Should I tap my home equity to pay off debt?

By Sabrina Karl

With credit card rates averaging over 16% and the national average for 30-year mortgages running in the mid 4% range, it’s easy to see why homeowners consider tapping home equity to pay off other, costlier debt. But it’s a risky maneuver that shouldn’t be taken lightly, and in some cases, should be avoided altogether.

First, it’s important to realize that paying off credit cards or any other debt with home equity doesn’t actually pay anything off. It only shifts your debt around.

Also, the move is unwise if it’ll drop your home equity below 80%, as you’ll then be hit with expensive private mortgage insurance, which would erase any gains you’re aiming for by refinancing.

You’ll also need to weigh the closing costs you’ll be charged. And recognize that although your expensive debt will move to a significantly lower rate, you’ll now be stretching it over 15 or more years. That means you may actually pay even more for those credit card expenses in the end.

The risk to your home is another serious consideration. Unlike card debt, mortgages and home equity loans are secured with your home as collateral. Default on your mortgage and your house could be in jeopardy. So it’s critical you can reliably afford the new monthly payment, as there is no “minimum payment” fallback on mortgages.

If you can get a lower mortgage rate or shorter term than you currently have, then “cash-out” refinancing to pay off debt can work. But it’s a much more dubious play if your rate or term will increase.

In that case, you’re better off adding a home equity loan that’s dedicated to paying off your expensive debt. Or, just keeping the card debt as is, but with a new vengeance to pay it off as aggressively as you can.

Should I consider an adjustable rate mortgage?

By Sabrina Karl

Anyone who’s ever shopped for a home loan knows they come in two main flavors: fixed rate and adjustable rate mortgages, or ARMs. While traditional 30-year fixed mortgages have long been a homeowner favorite, sometimes an ARM can be a smart move.

Here’s how ARMs work. For a period of years – usually 3, 5, 7 or 10 – the mortgage behaves like a standard fixed-rate loan. You’ll know your rate upfront and it won’t change during that initial period.

After that, your lender can adjust your rate, raising it if national rates have moved higher, or lowering it if rates have dropped. Therein likes the risk with ARMs since no one can reliably predict where rates will move several years in the future.

Of course, you’ll earn a trade-off in exchange for an ARM’s risk. You’ll notice that ARM rates are noticeably lower than 30-year fixed rates. So while they are less predictable over time, you’ll be guaranteed to pay a lower rate for the initial period.

That means an ARM could be a wise choice if you expect to stay in your home less than the number of years in the ARM’s fixed period.

But if your expectations prove wrong and you live in the home long enough to reach your ARM’s adjustable period, you’ll find yourself at the mercy of current market rates. Right now, rates are forecasted to be on an upswing given the Federal Reserve’s movements. But after that, it’s impossible to know where rates will be headed.

In the end, adjustable rate mortgages are an easy choice when you know you won’t live in your home for the long haul. But if you’re like the many homebuyers who aren’t sure how long they’ll stay, a fixed-rate mortgage can be the safer and more penny-wise move.

Is my property tax still deductible? What about mortgage interest?

By Sabrina Karl

Now that the dust has settled on Congress’ new tax plan, let’s look at what the final version means for homeowners.

Starting with the 2018 tax year, the bill changes how much we can deduct for three homeownership expenses: property taxes, mortgage interest and home equity interest.

Property taxes have seen the most press because the change here is significant. Previously, any amount of state and local income taxes was deductible if you itemized deductions, as is common for homeowners. This includes any state income tax, sales taxes and, most importantly here, real estate tax on your primary residence.

In the new plan, however, the allowable deduction for the sum of these taxes is capped at $10,000. So if what you pay for property tax plus your state’s income and sales tax exceeds that amount, the payments above $10,000 are no longer deductible.

The other significant homeowner deduction goes to those with a mortgage or home equity loan, allowing you to deduct interest paid on that debt. In the new bill, mortgages and home equity debt diverge, and your mortgage date will determine how much interest is deductible.

For mortgages originated before Dec. 15, 2017, there’s no change – you can deduct all interest incurred on a debt up to $1 million. But on mortgages taken out Dec. 15, 2017 or later, you can only deduct interest on loan amounts up to $750,000.

The treatment of home equity debt is changing more starkly. Starting with your 2018 taxes, the deduction for interest paid on home equity loans or lines of credit has been eliminated.

It’s important to note that although homeownership deductions are being diminished, the tax bill includes other potentially offsetting changes. So whether your 2018 tax bill increases or decreases will vary widely by region and individual situation.

Should I refinance to pay for home renovations?

By Sabrina Karl

Refinancing a mortgage can be a powerful tool for homeowners. While it’s often done to snag a lower interest rate, another popular reason is turning your home’s equity into cash for home improvements.

Increasing your mortgage balance to renovate or repair your home may be reasonable, or even smart. But not always. You’ll want to consider the trade-offs carefully.

