chapter 9: the housing expenditure

Chapter 9: The Housing Expenditure

Objectives

Discuss the options available for rented and owned housing and whether renters or owners pay more for housing.

Determine how much buyers can afford for housing.

Discuss the various mechanisms for financing a home.

Objectives

Identify the numerous costs of buying a home, including principle, interest, and closing costs.

List and describe the steps in the home-buying process.

Identify some important concerns in the process of selling a home.

Housing Decision

Young Single•Rental housing has limited maintenance and offers mobility.•Purchase a home or a condominium for financial and tax benefits.

Single Parent•Rental housing can provide suitable environment for children and some degree of housing security.•Purchase low-maintenance housing to meet financial and social needs of family.

Young Couple, No Children•Rental housing offers convenience and flexibility of lifestyle.•Purchase housing for financial benefits and to build long-term financial security.

Couple, Children No Longer At Home•Rental housing for convenience, flexibility for changing needs and financial situation.•Purchase housing that requires minimal maintenance and meets lifestyle needs.

Couple, Young Children•Rental housing can provide facilities for children in a family-oriented area.•Purchase a home to meet financial and other family needs.

Retired Person•Rental housing meet financial, social, and physical needs.•Purchase housing that requires minimal maintenance, offers convenience, and provides needed services.

Renting Your Residence

Advantages Mobility Fewer responsibilities Lower costs initially More amenities

Disadvantages Few financial benefits Restricted lifestyle Cost of renting - deposits Legal concerns of a lease

Largest Physical Capital Investment Made by a Family is a HOUSE.

Home Ownership rates 2012: US = 65.4% (lowest since 1997) Utah = 71.5%

Since 1900, home ownership has been in excess of 40% in the U.S.

The Percentage of Families Owning Homes Over Time

46.7 45.7 45.6 47.843.6

5561.9 62.9 64.4 64.2

67.4 68.866.9

0

10

20

30

40

50

60

70

1900 1920 1940 1960 1980 2000 2010

%

Housing Prices are determined by Supply & Demand

Demand Average household size down Average income up Availability of substitutes down Life cycle stage of housing

Childhood home, apartment, starter home, family home, empty nest home, retirement home, institutionalization or back to family, burial vault

Supply Business cycle

Advantages of Owning

Pride of ownership American dream/norm

Reduced income taxes deduct property taxes deduct mortgage interest

Advantages of Owning

Build an equity pay down the loan price appreciation

Builds your credit rating Forced savings-portion of mortgage payment

goes toward building up equity. Hedge against inflation Lifestyle flexibility

can express your individuality

(continued)

Disadvantages of Owning Financial risk

need down payment home prices could drop Opportunity cost of money tied up in

purchase. Limited mobility

can take time to sell Higher living costs

maintenance repairs & improvements utilities & insurance real estate taxes

Renting vs. Owning Your Home

Based on cash flow, renters appear to win

After taxes and appreciation, owners usually win

WHO PAYS MORE:

1. What is the time period over which the household plans to own/rent?

2. What are the one-time fixed costs associated with purchasing the home? down payment closing costs (e.g., points, fees)

Do you pay these costs if you are renting?

A Cost-Benefit Approach (CBA) to the home ownership decision

3. What are the recurring (i.e., monthly) NET costs associated with owning compared to renting?

How much more does it cost you to own than to rent every single month? You want to get that money back at the end…

Sum of owning costs (mortgage payment, property taxes, hazard insurance, operating and maintenance expenses) minus tax savings

Sum of renting costs (rent, operating expenses) 4. What will the outstanding loan balance be at the end of the time

period? You have to pay off your loan when you sell

5. What will the estimated selling costs be at the end of the time period? You need to pay a realtor, and you want to get those dollars back


6. Place all of these costs into future value dollars using 3% real interest rate Remember, all of our dollars have to be at one point in time – we are putting all of our

dollars in to the future One-time costs (because these costs are one-time costs):

FV=PV(1+r)n

Recurring costs (because these costs happen every single month):

Loan balance (already in future dollars; do not need to use a formula): Selling costs:

Add up the one-time costs, recurring costs, loan balance, and selling costs, for the total costs expressed in future value terms This equals the minimum required future value of the home, or the break even price This is how much you have to sell your home for in the future in order to get back all of the

dollars that you have spent

r

rPVFVA

n 11


7. Compute the interest rate This interest rate is the annual rate of

appreciation that will have to occur if you are to break even on purchasing a house rather than renting for n years. This converts the dollar amount into an interest

rate, so that you can compare your housing investment with other types of investments

