Take Advantage of Your Home Equity: A Homeowner’s Guide

Homeownership offers many advantages over renting, including a stable living environment, predictable monthly payments, and the freedom to make modifications. Neighborhoods with high rates of homeownership have less crime and more civic engagement. Additionally, studies show that homeowners are happier and healthier than renters, and their children do better in school.¹

But one of the biggest perks of homeownership is the opportunity to build wealth over time. Researchers at the Urban Institute found that homeownership is financially beneficial for most families,² and a recent study showed that the median net worth of homeowners can be up to 80 times greater than that of renters in some areas.³

So how does purchasing a home help you build wealth? And what steps should you take to maximize the potential of your investment? Find out how to harness the power of home equity for a secure financial future.

WHAT IS HOME EQUITY?

Home equity is the difference between what your home is worth and the amount you owe on your mortgage. So, for example, if your home would currently sell for $250,000, and the remaining balance on your mortgage is $200,000, then you have $50,000 in home equity.

$250,000 (Home’s Market Value)

– $200,000 (Mortgage Balance)

______________________________

$50,000 (Home Equity)

The equity in your home is considered a non-liquid asset. It’s your money; but rather than sitting in a bank account, it’s providing you with a place to live. And when you factor in the potential of appreciation, an investment in real estate will likely offer a better return than any savings account available today.

HOW DOES HOME EQUITY BUILD WEALTH?

A mortgage payment is a type of “forced savings” for home buyers. When you make a mortgage payment each month, a portion of the money goes towards interest on your loan, and the remaining part goes towards paying off your principal, or loan balance. That means the amount of money you owe the bank is reduced every month. As your loan balance goes down, your home equity goes up.

Additionally, unlike other assets that you borrow money to purchase, the value of your home generally increases, or appreciates, over time. For example, when you pay off your car loan after five or seven years, you will own it outright. But if you try to sell it, the car will be worth much less than when you bought it. However, when you purchase a home, its value typically rises over time. So when you sell it, not only will you have grown your equity through your monthly mortgage payments, but in most cases, your home’s market value will be higher than what you originally paid. And even if you only put down 10% at the time of purchase—or pay off just a small portion of your mortgage—you get to keep 100% of the property’s appreciated value. That’s the wealth-building power of real estate.

WHAT CAN I DO TO GROW MY HOME’S EQUITY FASTER?

Now that you understand the benefits of building equity, you may wonder how you can speed up your rate of growth. There are two basic ways to increase the equity in your home:

• Pay down your mortgage.

We shared earlier that your home’s equity goes up as your mortgage balance goes down. So paying down your mortgage is one way to increase the equity in your home.

Some homeowners do this by adding a little extra to their payment each month, making one additional mortgage payment per year, or making a lump-sum payment when extra money becomes available—like an annual bonus, gift, or inheritance.

Before making any extra payments, however, be sure to check with your mortgage lender about the specific terms of your loan. Some mortgages have prepayment penalties. And it’s important to ensure that if you do make additional payments, the money will be applied to your loan principal.

Another option to pay off your mortgage faster is to decrease your amortization period. For example, if you can afford the larger monthly payments, you might consider refinancing from a 30-year or 25-year mortgage to a 15-year mortgage. Not only will you grow your home equity faster, but you could also save a bundle in interest over the life of your loan.

• Raise your home’s market value.

Boosting the market value of your property is another way to grow your home equity. While many factors that contribute to your property’s appreciation are out of your control (e.g. demographic trends or the strength of the economy) there are things you can do to increase what it’s worth.

For example, many homeowners enjoy do-it-yourself projects that can add value at a relatively low cost. Others choose to invest in larger, strategic upgrades. Keep in mind, you won’t necessarily get back every dollar you invest in your home. In fact, according to Remodeling Magazine’s latest Cost vs. Value Report, the remodeling project with the highest return on investment is a garage door replacement, which costs about $3600 and is expected to recoup 97.5% at resale. In contrast, an upscale kitchen remodel—which can cost around $130,000—averages less than a 60% return on investment.⁴

Of course, keeping up with routine maintenance is the most important thing you can do to protect your property’s value. Neglecting to maintain your home’s structure and systems could have a negative impact on its value—therefore reducing your home equity. So be sure to stay on top of recommended maintenance and repairs.

HOW DO I ACCESS MY HOME EQUITY IF I NEED IT?

When you put your money into a checking or savings account, it’s easy to make a withdrawal when needed. However, tapping into your home equity is a little more complicated.

