Most buyers looking for a home begin the journey filled with excitement and a bit of trepidation. This is understandable when you consider that purchasing a home is one of the biggest financial decisions you will make during your lifetime. So of course you want to get it right — without a lot of uncertainty or stress about the process.
With me on your side, you can rest easy that I will be there for you during your whole journey, from home shopper to homeowner. And I intend to make your experience as easy and enjoyable as possible. Whether this is your first home or your tenth, read on in this guide for advice and tips to help you navigate today’s home buying process. Or reach out to me directly for a personal consultation around your specific situation.
5 REASONS TO BUY A HOME
Deciding whether to jump into the housing market or rent instead is rarely an easy decision – especially if you’re a first-time homebuyer. And even if you’ve bought a home before and are contemplating investing in another, it’s helpful to be reminded of all the wonderful reasons to become a homeowner.
Quality of Life Our living situation directly impacts how we feel about our quality of life, which is why many people dream of the day they have a home to call their own.
Financial Health Buying a home is one of the best ways to protect and grow your wealth. Real estate will typically ride out a market’s ups and downs and appreciate with time. You’ll also build equity as you pay down your mortgage.
Stability Rental prices over the last 10 years in the U.S. have increased by over 66%. In contrast, your fixed-rate mortgage payments on your home won’t rise at all.
Tax Deductions Homeowners receive tax deductions for mortgage interest and property taxes, which are both deductible on an individual’s federal income tax return.
Independence The freedom to do whatever they wish with their homes is a big incentive for many new homeowners, while others can’t wait to get out from under the thumb of their landlord.
TIMELINE OF A HOME SALE
Most people have a general idea of what happens in a home purchase, but we’ve found that these assumptions can have costly consequences. For example, you may have heard that you need to save 20% for a down payment, but did you know that there are financing options that don’t require that much? Your best bet for a successful home purchase is to lean on my experience and expertise, which is why I recommend that you reach out to me first as soon as you think of buying. I will then guide you through the rest of these events:
HIRE AN AGENT – Hire a professional who is a strong negotiator and a local market master. The sooner you connect with us, the more time we’ll have to craft your ideal homebuying strategy.
GET PREAPPROVED – Know what you can afford and prepare to make strong offers. Learn more about calculating your buying power and the preapproval process later in this guide.
TOUR PROPERTIES – Investigate local homes to find the one that satisfies your WHY, WHERE, and WHAT.
SUBMIT AN OFFER – Make an offer to purchase the home of your dreams. We’ll use market data and local expertise to help you craft the perfect one.
CONTRACT ACCEPTED – Be prepared for a counteroffer from the sellers. We’ll use our negotiation expertise to secure an offer that works for you AND appeals to the seller.
INSPECTION AND APPRAISAL – Make sure the property is in good condition and worth the price offered.
GO TO CLOSING – Sign the final paperwork and get the keys to your new home!
YOUR BUYING POWER If you’re in the market for a new home or investment property, one of the first questions you’ll probably ask is, “What can we afford?” A common misunderstanding is that a home’s list price determines whether or not you can purchase it. But that price doesn’t include housing-related expenses, such as annual property taxes, homeowner insurance, or any maintenance. Remember, you’ll live with your monthly payment, not the sales price. Therefore, what you should instead ask is, what is our buying power?
Buying Power Defined Your buying power is comprised of the total amount of money you have available each month for a mortgage payment. This means the money you have each month after fixed bills and expenses, as well as any money you’ve saved for a down payment, the proceeds from the sale of your current home (if applicable), and the amount of money you’re qualified to borrow.
Why Buying Power Matters Once you have clarity on your buying power, you’ll be able to buy the home you want, instead of settling for a home because you feel it’s the only one you can afford. It will also prevent you from becoming “house poor,” a common term for someone who’s put all their money toward the down payment, leaving them nothing left over for fees outside of their monthly house payment. Both scenarios can negatively impact the lifestyle you want to live. Understanding your buying power can help you get the home you want without sacrificing the lifestyle you desire.
Calculating Your Buying Power Buying power is calculated by adding the money you’ve saved for a down payment and/or the money you made from selling your home (minus fees and mortgage payoff) to all of your sources of income and investments that could be used to make your monthly payment. The general rule of thumb is that your monthly housing costs should be at or less than 28% of your monthly gross income. This number should include your mortgage payment towards your loan principal and interest as well as your property taxes and insurance (PITI).
SAVING FOR A DOWN PAYMENT
Your buying power is also impacted by the down payment you plan to make on your next home because the more you’re able to put down, the less you will have to borrow. In addition, with a down payment of 20% or more, you won’t have to purchase private mortgage insurance (PMI) and you may also be able to negotiate a lower interest rate. Read on for advice on how to save for your down payment.
First-Time Buyers If you’re thinking of buying a home one day, one of the first steps to take is to start saving for a down payment. Here are some tips to make saving easier.
Set a savings goal. One way to figure out how much to save is to use the average sales price for homes that are similar to what you want and figure out your target down payment percentage.
Cut back on expenses. Review your monthly expenses and look for ways to save. Think about items you can live without or cut back on temporarily while you’re saving.