1

1

n

PV

FVr


DECISION RULE -

If the forecasted rate of housing appreciation is greater than the calculated interest rate, then economic benefits of home ownership outweigh the economic costs. So, buy the house

If the forecasted housing appreciation rate is less than the calculated interest rate, then the economic costs of home ownership outweigh the economic benefits. So, rent

Example

Original Purchase Price = $100,000 1. Time period = 8 years 2. One-time fixed costs:

Down Payment = $10,000 Closing Costs = $3,000 Total = __________

3. Recurring Net costs Sum of owning costs – tax savings = $1200 Sum of renting costs = $900 Net Costs = $1200 - $900 = _______

4. Loan balance: $81,900 (get from amortization table) 5. Selling Costs: $6,000

6. FV of one-time costs =

FV=13000(1+.03)8

FVA of recurring costs (with monthly compounding) =

=$16,468

= $32,504

0025.

10025.1300

96

FVA

Example

6. Now, add up all of the future costs: FV FVA Loan Balance Selling Costs

= $136,872 ($16,468 + $32,504 + $81,900 + $6,000)

Example

7.

= 0.04 or 4%

1000,100

872,136 8

1

r

Example

Decision = if forecasted housing appreciation rates

are higher than 4%, you should buy this house

Example

Renting versus Buying Place of Residence

RENTAL COSTS EXAMPLE YOUR FIGURES

Annual Rent Payments $15,000

Renter’s Insurance 210

Interest Lost on Security Deposit (amount of security deposit times after-tax savings account rate) 36

Total annual cost of renting $15,246

Annual mortgage payments $15,168

Property taxes (annual) 4,800

Homeowner’s insurance (annual) 600

Estimated maintenance and repairs (1%) 2,000

After-tax interest lost on down payment and closing costs 750

Less financial benefits of home ownership

Growth of equity (1,120)

Tax savings for mortgage interest (annual mortgage interest times tax rate) (3,048)

Tax savings for property taxes (annual property taxes times tax rate) (1,344)

Estimated annual appreciation (1.5%) (3,000)

Total annual cost of buying $14,806

Comparing an apartment with $1,250 of monthly rent and a home that cost $200,000. A 28% tax rate is assumed.

Housing Options for Home Buyers

Single-family dwelling tract housing built on speculation by builder built to your specifications previously lived in home manufactured home mobile home

Home Buying Process Step 1: Determine Ownership Needs

How much you can afford down payment loan amount size and quality handyman’s special sweat equity

Home Buying Process Step 2: Finding and Evaluating a Property to Purchase

Select a location Zoning laws Covenants, codes and restrictions Using a real estate agent Property appraisal Conducting a home inspection

9-15

Home Buying Process Step 3: Pricing the Property

Determining the price to offer Negotiating the purchase price

seller’s or buyer’s market earnest money

Contingency clauses home passes

structural inspection able to get a loan

Estimating Mortgage Loan Payments for Principal and Interest

Estimating Mortgage Loan Payments for Principal and Interest(Monthly Payment per $1,000 Borrowed)

Payment Period (Years)

InterestRate (5)

15 20 25 30

4.5 $7.6499 $6.3265 $5.5583 $5.0669

5.0 7.9079 6.5996 5.8459 5.3682

5.5 8.1708 6.8789 6.1409 5.6779

6.0 8.4386 7.1643 6.4430 5.9955

6.5 8.7111 7.4557 6.7521 6.3207

7.0 8.9883 7.7530 7.0678 6.6530

7.5 9.2701 8.0559 7.3899 6.9921

8.0 9.5565 8.3644 7.7182 7.3376

8.5 9.8474 8.6782 8.0523 7.6891

9.0 10.1427 8.9973 8.3920 8.0462

9.5 10.4422 9.3213 8.7370 8.4085

10.0 10.7461 9.6502 9.0870 8.7757

Note: To use this table to calculate a monthly mortgage payment, divide the amount borrowed by 1,000 and multiply by the appropriate figure in the table where the interest rate and the time period for the loan intersect. For example, a $150,000 loan for 30 years at 9 percent would require a payment of $1,206.93 [($150.000/1,000) x 8.0462]; over 15 years it would require a payment of $1,521.41.