The primary way homeowners access their equity is by selling their home. Many sellers will use their equity as a downpayment on a new home. Or some homeowners may choose to downsize and use the equity to supplement their income or retirement savings.

But what if you want to access the equity in your home while you’re still living in it? Maybe you want to finance a home renovation, consolidate debt, or pay for college. To do that, you will need to take out a loan using your home equity as collateral.

There are several ways to borrow against your home equity, depending on your needs and qualifications:⁵

• Second Mortgage – A second mortgage, also known as a home equity loan, is structured similar to a primary mortgage. You borrow a lump-sum amount, which you are responsible for paying back—with interest—over a set period of time. Most second mortgages have a fixed interest rate and provide the borrower with a predictable monthly payment. Keep in mind, if you take out a home equity loan, you will be making monthly payments on both your primary and secondary mortgages, so budget accordingly.
• Cash-Out Refinance – With a cash-out refinance, you refinance your primary mortgage for a higher amount than you currently owe. Then you pay off your original mortgage and keep the difference as cash. This option may be preferable to a second mortgage if you have a high interest rate on your current mortgage or prefer to make just one payment per month.
  
• Home Equity Line of Credit (HELOC) – A home equity line of credit, or HELOC, is a revolving line of credit, similar to a credit card. It allows you to draw out money as you need it instead of taking out a lump sum all at once. A HELOC may come with a checkbook or debit card to enable easy access to funds. You will only need to make payments on the amount of money that has been drawn. Similar to a credit card, the interest rate on a HELOC is variable, so your payment each month could change depending on how much you borrow and how interest rates fluctuate.
• Reverse Mortgage – A reverse mortgage enables qualifying seniors to borrow against the equity in their home to supplement their retirement funds. In most cases, the loan (plus interest) doesn’t need to be repaid until the homeowners sell, move, or are deceased.⁶

Tapping into your home equity may be a good option for some homeowners, but it’s important to do your research first. In some cases, another type of loan or financing method may offer a lower interest rate or better terms to fit your needs. And it’s important to remember that defaulting on a home equity loan could result in foreclosure. Ask me for a referral to a lender or financial adviser to find out if a home equity loan is right for you.

I’M HERE TO HELP YOU

Wherever you are in the equity-growing process, I can help. I work with buyers to find the perfect home to begin their wealth-building journey. I also offer free assistance to existing homeowners who want to know their home’s current market value to refinance or secure a home equity loan. And when you’re ready to sell, I can help you get top dollar to maximize your equity stake. Contact me today to schedule a complimentary consultation!

The above references an opinion and is for informational purposes only. It is not intended to be financial advice. Consult a financial professional for advice regarding your individual needs.

Sources:

1. National Association of Realtors –
   https://www.nar.realtor/blogs/economists-outlook/highlights-from-social-benefits-of-homeownership-and-stable-housing
2. Urban Institute –
   https://www.urban.org/urban-wire/homeownership-still-financially-better-renting
3. Census Bureau –
   https://www.census.gov/library/stories/2019/08/gaps-in-wealth-americans-by-household-type.html
4. Remodeling Magazine –
   https://www.remodeling.hw.net/cost-vs-value/2019/
5. Investopedia –
   https://www.investopedia.com/mortgage/heloc/home-equity/
6. Bankrate –
   https://www.bankrate.com/mortgage/reverse-mortgage-guide/

  

For years banks have asked for 20% down on a mortgage, but cash-strapped Americans are buying homes with less

Putting 20% down on a home purchase is daunting, and rightfully so.

For many young Americans struggling with student-loan payments, higher rent costs, and relatively stagnant salaries, saving a fifth of a home’s value to get a mortgage simply isn’t on the radar.

Would-be homebuyers are finding it can take years to save a full 20% down payment, especially for anyone living near a big city, where real-estate prices are soaring. According to data from the rental-listing site HotPads, a typical renter in Los Angeles will need nine years and 10 months to save for a full 20% down payment for the median home price of $717,000, assuming they’re saving a generous 20% of their income.

And for many millennials in particular, it’s just not feasible. A survey of 1,000 Americans planning to buy a home in 2020 by the real-estate listing site Clever found that 70% of millennials planned to put down less than 20%. Twenty-seven percent planned to put down less than 10% on their home purchase. Survey data from the National Association of Realtors found that 76% of Americans who bought a home in December put down less than 20%.

