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If you’re trying to figure out how to pay off a 30-year mortgage in 15 years, there are several options, including making extra payments toward the principal, making biweekly payments, and more. And paying off a home loan early can save a substantial amount of interest.

But before you become a mortgage-paying overachiever, there are a few things you need to know about how to pay a 30-year mortgage in 15 years and what to consider before you do. Let’s take a look.

Should You Pay Off Your Mortgage Faster?

When you start paying on a 30-year mortgage, most of your payment goes toward interest rather than the principal (the amount you borrowed). This makes paying down your mortgage and building equity a slow process.

Over time, the percentage of your payment that goes toward interest vs. principal will change. Toward the end of your 30-year loan, you will pay more toward the principal than interest. This is what’s known as mortgage amortization.

Instead of following the amortization schedule, paying more on your mortgage loan — in one way or another — will reduce the principal more quickly, which means you’ll pay less interest overall.

Paying off your mortgage faster may give you a sense of accomplishment and save you a lot of money in interest charges, but if it takes you further away from your financial goals, it may not be worth it to you. Consider what you value most before deciding to put extra money toward paying off your mortgage.

Recommended: Is it Smart to Pay Off a Mortgage Early?

Pros and Cons of Paying Off Your Mortgage Early

Paying off a 30-year mortgage in 15 years has benefits, but in some cases, it may not make sense. Consider these pros and cons.

Pros	Cons
Get rid of your mortgage faster	Have a higher monthly payment
Own your home outright sooner	Lose the home mortgage interest tax deduction (if you itemize)
Build equity faster	Have less money available for retirement, higher-interest debt, a rainy day fund, etc.
Save money on interest	Lose potential gains from investing that might total more than interest saved

Factors to Consider Before Paying Off Your 30-Year Mortgage Faster

While paying off your mortgage early — a few zealous borrowers aim to pay off a mortgage in five years — can save you tens of thousands of dollars in interest, the lost opportunities from not having money readily available for other things could be more valuable. Think about:

•   Have I been contributing enough to my retirement plans as an employee or funding retirement as a self-employed person?

•   Do I have three to six months of expenses, or more, if my personal situation calls for it, in an emergency fund?

•   Am I able to secure a lower rate or shorter term for a refinance to pay off my mortgage faster? Would a cash-out refinance make sense?

•   Do I have higher-interest debt like credit card debt or student loans I should tackle first?

•   Have I set up a college fund (if kids are in the picture)?

•   Does my mortgage carry a prepayment penalty? (This is unlikely for loans originated after January 2014.)

•   Am I able to secure a lower rate or shorter term for a refinance to pay off my mortgage faster? Would a cash-out refinance make sense?

Impact on Savings and Investments

As the questions above suggest, if you’re thinking of paying your mortgage off early, it’s worth evaluating whether the money you’d spend doing that might be put to better use elsewhere. It’s important to have emergency savings, for instance, so that you have a financial cushion if you need one, and retirement savings are also crucial. You may also feel that it would make more sense to invest the money, though returns may not be what you expect. It can help to talk to a financial adviser about what you’d like to prioritize.

Prepayment Penalties

As mentioned above, prepayment penalties are also a significant factor to consider. Prepayment penalties are fees that some mortgages charge if you pay some or all of your mortgage off early. These penalties can vary significantly. They may only kick in if you pay your mortgage off within the first few years or if you pay off a very large chunk all at once – but since they can differ, it’s worth checking with your lender to find out if you have a prepayment penalty and what exactly that means for you.

Fortunately, these penalties have become rarer since 2014, due to the Dodd-Frank Act. Since then, only conventional loans can have these penalties and they’re most commonly attached to non-conforming loans, like jumbo loans, or non-qualified mortgages (issued to borrowers who don’t meet traditional criteria). If you got your mortgage before 2014, however, these rules don’t apply, so it’s even more important to check with your lender.

How to Pay Off a 30-Year Mortgage Faster

There are at least five methods for how to pay off a 30-year mortgage faster – in 15 years if that’s your goal.Just be sure that you specify to your lender that you want the extra money to go toward principal. (There will usually be a way to indicate this, no matter what payment method you use.)

Make Extra Principal Payments

Paying more toward principal is the primary way to pay off a 30-year mortgage early.