Look for ways to boost your income. Get a side job or sell items online or at a garage sale to increase your income in a short amount of time. Be sure to save any windfalls you get, including your annual income tax refund or work bonuses.
Check out home-buying programs. Your state, county or local government may offer special programs, such as grants, for first-time buyers to use.
Ask your family. Twenty-eight percent of first-time buyers were given money from family or friends to use toward the down payment of their home.
Repeat Buyers If you’re thinking of buying another home, here are more ways to save more money, in addition to the tips listed above:
Rent a room. If you have an income flat (or mother-in-law unit) attached to your home, rent it out and channel the income into a high-interest savings account.
Make your money work for you. If you don’t plan to buy for at least five years, invest it and let the compound interest work for you. Discuss this option with your financial planner or broker to see if this is ideal for you and your goals.
Tap into your 401(k). If you have a 401(k) plan, you may be allowed to borrow a portion of it, the lessor of up to $50,000 or half of its value, for your down payment. Remember, it’s a loan so you’ll have to pay it back. If you leave or lose your job before you’ve repaid the loan, you’ll have between 60 to 90 days to repay the balance or face stiff taxes and penalties.
Investors Whether you’re buying a second home or a rental property, here are a couple more tips to save for a down payment.
Tap into your equity. If you’ve paid off or paid down your mortgage on your primary home, you may be able to tap into your equity to purchase another property. Contact your lender to learn more about a HELOC or home equity loan.
Get a partner. Find a friend or relative who’s willing to purchase property with you. Typically, you’ll split the costs and profits equally. Just make sure to work with an attorney to create a partnership agreement to fit your situation.
GETTING PRE-APPROVED
In the last year, 87% of buyers financed their home purchase. First-time buyers who financed their home typically financed 93% of their home, and repeat buyers financed 83%.2 If you will need a loan to purchase your next property, the most important step you can take is to get preapproved. Getting preapproved gives you clarity on how much you can afford, which makes it crucial to do before you start your home search. You’ve estimated your buying power already in this guide; a preapproval is concrete proof of that number. Knowing it will ensure that you don’t accidentally fall in love with a home outside your budget. In addition, having a preapproval letter proves to sellers that you are serious about buying and that you will be able to make good on your offer. This is an important competitive advantage in tight markets like ours. You don’t want to lose out on the home of your dreams just because someone else had all their ducks in a row and you didn’t.
Preapproval vs. Prequalification The two terms are often confused because they are so similar. But in reality, they are very different and it’s important that you understand the distinction.
Prequalification — An estimate of how much you could qualify to borrow. It doesn’t entail a credit check or official documentation.
Preapproval — Proof of your buying power. It requires a full loan application, a credit check, and documentation regarding your income and assets.
Loan Application Rules Your mortgage loan isn’t guaranteed until the final paperwork is signed. To ensure a smooth loan application process, and prevent any wrenches from getting thrown into your homebuying plans, follow these ten rules.
RULE #1: Do not change jobs, become self-employed or quit your job.
RULE #2: Do not buy a car, truck, or van (or you may be living in it)!
RULE #3: Do not use charge cards excessively or let your accounts fall behind.
RULE #4: Do not spend money you have set aside for closing.
RULE #5: Do not omit debts or liabilities from your loan application.
RULE #6: Do not buy furniture.
RULE #7: Do not originate any inquiries into your credit.
RULE #8: Do not make large deposits without first checking with your loan officer.
RULE #9: Do not change bank accounts.
RULE #10: Do not cosign a loan for anyone.
FINDING YOUR NEXT HOME
Whether you’re a first-time buyer or a seasoned homeowner, shopping for a new home can feel daunting. For more than half of home buyers, the most difficult step in the home buying process was finding the right property at 56%, which was even higher for Younger Millennials at 64%. That’s why we teach our buyer clients to focus on the WHY, WHERE, and WHAT. The first step to finding your ideal home is determining WHY you want to move. Do you need more space? Access to your preferred schools? Less maintenance? Or are you tired of throwing money away on rent when you could be building equity? Pinpointing the reasons why you want to move can help you assess your priorities for your home search. Next, you need to determine WHERE you want to buy. Do you prefer a rural, urban, or suburban setting? How long of a commute are you willing to make? Which areas feed into your preferred schools? These decisions will impact your day-to-day life while you live in the home. Finally, think about WHAT kind of home do you want to live in. Start with the basics, like your ideal number of bedrooms, bathrooms, and square footage. Do you prefer a one-story or two-story layout? Do you want a swimming pool? Keep in mind, you may not find a home with all of your “wants,” or even all of your “needs.” If you’re faced with a tough choice about how or what to compromise in your home search, return to your WHY.
Sources
Statista – https://www.statista.com/statistics/200223/median-apartment-rent-in-the-us-since-1980/
NAR 2021 Profile of Home Buyers and Sellers – https://cdn.nar.realtor/sites/default/files/documents/2021-highlights-from-the-profile-of-home-buyers-and-sellers-11-11-2021.pdf
NAR 2022 Home Buyers and Sellers Generational Trends Report – https://cdn.nar.realtor/sites/default/files/documents/2022-home-buyers-and-sellers-generational-trends-03-23-2022.pdf