YTD income calculator
Enter the year-to-date gross earnings and how far into the year they run to see a monthly figure, then add prior-year totals to compare, for your review of the loan file.
Runs in your browser. What you type isn't sent or stored.
Calculate YTD income
Year to date
Gross, before taxes and deductions, from the paystub or statement.
The pay period end date the YTD figure runs to.
Prior years (optional)
How YTD income is calculated
YTD monthly = year-to-date gross ÷ months elapsed. With a prior-year total, the calculator also shows the prior-year monthly figure (÷ 12), the change between the two, and the average of YTD and prior-year earnings: (YTD + prior year) ÷ (months elapsed + 12). A second prior year adds 12 more months to the divisor.
In its method for a decreasing trend, the Fannie Mae Selling Guide B3-3.3-01, Base Income (03/04/2026) says "To calculate income, use the year-to-date income divided by months elapsed in the current year." For a stable or increasing trend it says "Calculate an average income amount using year-to-date and previous year's earning." (source). The Fannie Mae Selling Guide B3-3.3-02, Bonus, Commission, Overtime, and Tip Income (03/04/2026) says "Calculate an average income amount using year-to-date and previous year’s earnings, divided by the number of months included in the year-to-date paystub and W-2s." (source). Other lenders and programs may work it out differently.
Worked example
- YTD gross $45,000 through June 30: 6.00 months, so YTD monthly = $45,000 ÷ 6 = $7,500.00.
- Prior-year W-2 total $84,000: prior-year monthly = $84,000 ÷ 12 = $7,000.00, a change of +7.14%.
- YTD + prior year average = $129,000 ÷ 18 = $7,166.67.
- With $78,000 two years prior: $207,000 ÷ 30 = $6,900.00.
Round numbers for illustration only.
Counting months elapsed
- Through date: full months before the date plus the share of its month by day. June 15 is 5 + 15 ÷ 30 = 5.50 months.
- Pay periods: periods paid × 12 ÷ periods per year. 13 biweekly periods is 13 × 12 ÷ 26 = 6.00 months.
- Type months: enter the figure the lender uses, from 0.01 to 12.
YTD income and bank statement loans
A bank statement loan works out income from deposits, not paystubs. YTD figures still come up on the same file: a W-2 or 1099 co-borrower, or a check on whether income is rising or falling. See the guide to declining income.
For deposits, try the bank statement income calculator, or see the sample worksheet StatementReady builds from the statements.
What this calculator doesn't do
- It doesn't make a lending decision or choose which figure a lender uses.
- It doesn't split base pay from bonus, overtime or commission; enter each total separately if the lender looks at them apart.
- It doesn't read paystubs or W-2s. Every figure is the one you type.
Questions
What is YTD income?
Year-to-date (YTD) income is what the borrower has earned from January 1 through the date on the latest paystub or statement. Divided by the months elapsed, it gives a monthly figure.
How is monthly YTD income calculated?
Divide the YTD gross by the months elapsed. In its method for a decreasing trend, the Fannie Mae Selling Guide B3-3.3-01, Base Income (03/04/2026) says "To calculate income, use the year-to-date income divided by months elapsed in the current year." The calculator rounds to the cent.
How do I count months elapsed?
Use the paystub's through date, the number of pay periods paid, or type the months. Through June 15 is 5.50 months: five full months plus 15 of June's 30 days. 13 biweekly pay periods is 13 × 12 ÷ 26 = 6.00 months.
Why compare with prior years?
Lenders may average YTD and prior-year earnings. The Fannie Mae Selling Guide B3-3.3-02, Bonus, Commission, Overtime, and Tip Income (03/04/2026) says "Calculate an average income amount using year-to-date and previous year’s earnings, divided by the number of months included in the year-to-date paystub and W-2s." The calculator shows the averages and the change; it doesn't decide which figure a lender uses.
What if YTD is lower than last year?
The change line shows the decrease as a percentage. Lenders may treat a decrease differently from stable or rising income, so confirm with the lender. The calculator doesn't choose a figure.
Does it work for 1099 income?
Yes, for any year-to-date total you have, such as 1099 earnings from a year-to-date statement. For Schedule C figures from tax returns, try the self-employed income calculator.
Is anything I type saved?
No. The figures are calculated in your browser, and what you type isn't sent or stored.
Not legal or tax advice.
Ready for the real statements?
Upload 12 or 24 months of PDFs. StatementReady checks whether each statement's transactions add up to its printed balances.
This tool assists your review of the loan file. The lender makes all underwriting decisions.
StatementReady isn't affiliated with or endorsed by Fannie Mae or any lender named here.