Texas Debt-to-Income Ratio (DTI) Reference
Debt-to-income ratio (DTI) is the single most-used number in Texas mortgage, auto, and credit-card underwriting. It has two flavors:
- Front-end DTI: Monthly housing cost (PITI) / gross monthly income. Mortgage lenders watch this for affordability.
- Back-end DTI: Total monthly debt payments (PITI + auto + student + credit card minimums + alimony/child support) / gross monthly income. This is the big one.
| Threshold | Program / Rule |
|---|---|
| 28% front-end | Conventional conservative benchmark; GSE "housing ratio" guideline. |
| 36% back-end | "28/36 rule" conservative benchmark. |
| 43% | Qualified Mortgage (QM) safe-harbor cap under 12 CFR 1026.43; FHA max generally 43-50% with compensating factors. |
| 50% | Conventional max with AUS approval (Fannie Mae DU / Freddie Mac LPA); USDA guaranteed cap. |
| 57% | VA max back-end DTI for borrowers with adequate residual income. |
Texas Median Income and DTI Reference Lines
Median household income in Texas is approximately $73,000/year, or $6,083/month (ACS 2022).
- 28% front-end housing cap for median-income Texas household: $1,703/month.
- 43% back-end cap (QM safe harbor): $2,615/month total debt payments.
- Average Texas credit card balance: $7,000. Minimum at 2% = $140/month; this alone consumes 2.3% of median monthly income.
This is why Texas households with above-average credit card balances push rapidly into mortgage-disqualifying DTI, even without a car note.
Texas HFA / First-Time Homebuyer DTI Overlay
Texas state housing finance agencies (HFAs) have their own DTI overlays that may be more or less lenient than FHA/conventional. Current Texas overlay:
TDHCA My First Texas Home: 45-50% DTI; 620 min.
HFA programs pair generous DTI with down-payment assistance, so a Texas household near 43-50% back-end DTI should check HFA options before assuming mortgage-unqualified status.
What to Do When Texas DTI Is Above 50%
Back-end DTI above 50% means most conventional relief tools (refi, HELOC, consolidation loan) are closed off. Options by severity:
- 50-57%: VA-loan refi (if eligible); HFA assistance; nonprofit credit counseling DMP. Budget restructure.
- 57-65%: DMP aggressive; debt settlement selectively; Chapter 13 for auto cram-down or mortgage arrears (if applicable).
- >65%: Bankruptcy territory. Means test to determine Ch 7 vs. Ch 13.
Texas Federal Bankruptcy Data
Texas Chapter 13 filers typically have back-end DTI above 50%. Chapter 7 filers cluster above 60% back-end when medical and credit-card debt are combined.
Numbers below come from the Federal Judicial Center Integrated Database covering 30,781 consumer bankruptcy cases from Texas's federal bankruptcy courts.
| Chapter | Cases Filed | Discharge Rate | Dismissal Rate |
|---|---|---|---|
| Chapter 7 | 11,844 | 97.8% | 2.0% |
| Chapter 13 | 18,937 | 36.8% | 63.2% |
Rates computed on resolved cases only. Source: FJC Integrated Database.
The "Means Test" Is Income-Based, Not DTI-Based
Important: the federal bankruptcy means test (11 U.S.C. 707(b)) screens on income (6-month average vs. Texas median), not DTI. So a Texas household with 80% DTI but below-median income still qualifies for Chapter 7; a below-median DTI with above-median income might be pushed into Chapter 13.
The Texas median-income thresholds are updated semi-annually by the UST. See means test explainer.