Here’s an example of how interest adds up: Assuming you buy a $450,000 house and put 10% down on a 30-year mortgage at 6.50%, this mortgage calculator shows that total interest will be $516,551. Even by the 120th payment, you will have paid only $61,657 of the $405,000 principal and will have paid $245,528 in interest.

Putting just $200 more per month toward principal, you’d save $112,234 in interest and pay off the mortgage five years and six months earlier.

To pay off this same mortgage in 15 years, however, you would need to put an extra $975 per month from the outset of the mortgage. That’s a substantial additional expense for many homeowners. You would, however, save more than $287,000 in interest over the life of the loan.

Switch to Biweekly Payments

Biweekly payments are half-payments made every two weeks instead of a full payment once a month. Making biweekly payments instead of monthly payments results in one additional payment each year.

Using the example above, making one full, extra mortgage payment each year will reduce the amount of time it takes to pay off your 30-year mortgage, but only by five years and nine months.

Look Into Refinancing

Refinancing your loan into one with a lower interest rate and/or a shorter term (such as a 15-year mortgage) can help you pay off your mortgage faster. A shorter term usually comes with a lower interest rate, so you’re saving on interest while also paying your mortgage off in less than 30 years.

Refinancing to a lower interest rate will reduce your monthly mortgage payment, so if you continue to make the higher payment, you’ll pay your mortgage off faster.

Round Up Your Payments

Another common way to prepay your mortgage is to round up your monthly mortgage payment, which is likely not an even number. If your monthly payment is $2,559, for instance, you might be able to round it up to $3,000 a month. That means you’re paying an extra $441 every month toward your mortgage, and it would let you pay off your mortgage more than nine years early.

Budget Strategically to Maximize Savings

If you’re trying to figure out how to pay off your mortgage faster, these strategies may seem expensive or unaffordable. But something that can help with all of them – and serve as an independent tactic in itself – is to focus consciously on saving money and eliminating non-essential spending. This can involve creating and/or reviewing a budget to understand exactly where you can save money by taking steps like eating out less, canceling subscriptions you don’t need, buying on-sale and bulk groceries, and avoiding “retail therapy.” Your budget can help you track how much you’re saving – and that money can go toward extra principal payments on your mortgage. Keep in mind, too, that windfalls, like gifts or work bonuses, can also feed into paying more toward your mortgage.

Recommended: Mortgage Questions for Your Lender

The Takeaway

There are multiple approaches when it comes to how to pay off a 30-year mortgage in 15 years. Paying off your mortgage early will result in substantial interest savings, but the tradeoff for many borrowers is not having extra money to put toward retirement and other purposes.

Looking for an affordable option for a home mortgage loan? SoFi can help: We offer low down payments (as little as 3% - 5%*) with our competitive and flexible home mortgage loans. Plus, applying is extra convenient: It's online, with access to one-on-one help.

SoFi Mortgages: simple, smart, and so affordable.

FAQ

Is it cheaper to pay off a 30-year mortgage in 15 years?

The amount of interest you’ll save by paying off your mortgage in 15 years instead of 30 is substantial, but your monthly payments will be higher.

Why shouldn’t you pay off your mortgage early?

Homeowners who haven’t fully funded their retirement accounts, who don’t have an emergency fund, or who have other debt with high interest rates may not want to pay off a mortgage early. Also, those who think they can earn a better return on their money with investments may not want to pay off their mortgage early. (However, they need to keep in mind that past performance is not necessarily indicative of future returns.)

How do you pay off a 30-year mortgage in half the time?

If you’re trying to figure out how to pay off your mortgage faster, paying more toward the principal early in the mortgage can help you cut the amount of time you spend paying off your mortgage in half. The good news is you don’t have to make double payments to cut the amount of time you pay on your mortgage in half. Because each payment will reduce the principal, you will pay less overall.

Are biweekly mortgage payments a good idea?

Biweekly mortgage payments, or half-payments made every two weeks, will add a full mortgage payment every year. Using this method can take a few years off your mortgage.

What are the risks of paying off your mortgage early?

A primary risk of paying off your mortgage early is that you won’t be able to use that money for other important financial tasks, like paying off higher-interest debts, funding your retirement, and building up an emergency fund. You may also miss out on investment opportunities that have the potential for higher returns.