For instance, if refinancing will substantially raise your interest rate, it’s likely not a great move. Also, if you think you’ll sell your home within the next few years, opting for a home equity loan or line of credit will probably serve you better than opening a new mortgage.

You’ll also want to forego refinancing if you don’t have upwards of 20 percent equity in your home. That’s because dropping below this threshold will trigger private mortgage insurance, which is an expense you want to avoid.

Also keep in mind that refinancing isn’t free – you’ll incur some costs for the privilege – and it will involve running a credit check, so will impact your credit score.

But if you expect to keep your home five or more years, and can get a comparable or better APR on your new mortgage, refinancing can be a good source of funding for that home improvement project.

Renovations like major updates or adding to a home’s size are good candidates for tapping home equity since they’ll also increase the value of your home. But cashing in equity for a new roof can also make sense, especially if your only other option is accessing a credit card or other high-interest loan.

In any scenario, the smartest move is researching what the refinancing will cost, how your other funding options and costs compare, and how the new mortgage amount and rate will affect your monthly payments.

Can I prepay my mortgage?

By Sabrina Karl

With mortgages being the longest-lasting debt for most Americans, paying that obligation off early is tempting. And if you consistently have money left over after paying bills each month, investing some of that surplus in your mortgage can indeed be a smart move.

But whether it’s wise given your particular situation has to start with whether your mortgage allows it. Penalties for prepaying your mortgage were fairly common in the 1990s and early 2000s. They’ve since fallen mostly out of favor, but some lenders still impose them, especially for subprime mortgages.

So your first smart move before paying anything beyond your monthly obligation is to check your closing documentation or call your lender to find out if any type of prepayment penalty is stipulated. This is also a good question to ask if you’re currently considering a new mortgage.

Once you’ve held a mortgage five years, the chances are high that you’re safe from prepayment ramifications. That’s because the bulk of prepayment penalties target payoffs during the first two to five years of the loan. Paying off the debt in those early years by selling the home or refinancing can trigger the penalty.

But if you’re beyond the five-year marker, or are your using a lump-sum inheritance or other windfall to pay off some, but not all, of your mortgage, most lenders will take no issue with this prepayment. Similarly, adding a little extra to your payment every month or making 13 mortgage payments a year instead of 12 also typically doesn’t incur any penalties.

Whether mortgage prepayment makes sense for you depends on a variety of factors we’ll address in a future article. But no matter that conclusion, understanding the rules in place on your current mortgage – or a new one you’re considering – is a critical move.

Refinancing can be smart for mortgages above 5 percent

By Sabrina Karl

Although many homeowners have refinanced during the last five years of historically low mortgage rates, you’re not alone if you don’t have your own rock-bottom rate. Maybe your credit score prevented you from getting a top rate at the time, or perhaps you opted for an adjustable-rate mortgage that has since seen its rate rise. Or maybe refinancing seemed so daunting you just never got around to it.

Whatever the reason, if your APY is above 5 percent, you’re a good candidate to investigate refinancing. That threshold comes from two factors: a national average for 30-year fixed mortgages that’s currently hovering around 4 percent, and the rule of thumb that refinancing is often worth it when you can lower your rate by 1 percent or more.

Drop your rate from 5 percent to 4 percent on a $150,000 mortgage balance and you’ll save about $90 a month. But beyond the lower payment, you’ll also be putting more towards principal every month because you’ll be spending less on interest. That means you’ll build equity in your home more quickly.

Of course, some research and shopping around will be required. As the name implies, the national average is a middle number of all the mortgage rates currently on offer across the country. So while some lenders are charging more, you can find others charging less.

Obviously, the lower the rate you can lock in, the better, assuming the associated costs are reasonable. Fees vary widely, so shopping for your best option means comparing not just the rate for each mortgage, but also that lender’s estimated refinancing costs.

While some refinancing options carry a hefty expense that won’t make economic sense for you, others will be affordable enough that you can easily recoup the expense with savings from your new, lower interest rate.

What’s the difference between getting pre-qualified and pre-approved for a mortgage?

By Sabrina Karl

If you’re shopping for a new home, it’s smart to get a mortgage lender involved early. But does that mean getting pre-qualified or pre-approved? Knowing the difference can save you from a common homebuyer mistake and possible missed opportunities.

Pre-qualification is easier and comes first for most buyers. Based on debt, income and asset information you provide, the lender recommends the type and amount of mortgage they’ll likely approve for you. The process is quick and generally free, and involves no credit analysis

As a result, the pre-qualification amount is only an estimate of what you might be able to expect. If you’ve overlooked reporting any debts, have overstated income or assets, or have less than excellent credit, you may find out later your approved mortgage amount is less than your pre-qualification

Once you’ve gotten serious in your house hunting, it’s wise to apply for pre-approval and pay the fee it usually requires. Here, you provide information for the lender to confirm and analyze your debt, income and assets, as well as your credit score and report.

With this, the lender can commit on the type and amount of mortgage they’re willing to offer you, as well as the rate. This is conveyed in a conditional commitment letter, which confirms you have financing for homes at or below the approved amount.