Effect of Down Payment

Effect of Down Payment Size on Monthly Payment for a $150,000 Home(7 Percent Mortgage Loan for 30 Years)

DownPayment

AmountOf Loan

MonthlyPayment

$5,000 $145,000 $964.69

10,000 140,000 931.42

15,000 135,000 898.16

20,000 130,000 864.89

25,000 125,000 831.63

How do households finance the purchase of a house?

Down payment typically 10% of selling price, but 20% is the

magic number

Mortgage loan to pay the seller the difference between

the purchase price and the down payment

Mortgage choices impact the economic cost of a home

Conventional fixed rate, amortized 5, 10 or 20 percent down 15, 20 or 30 years of fixed payments

Government guaranteed Veterans Administration Federal Housing Administration

Adjustable rate mortgages varies with the prime rate but has a rate cap

Type of Mortgages

Type of Mortgages

Graduated payment payments start lower and go up for persons whose income will increase

Balloon fixed monthly payments plus one large

payment, usually after 3, 5 or 7 years Growing equity

payment increases to allow loan to be paid off more quickly

(continued)

Type of Mortgages Shared appreciation

borrower agrees to share appreciated value of the home with the lender

Home equity loans a second mortgage home is collateral and interest may be tax

deductible Reverse

a loan based on the home equity Refinancing

(continued)

Economic Advantages and Disadvantages of Fixed Rate Mortgage?

Advantages: future housing costs are known with relative certainty

(only possible changes are property taxes, insurance, and utilities)

can choose 15-year, 20-year, 25-year, 30-year, 40-year, or 50-year loan time

interest deductions from income taxes are high during the early years of the loan

Economic Advantages and Disadvantages of Fixed Rate Mortgage?

Disadvantages: more difficult for young households (with lower

incomes) to qualify Locked in to the fixed rate. Tax advantages lessen over time (typically at the

point where household income and the marginal tax rate are both rising)

Fixed rate FHA or VA mortgage

Federally insured mortgages If the borrower defaults, the lender still gets the money.

Advantages: interest rates frequently lower on FHA or VA

mortgages than on conventional mortgages qualifying is typically easier FHA/VA loans are assumable down payment requirements are typically lower

Fixed rate FHA or VA mortgage

Disadvantages: loan limits (2008 = $729,750 in SLC, Summit, and Tooele

Counties; $323,750 in Utah County; $271,050 most everywhere else)

insurance fees (1.5% upfront, + 0.50% per year of the loan amount – can be financed)

typically pay additional points (one-time, fixed costs) Rates on 10/30/08 30 year fixed is 6.46%, with 0.7 points 15 year fixed is 6.19%, with 0.7 points

May take longer to process

Self-amortizing, Adjustable Rate Mortgage (ARM) Interest rate and monthly payment are both

variable (e.g., adjustable). Example:

loan amount = $200,000 interest rate = 6.0% initially time period = 30 years initial monthly payment: $1199.10

More about the ARM interest rate

Index - market interest rate that is not directly controlled by the lender. It is used to initially set and periodically adjust the interest rate on the loan

Spread - the amount that is added to the index to arrive at the the ARM interest rate.

More about the ARM interest rate

Frequency of rate change - how often the lending institution can change the ARM interest rate.

Rate cap - limitations on either the increase or the decrease in the ARM interest rate that can occur at a point in time.

Frequency of payment change - how often monthly payments can change (typically the same as frequency of rate change -- if not, there is the possibility of negative amortization)

Economic Advantages and Disadvantages of an Adjustable Rate Mortgage?

Advantages: Initial interest rates are typically lower If you are buying when mortgage rates are high, but

expected to fall in the future

Disadvantages: Greater uncertainty about what future mortgage

payments will be

Graduated Payment Mortgage (GPM)

Interest rate is fixed but the monthly payment rises over time -- supposedly as the household’s income rises.

Example: loan amount = $200,000 interest rate = 7.0% time period = 30 years

monthly payment at first is $800 (rather than $1330.60) After 2 years, payment goes to $1000 After another 2 years, payment goes to $1200 Then payment is $1553.60 for the rest of the loan (24 years)

Interest Payments on a Graduated Payment Mortgage

Month 1: payment = $800.00 interest owed: $200,000(.07/12) = $1166.67 loan increased by: $1166.67 - $800 = $366.67

Month 2: payment = $800.00 interest owed: $200,366.67(.07/12) = $1168.81 loan increased by: $1168.81 - $800 = $368.81

This is an example of negative amortization

Economic Advantages and Disadvantages of a Graduated Payment Mortgage?

