fbpx
Turn Back Time
As the expression goes, "if I could turn back time", maybe you’d would do some things differently. If you’re wanting to buy a home, the regret may come from not getting a mortgage when rates were half of what they are today. There may not be a way to literally "turn back time" but you […]
Turn Back Time
As the expression goes, "if I could turn back time", maybe you’d would do some things differently. If you’re wanting to buy a home, the regret may come from not getting a mortgage when rates were half of what they are today. There may not be a way to literally "turn back time" but you […]

bb1fdf5b-36d0-4787-857d-904b3b681178.jpg

As the expression goes, "if I could turn back time", maybe you’d would do some things differently. If you’re wanting to buy a home, the regret may come from not getting a mortgage when rates were half of what they are today. There may not be a way to literally "turn back time" but you may still be able to get a mortgage with last years’ rates.

Let’s say a home was sold in the fall of 2021 for $350,000 with a 3% FHA loan. Today, winter of 2023, the home is on the market for sale at $400,000. There are buyers who have $40,000 for a down payment, who like the home, and want to purchase it.

At today’s mortgage rate of 6.42%, the $360,000, 30-year mortgage payment would be $2,2565.54 for the principal and interest. They have been looking for a year and in the past 12 months, the mortgage rates have doubled which will stretch their finances along with all the other inflationary pressures.

Their incredibly savvy agent has learned that the underlying mortgage is an FHA mortgage at 3.00% with a little less than 29 years remaining. This loan could be assumed by an owner occupant at the current rate which would save the buyer a considerable amount of interest.

The problem is that the buyers do not have enough cash to buy the equity. The unpaid balance is $328,902 which makes the equity about $71,000 which is more than the $40,000 they have available.

The agent believes that with the buyer using the $40,000, they should be able to get a second mortgage for the difference of $31,000. While it may not be possible to get a 30-year term on the second, it may be possible to get a 30-year amortization on the payment and have the second loan due in ten years.

Sources for the second loan could be the borrower’s local bank, a credit union, a relative or other investor not happy with what they’re earning on cash in the current market.

This could save the buyer over $600 a month. In addition to a lower payment, assumptions on FHA loans have lower closing costs, they’re easier to qualify for, and the lower mortgage rates allow them to amortize faster than a higher rate mortgage.

Buyer Scenario #1 … New Mortgage
Purchase Price $400,000
10% Down Payment $40,000
Mortgage at 6.42% for 30 years $360,000
Principal & Interest Payment $2,256.54
Future Value at 3% Appreciation in 7 years $493,342
Future Unpaid Balance $325,062
Future Equity $168,280
Buyer Scenario #2 … Assumption
Purchase Price $400,000
10% Down Payment $40,000
Assume Existing Mortgage at 3% for 28.8 Remaining Years $328,871
Assume Principal & Interest Payment $1,386.66
New Second Mortgage at 6.5% for 30 years $31,098
Payment on Second Mortgage $247.32
Total Monthly Payments $1,633.94
Monthly Savings $622.55
Future Value at 3% Appreciation in 7 years $493,342
Unpaid Balance on 1st Mortgage in 7 years $266,313
Unpaid Balance on 2nd Mortgage in 7 years $35,379
Future Equity in 7 years $191,649
Increased Equity Over New Mortgage $23,369

In the early 1980s, both Fannie Mae and Freddie Mac added "due on sale" and escalation of interest rate clauses to the standard verbiage on notes and mortgages. From a practical standpoint, this ended assumptions of most conventional mortgages.

FHA and VA continued to be assumable by anyone, regardless of credit, until 12/1/86 and 3/1/88 respectively. At that time, an owner-occupant could assume the existing interest rate but had to qualify to do so. Mortgage rates went down over the next three decades with only some temporary increases until January 2022 when they began to increase dramatically.

If a buyer had to qualify to assume a mortgage, especially if it was higher than the current rates, there was no compelling reason to put more money down for an existing mortgage. Now, in 2023, this environment has changed.

Many buyers who purchased using an FHA or VA mortgage in the past two to three years, benefitted from some of the lowest rates in over 50 years. The equities in these properties are still within reason to either assume cash to equity or consider a second mortgage for part of the equity.

If you’d like to learn more about how to assume FHA, VA, or USDA mortgages at lower rates than currently available on new mortgages, contact your real estate professional. Unfortunately, some agents are not aware of how assumptions work. Give us a call and we can walk you through the process and even have a spreadsheet that will analyze the comparison for you.

LIST OF BLOGS

If you’re on the sidelines, at least get ready…

If you're on the sidelines to buy a home, there are things you can do to be ready when you do get back in the game. Improve your credit score to qualify for the best mortgage rate available which are reserved for those with the highest scores. Get a copy of your...

Negotiating Your Position

The seller wants the most for their home and the buyer wants to pay the least possible. From the very beginning of the homebuying process, there are adversarial positions between the principals. If you happen to be in a multi-offer situation, it just complicates...

Buy Now, Refinance Later

The dilemma facing would-be buyers today is to wait until things settle down or move ahead in this unsettling economic environment. More specifically, the question should be, what are you waiting to settle down: mortgage rates, or prices or both? Mortgage rates...

Does high inflation discourage your from buying a home?

Inflation devalues the purchasing power of money and the interest earned on savings is almost always less than inflation. Tangible assets like your home consistently become more valuable over time. In inflationary periods, a home is a good investment and a hedge...

Did you know this about your credit?

Credit scores are used to assess risk and determine whether a borrower is approved or declined for a mortgage, credit card or some other type of credit. The score is a numerical value ranging from a low of zero to a high of 850 or 900 depending on the credit bureau....

Waiting for the Mortgage Rates to Come Down

Waiting for the mortgage rates to come down before you buy a home may not be a good decision. If you are correct, and the rates do come down by two percent, the savings you benefit from a lower rate will most likely be devoured by the appreciated price increase. As of...

Downsizing Options

Opportunities exist for a subset of homeowners, possibly in their 60's to 70's, who want to downsize to smaller homes for convenience, less maintenance, change of lifestyle, or to save money. These homeowners are more likely to have large equities and will not feel...

Concessions Make Your Home More Marketable

Sellers offer concessions as an incentive to encourage buyers to purchase their home. The concessions, paid for by the seller, benefit the buyer in ways that may be more appealing than possibly, being able to purchase the home for a lower price. In some situations,...

Building Your Home Buying Team

There are a lot of professionals involved in the homebuying process. And when these people can function as a team, the buyer is much more likely to end up where they want to be...in their new home. The lender is an integral part of the team unless you are going to be...

Securing Your Retirement

Social Security was established, on August 14, 1935, to take care of the country's elderly in their retirement years. Today, about 65 million or 1/6 of Americans collect benefits and the average monthly retirement amount received in January 2022 was $1,614 per month...

RECENT POSTS

Negotiating Your Position

The seller wants the most for their home and the buyer wants to pay the least possible. From the...

Buy Now, Refinance Later

The dilemma facing would-be buyers today is to wait until things settle down or move ahead in this...

Downsizing Options

Opportunities exist for a subset of homeowners, possibly in their 60's to 70's, who want to...

Securing Your Retirement

Social Security was established, on August 14, 1935, to take care of the country's elderly in...

ABOUT  TWENTY
THREE HOMES

The Twenty Three Homes are one of the premiere real estate groups locally, nationally and internationally, specifically dealing with high-end properties and exclusive clientele. Partner with Keller Williams Twenty Three Homes are full service real estate experts whose clients benefit from the custom tailored, hands on service while receiving all the exclusive amenities and resources of one of the most established and respected firms in the business.

GET IN TOUCH