If you’re sure you plan to buy, pre-approval offers advantages that are worth the application fee. Not only does it help you avoid wasting time on homes beyond your price range – it can also give you an edge with a seller, as it demonstrates you can move quickly without a contingency to secure financing.

Pre-qualification is a great first step for most home buyers, but as soon as the house hunt becomes serious, pre-approval becomes your next smart move.

What is the loan-to-value ratio?

By Sabrina Karl

For lenders, extending mortgages is a risk calculus. The riskier it seems that a homebuyer will repay their mortgage in a timely manner, the higher the rate the bank will offer. Meanwhile, for applicants appearing to be safer bets, banks extend more attractive terms.

One of the top-level measures lenders use to determine the risk factor of any applicant is the loan-to-value ratio. This calculation determines what share of the home’s value will be mortgaged, by dividing the requested loan amount by the home’s appraised value.

Take the example of a home appraised at $250,000. If you make a $25,000 down payment, the requested mortgage will be $225,000. Divide that by the $250,000 appraised value and you get a loan-to-value ratio, or LTV, of 90%. If instead you put down $50,000, the mortgage drops to $200,000 and with it, the LTV to 80%.

Lower LTV ratios will garner better rates, within certain tiers. For instance, 80% is the standard threshold at which almost all lenders will offer a lower APY. That’s not to say you can’t get a mortgage with a 90% or higher loan-to-value. FHA loans, for instance, are generally only provided for LTVs of at least 90%.

But while 80% is a worthy goal for any homebuyer aiming to get their best deal, dropping the ratio even lower can earn you still better rates. Most lenders will lower their rates at every 5% or 10% LTV mark, so putting enough money down to achieve a 75% or 70% loan-to-value ratio will reward you with a lower APY. There is a limit, though, with lenders typically stopping the rate drops after reaching a 60% LTV.

Once you know the home’s appraised value, understanding loan-to-value ratios enables you to target your down payment to secure the best mortgage rate available.

When it makes sense to refinance

By Sabrina Karl

When you took out a mortgage on your home, chances are you choose the best option for your needs at the time. But because personal and financial situations change, as do housing markets and interest rates, the best mortgage for you today is not always the same one you currently own. That’s when it may be time to refinance.

Even though refinancing isn’t cost-free, it can be a smart move for a wide range of reasons. Probably the most common motivator is to lower your mortgage interest rate. If currently available rates are 1 percent or more below your existing APY, refinancing may be worth the cost to lower the amount of interest you pay and therefore your monthly payments.

Others will refinance to change the length of their term, either shortening it, for example, to be debt-free by retirement, or lengthening it in tandem with lowering their rate because they want or need to minimize their payments.

Another attractive reason to refinance is if you hold an adjustable-rate mortgage (ARM) and either decide you’ll be in the house long enough to make a fixed-rate mortgage pay off, or see that your ARM is now charging more than currently available fixed-rate mortgages.

But there’s still another frequent reason for refinancing, and that’s to turn home equity into cash for other purposes. If you refinance to a loan amount that’s higher than your current mortgage balance, you’ll receive the difference in a payout. Many homeowners take advantage of this opportunity when they need to fund a large purchase or a home renovation project. Others will do a cash-out refinance to consolidate debt, such as paying off high-interest credit card balances.

In any case, refinancing involves costs and potential risks, so it’s important to weigh these carefully against your calculated benefits.

Why 15-year mortgages are worth a look

By Sabrina Karl

The 30-year fixed mortgage is the apple pie of home financing, with roughly 9 in 10 borrowers choosing the long-term option. But that doesn’t mean it’s your only or best choice. For many homeowners, a shorter 15-year loan offers considerable savings.

There are just two differences between 15- and 30-year mortgages: first, the length of the term, and second, because the lender’s risk with you lasts 15 years instead of 30, the interest rate. A rule of thumb is that 15-year rates run about 0.75 percent lower than their 30-year siblings.

For most borrowers, the choice comes down to affordability. A 30-year loan offers the lowest monthly payments, allowing the flexibility to buy a more expensive home than you could with a 15-year term, or leaving more money for competing priorities such as retirement or college.

But with a higher rate and a twice-as-long term, the 30-year mortgage will ultimately cost a great deal more than the 15-year option. Over 30 years, a $150,000 mortgage at 4 percent will cost about $258,000. Meanwhile, borrowing the same $150,000 for 15 years at 3.25 percent will cost just $190,000, saving you almost $70,000.

Of course, the benefit doesn’t come without its trade-off. The monthly payment for the 30-year loan will run about $716, while the 15-year mortgage will require committing to a $1,054 payment.

Still, if you can afford the higher payment and your income is reliable, the 15-year term will save a considerable sum, and get you debt-free sooner. Indeed, it’s a particularly great option for those approaching retirement.

Want the 15-year savings but leery of committing to higher payments? A hybrid is to take a 30-year loan but make payments at the 15-year level, still saving a substantial amount while retaining your option to make lower payments during lean times.