Tag Archives: mortgage

Renters, it may be time to buy a home!

Screen Shot 2014-09-17 at 11.29.14 AMI was reminded again this week by how red hot the residential rental market is in the San Francisco Bay Area. Over lunch with a few friends, discussions quickly turned from the quick “what are you doing now” update to rants like “I am spending so much on rent…and my landlord is going to increase it again this year!” This statement is quite common for renters in non-rent controlled areas like Palo Alto or San Jose.

Finding a decent place to live in the Bay Area has always been a challenge, but it seems over the past 2-3 years the search has become even more formidable. However, with rents so high, the BIG $1M QUESTION is now does it make sense to continue paying high rent or is it better buy a house (or condo) and put the money towards a mortgage. Interest rates are so low now that monthly mortgage payments could actually be lower than paying rent! Yikes. The barrier to explore this option, however, lies in finding at least $200K in cash for a down payment. No matter your income level, obtaining that amount of cash is not easy and requires discipline. As I mentioned in a previous post, don’t buy that BMW M series with your options. Buy the house first!

Screen Shot 2015-11-22 at 6.45.36 PMI have been asked this “should I rent or should I buy” question several times recently. I am fan of buying a home as a longer term, 5-7 year play. I reached out to a mortgage broker friend to help build the business case for home ownership taking into consideration economic factors including home appreciation, tax benefits, etc. Of course, the analysis is positioned within the context that anyone considering buying a home should consult a CPA or financial planner to understand the implications for their specific circumstances. Come on guys, you know I had to say that!!!

Following is a rough analysis that focuses on the tax advantages of home ownership. The numbers used are for illustrative purposes only to explain the concepts. Feel free to manipulate the equations as needed. Or run a few calculations yourself using a “rent vs buy” calculator.

OK, let’s get to it! For example, let’s assume someone makes $120,000/year and is in a combined state and federal 30% tax bracket and will pay $36,000 in taxes.

Now, let’s assume a $800,000 home is purchased with a 20% down payment of $160,000 and with a $640,000 loan at 4%. The monthly payment breaks down as:

Monthly payment: $3,055.46

Property taxes: $833

Insurance: $80

Total Monthly Payment: $3,968

The same home could be rented for $3,000 per month, BUT don’t forget that the mortgage interest and property taxes are tax deductible. The high tech salaries being so high in the Bay Area this benefit is potentially HUGE. The annual interest paid on the loan in this example is about $25,000 and annual taxes are $10,000. As a result, taxable income has been reduced by $35,000. The buyer will pay $10,500 less in taxes, or $875 less per month, or the equivalent of $3,093/mo ($3,968 – $875).

But wait, there’s more to this. Now hear me out. Let’s assume the property value increases by a modest 5% per year. Over a 5-year term, the $800,000 property will be worth $1.021 million. Not bad, right?

Let’s assume rent increases by a modest 5% per year when in reality it has increased by much more!! Given the $3,000/mo rent in this example, rent will increase to $3,828 per month by year 5. Keep in mind that any renter (tenant) is at the mercy of a landlord and the laws that govern the local rental market as well. A renter could be asked to leave if, for example, the landlord wanted to sell the property.

Again, this scenario is designed to introduce the basic concepts to understand the benefits of buying a home vs renting. There are a ton of other factors to consider beyond the quantifiable including emotional benefits. We all have our hot buttons for what makes us happy.

Personally, I find happiness in home ownership from the remodeling and interior design perspective. I love that stuff. My mom spent many years as an interior designer and it rubbed off. Many family meals include conversation around what projects we are working on or what great home interiors we’ve seen. However, I have friends who are SCARED TO DEATH of any home project and prefer to just rent and let a landlord take care of it. To each his own.

However, my goal is to share with others the great opportunities, benefits and risks of home ownership to empower them to make their own decisions for what works best.

Kirk out.

Please send me an email (eric@dunstanproperties.com) or call me (408-674-2825) if you have any questions.

Advertisements

Finally! Innovation attacks the mortgage lending process with GoRefi!

We recently refinanced our house to take advantage of a rate one point lower than our current mortgage.  Wow, that’s a big chunk of money each month. However, the process to realize that savings was PAINFUL!  We worked through a broker, Finet Mortgage, who we’ve used for several transactions.  The team at Finet does a great job finding the best rate and is very helpful in managing the laborious document submission process.  Unfortunately, despite Finet’s best efforts, the refinance process is still not pleasant due to the lender’s processes, document requirements and lack of communication… that results in frequent rush requests to find certain pieces of paper.  All the back and forth frequently results in a longer time to close…and frequently in increased fees to get the work done.

There is so much room for improvement here.  EVERYONE has similar painful experiences.  There has got to be a better way!

GoRefiThere IS a better way and the innovation is coming from GoRefi.  I spent some time with their leadership and learned more about their product and value proposition.  Banks, be ware, GoRefi is well positioned to turn the mortgage lending process on its head…and can pass savings off to consumers at a lower interest rate.

GoRefi takes the friction out of the mortgage lending process by focusing on the major frustration points my wife and I complain about: poor lender communication, long times to close and elimination of exorbitant fees. GoRefi positions itself to:

  • Provide an interest rate .25% lower than most banks
  • Provide a 30% savings on closing costs
  • Close the transaction in 14 days…instead of the industry 60

Wow, this sounds great.  So, why did we use our broker and NOT GoRefi?

My wife and I have managed between us over 10 real estate transactions and I have to admit I’m a little hesitant to use GoRefi.  I’m sure many others experienced and inexperienced people may be hesitant as well.  I think the hesitancy can be appeased if GoRefi:

  • Articulates their legitimacy as a lender. I’d like to know if GoRefi is the loan originator…or if they also shop around to other lenders for the best rate. If they do make the loan, where does the money come from?  Where do their rate quotes come from?
  • Communicates their stability as a company.  Most people don’t care who originates the loan.  However, I personally find it frustrating when our loan is resold…and resold…and resold.  This is concerning for it means we need to revise our bank’s bill pay tool to submit payment.
  • Defines how they treat and protect all the data submitted.  At this point GoRefi does not clearly define what precautions they take to protect our identities and PII.  How do we know GoRefi is not a lead gen site that resells the information provided to legitimate and not-so-legitimate companies?  Yes, GoRefi does provide this information on a Security and Privacy page…but the links are in the breadcrumbs at the bottom of the home page.  This information needs to be FRONT AND CENTER.

Having met these guys it is clear they will have responses and processes in place to address each of my reasons for hesitancy.  However, consumers will not ASSUME this and need to be directly informed….or “spoon fed” this information.

Now assuming these concerns are addressed and a consumer does apply for a loan refinance, GoRefi must treat any customer like the Queen of England. GoRefi closes their refinance process definition with a bold statement:

Screen Shot 2014-02-28 at 1.10.47 PM

I think this is where GoRefi will win (and win BIG) customers or will crash.  As soon as the customer starts submitting the required documents, a GoRefi rep must become the customer’s best friend.  The rep must be available to answer any questions and must keep the customer informed of where they are in the process…at all times.  GoRefi must over communicate.  If not, consumer trust in GoRefi will quickly erode and lender will seem like all the others.

The big question that pops into my mind is can GoRefi afford the headcount needed to bring on these high touch reps? These reps are important hires and they each need to deliver an exemplary customer experience.  After all, GoRefi is striving to transform the lending process with consumers…and I think they are well positioned to do so.


%d bloggers like this: