92%41%
United Wholesale Mortgage23,342
90%
92%41%
NewRez LLC1,704
89%
90%55%
DHI Mortgage Company, Ltd. builder14,290
86%
89%49%
PennyMac Loan Services LLC2,552
83%
87%53%
Rocket Mortgage9,070
83%
85%42%
Freedom Mortgage Corporation1,823
82%
87%38%
Lennar Mortgage, LLC builder9,214
82%
90%49%
loanDepot.com LLC5,155
79%
90%67%
Kind Lending, LLC2,966
76%
81%0%

VA, 50–60% DTI: the fifteen largest

National, 2025.
LenderDecisionsApproved · deniedAt ≤43%Denials citing DTI
Guild Mortgage Company1,556
98%
98%27%
CrossCountry Mortgage, LLC2,366
98%
99%40%
CMG Mortgage Inc1,829
98%
99%43%
Movement Mortgage, LLC1,327
98%
99%38%
Fairway Independent Mort Corp1,455
97%
98%28%
Guaranteed Rate, Inc.1,525
96%
98%38%
Navy Federal Credit Union3,278
95%
95%41%
Mortgage Solutions of Colorado1,440
95%
95%14%
NewRez LLC1,639
94%
96%27%
United Wholesale Mortgage6,105
94%
97%32%
Mortgage Research Center16,409
92%
94%21%
DHI Mortgage Company, Ltd. builder3,922
90%
93%36%
Rocket Mortgage2,328
89%
93%38%
Lennar Mortgage, LLC builder2,210
87%
92%32%
USAA Federal Savings Bank1,583
72%
74%18%

Questions

What is the maximum DTI for a conventional loan in practice?

Fannie Mae and Freddie Mac allow up to 50% through automated underwriting, and 2025 data shows lenders honor it: approval is 95% at 46–49% DTI, the same as at lower ratios. At 50–60% it falls to 35%. The practical maximum for most conventional lenders is 49.99%.

Which lenders accept a DTI over 50%?

For conventional loans, mostly credit unions and portfolio lenders: credit unions approved 69% of conventional files at 50–60% DTI in 2025, independent mortgage companies 25%, banks 33%, builder-owned lenders 5%. For FHA and VA, nearly every lender does: 89% and 93% of those files were approved.

Can I get an FHA loan with 55% DTI?

Often, yes. 89% of FHA purchase decisions at 50–60% DTI were approved in 2025. Above 60% the rate is 1%, so 56.99% is the real ceiling.

My DTI is too high for a mortgage. What are my options?

Switch program (FHA or VA accept ratios conventional will not), switch lender (a credit union or portfolio lender if you must stay conventional), or change the ratio (pay down a revolving balance, add a co-borrower, or document a lower student-loan payment).

Is a lender's low approval rate here an overlay?

Not necessarily. HMDA records decisions, not policy. A low rate can mean a strict overlay, or that the lender lets borderline files reach a formal decision instead of screening them out earlier. Compare a lender's rate in the band with its own rate at 43% and below.

What does the data not show?

Credit score is withheld from the public file. Reserves, assets, and the automated-underwriting finding are not reported. A borrower told no on the phone before applying never appears.

Source and filters

CFPB HMDA Loan/Application Register, activity year 2025, pulled through the HMDA Data Browser API. Home purchase, principal residence, one unit, site-built, first lien; not reverse, business-purpose or open-end. Actions counted: originated and denied. Manufactured-home lending excluded. Lender names are the respondent names in each lender's HMDA institution record; lender type is assigned from the name; the builder tag is applied to mortgage companies owned by home builders.

How to read the columns

Approved is originations divided by originations plus denials among files whose decision used a DTI in the band. 'At ≤43%' is the same lender's rate on ordinary files; a large gap is the signature of a wall. 'Denials citing DTI' is the share of the lender's denials in the band where the ratio was the first reason given.

Corrections

Every number traces to the lender's own filing. If a lender believes a row is wrong, write to us and we will re-run it.