These days, the practice of putting down less than 20% to secure a mortgage is becoming more common, and real-estate agents say it’s a practical way to get into the market.

Buyers traditionally put 20% down to lower their interest rate and skirt insurance

The 20% figure comes from the minimum payment most lenders require to avoid paying private mortgage insurance, an extra monthly payment that can cost 0.3% to 1.2% of the loan’s principal balance. Banks charge PMI to borrowers who put down less than 20% to get some protection should the borrower stop making mortgage payments.

But Christian Morrison, a real-estate agent with Keller Williams in South Dakota, says that in areas where homes are increasing in value quickly, paying a small amount of PMI each month might be worth it while your home value climbs.

“I had a client that bought a house at the beginning of 2018 and they didn’t put any money down,” Morrison said, explaining that the client used a state program in South Dakota allowing people to buy a home without making a down payment. “They had to have PMI on it, which cost them an extra $86 a month.”

“At the end of 2019, they went back to the bank to see what the equity stake was at the moment,” Morrison continued. “And due to appreciation, their loan-to-value was 76%.” Loan-to-value ratios compare the size of your loan to the total value of the home, and generally, loans with loan-to-value ratios below 80% don’t require private mortgage insurance.

Once a mortgage’s value reaches 78%, private mortgage insurance is automatically canceled. You can request for it to be canceled sooner, however, once your loan-to-value ratio reaches 80%.

In this buyer’s scenario, the market helped the person reach 20% equity in just under two years. In a market that’s growing, Morrison says, PMI can be gone rather quickly. When the home’s value increases, the loan-to-value ratio decreases, making your loan eligible for PMI removal.

As for interest rates when you put down less than 20%, they may be slightly higher — Morrison says he typically sees interest rates for clients making low or no down payments increase by about 0.25%. That percentage can vary by state, however. It is also possible to refinance down the road to get a new interest rate on your mortgage, though you’ll have to have an appraisal and pay closing costs to complete the process.

You can buy a house with less than 20% down, and it’s not uncommon

Morrison bought his first home in 2019, at age 24. “I put 5% down on my house, which cost $157,700,” he told Business Insider. His down payment totaled about $7,800.

Putting 5% allowed him to start building equity sooner rather than later. “Where I live in the Black Hills, our appreciation is starting to jump up,” he said. “We’re starting to speed up to the point where if you don’t have a down payment, your interest rate may be a quarter percent higher, but you’re going to gain so much equity in that time. It’s either wait six months to a year and save up the money, or pay a little bit higher interest rate and gain a lot in equity.”

In his personal homebuying strategy, it worked. “My house was $157,000, and it’s already worth $185,000,” Morrison said.

In Morrison’s professional experience, he estimates that 90% to 95% of his clients have paid down payments of less than 20%.

In other parts of the US, especially in more expensive areas, it’s becoming common to make a smaller down payment. “I think 10% is, if not the new standard, it’s acceptable,” said Corrie Watterson, a realtor in Seattle. “Even if you’re below that, if you have a conventional loan at 3% down, it’s likely not going to impact the quality, price, or location of the home you can afford.”

Focus on the monthly payment, not the down payment

For those wanting to get the lowest interest rate possible, and make their offer stand out as much as possible, 20% down is still something to aspire to.

“Everybody likes to put down 20% if they can,” Watterson said. “It helps distinguish their offer from other offers in a multiple-offer situation. The smaller the loan, the less uncertainty, if you have a finance contingency, that the loan could potentially fall through somewhere between the offer being accepted and closing.”

But to Watterson, the down payment isn’t the main consideration when thinking about buying a home. “The most important thing is making sure that you feel confident that you can make your monthly mortgage payment, however much you put down,” she says.

Note that PMI does increase your monthly payments — for someone with a typical good credit score between 720 and 759, ValuePenguin reports that your private mortgage insurance will cost 0.5% to 0.41% of your home’s value each year. But PMI payments aren’t forever. As you build equity, you will be able to stop making them.

In Watterson’s experience, a lower down payment has become a way for many to get into homeownership and start building equity, despite the higher costs.

“Equity is still the major component of wealth for Americans who aren’t already wealthy,” Watterson said. “As long as you’re sure you can pay that potentially higher monthly payment at 3% down, at 10% down — versus 20% down — I do encourage my clients to consider it.”

Not sure how much you can afford to put down on your new home or just want to see your options?  Contact me and I can refer you to a mortgage specialist that can help you find the best solution for your specific situation.