Advantages: Easier to qualify for lower income households lower monthly payments early in the mortgage

Disadvantages: Loan amount is larger than with a conventional, fixed

rate mortgage Payments will be higher in the later stages of the loan

(must be confident that income will rise or else this may present a problem)

Reverse Equity Mortgages (REM)

A reverse mortgage is a loan against your home that you do not have to pay back for as long as you live there. It can be paid to you all at once, as a regular monthly

advance, or at times and in amounts that you choose. You pay the money back plus interest when you die,

sell your home, or permanently move out of your home.

Reverse mortgage loans typically require no repayment for as long as you live in your home.

Your house must be paid off (or close to it) You must be over 62

REMs

Advantages: Way to access your home equity without

having the burden of repayment Creates income

Disadvantages: Reduces the value of your estate Your home must be sold after your death to

repay the REM, if liquid assets are not available to pay off the REM

Interest Only Your payment only covers the interest owed on the loan

Then you have a balloon payment after a specified # of years (e.g. 7 or 12) with the principal balance due

Or your loan will amortize over a shorter amount of time E.g. 40 yr IO – pay IO for 10 years, and then amortized over 30

yrs Advantages:

Lower monthly payments Maybe good for rental properties and/or high-equity growth

areas Disadvantages:

Negative amortization may occur No gain in equity from principal reduction Very risky

Summary: Economic Costs and Economic Benefits of Various Mortgage Instruments Depend Upon...

Life cycle stage Business cycle stage Risk tolerance Liquidity needs

How do those mortgages stack up?

Loan Type

Interest Rate

Monthly Pmt

Compared to a 30-yr

r pd in 5 yrs

Equity created in 5 yrs

5/1 Interest Only

6.29% $1,572.50 ($367.32) $94,350 $0

15-yr fixed 6.32% $2,583.73 $643.91 $84,415 $70,609

30-yr fixed 6.72% $1,939.82 $0 $97,922 $18,467

40-yr fixed 6.97% $1,857.76 ($82.06) $103,220 $8,245

50-yr fixed 6.97% $1,798.18 ($141.64) $103,908$3,983

How to reduce the amount of interest paid on your mortgage

Pay extra principal every month Pay next month’s principal this month

Pays off a 30-year mortgage in about 15 years and 8 months

Pay bi-weekly Pay 26 half payments a year, or 13 monthly payments Cuts about 7 years off of 30 year mortgage

Pay semi-monthly Pay 24 half payments a year Cuts about 5 years off of 30 year mortgage, without

ever paying extra

Is this a good deal? Currently 8 years left on a mortgage, paying

7.35% with a payment of $642 Refinance to a 15 year mortgage at 5.25% with

a payment of $450

Answer = NO Under current payment plan, will pay 642(8)(12)

= $61,632 over next 8 years Under refinance, will pay 450(15)(12) = $81,000

over next 15 years More out of pocket, and more opportunity costs

Determine the amount of down payment mortgage insurance

Qualifying for a mortgage can be pre-qualified based on income, assets,

debts, credit history and length of loan purpose of “points” (prepaid interest)

The home loan application process fixed or adjustable rate mortgage locking in an interest rate - search Web

Home Buying Process Step 4: Obtaining Financing

Qualifying for a Mortgage

Amount available for down payment Amount of income Amount of other debts Credit rating Current mortgage rates Length of loan desired

Title insurance and search fee Attorney’s and appraisers fees Property survey Recording fees; transfer taxes Credit report Termite inspection Lender’s origination fee Tax and insurance reserves Pre-paid interest Real estate commission

Home Buying Process Step 5: Closing the Purchase Transaction

Closing Costs

The Main Elements of Buying a Home

Location Down payment Mortgage application Points Closing costs TIPI (taxes, insurance, principal, interest) Maintenance costs

Selling Your Home

Preparing your home Determining the asking price

Appraiser Realtor

For sale by owner or use a broker Listing with a real estate agent

Make Sure Security Deposit Is Returned

1. List damages/defects before moving in unit. 2. Maintain unit and promptly notify landlord of

any problems. 3. Give proper written notice of intent to move. 4. List all damages/defects after moving out of

unit. 5. Use certified mail to request return of

security deposit. 6. Use small claims court, if necessary.

Types of RealEstate Agents

Listing agent

Selling agent

Buyer’s agent

Dual agent

chapter 9: the housing expenditure

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