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Photo credit: iStock/everydayplus

*SoFi requires Private Mortgage Insurance (PMI) for conforming home loans with a loan-to-value (LTV) ratio greater than 80%. As little as 3% down payments are for qualifying first-time homebuyers only. 5% minimum applies to other borrowers. Other loan types may require different fees or insurance (e.g., VA funding fee, FHA Mortgage Insurance Premiums, etc.). Loan requirements may vary depending on your down payment amount, and minimum down payment varies by loan type.

SoFi Mortgages
Terms, conditions, and state restrictions apply. Not all products are available in all states. See SoFi.com/eligibility-criteria for more information.

SoFi Loan Products
SoFi loans are originated by SoFi Bank, N.A., NMLS #696891 (Member FDIC). For additional product-specific legal and licensing information, see SoFi.com/legal. Equal Housing Lender.

Third Party Trademarks: Certified Financial Planner Board of Standards Center for Financial Planning, Inc. owns and licenses the certification marks CFP®, CERTIFIED FINANCIAL PLANNER®

Tax Information: This article provides general background information only and is not intended to serve as legal or tax advice or as a substitute for legal counsel. You should consult your own attorney and/or tax advisor if you have a question requiring legal or tax advice.

Financial Tips & Strategies: The tips provided on this website are of a general nature and do not take into account your specific objectives, financial situation, and needs. You should always consider their appropriateness given your own circumstances.

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As with any construction project, the cost to build apartment complexes differs, based on many factors. The national average for a 50-unit complex is between $5 million and $18 million. The range varies considerably based on the square footage, number of units, and type of apartment complex.

For anyone considering building apartments, it can be helpful to know what influences the cost early in the process.

What Determines the Cost of Building Apartments?

So, how much does it cost to build an apartment complex? Some design choices, like the number of stories, will increase the cost more than others. Here’s what you need to know about different cost factors to calculate the project budget and other things to consider if you’re thinking of building a house or apartment.

Location

Where you plan to build an apartment complex will impact the cost. Land prices vary across the U.S., with New Jersey ranking among the most expensive at $242,900 for one acre on average. On the lower end, Wyoming is the most affordable with an average cost per acre of $54,000.

Square Footage

The cost to build an apartment complex is impacted by the size, which is measured in square feet. Generally speaking, the larger the size, the higher the cost. How much it costs to build apartments is subject to many cost factors, but the price range for an apartment complex falls between $220 and $700 per square foot. The average price comes in at around $350 a square foot.

Number of Units

The number of units in an apartment complex is another way to assess construction cost. The cost of a single unit spans from $80,000 to $280,000.

This wide cost range is due to other apartment characteristics, such as the square footage, finishings, and materials used. Whether you plan to design units as a condo or apartment may impact the type of amenities offered and overall design, which affects the cost per unit.

Replicating the same floor plan across apartments is one strategy to reduce the total cost per unit.

💡 Quick Tip: Don’t overpay for your mortgage. Get your dream home or investment property and a great rate with SoFi Mortgage Loans.

Type

There are different types of apartment complexes, including infill, low-rise, mid-rise, and high-rise.

•   Infill: This type of apartment is constructed on land in a neighborhood that is already largely developed, which generally limits the size of the structure to a duplex or triplex apartment. Building an infill apartment costs between $100 and $200 per square foot on average.

•   Low-rise: This generally involves apartment complexes with four or fewer stories. Low-rise apartments may be built with wood and have an average construction cost of $170 to $250 per square foot.

•   Mid-rise: This includes apartment buildings between five and 10 stories which involve more complex design elements, such as elevators, double-sided corridors, and use of concrete and steel in construction. The average price to build a mid-rise apartment averages $200 to $280 per square foot.

•   High-rise: This type of apartment building has 11 or more stories and usually requires more permitting, a driven pile foundation, and use of concrete and steel. High-rise apartments range in cost from $250 to $450 or more per square foot.

Whether an apartment complex includes mixed uses, such as ground floor storefronts or a basement parking garage, will affect the construction cost.

Recommended: Different Types of Houses

Number of Stories

How much does it cost to build apartment complexes by story? In most cases, the taller the building, the greater the expense. Mid- and high-rise apartment buildings usually require pricier materials, such as concrete and steel. Meanwhile, low-rise apartments may be built with wood, which is comparatively less expensive. Labor costs may also increase for apartments with a higher number of stories.

Prefab Apartment Building Cost

Option for prefab or modular construction is a potential cost saving opportunity. The uniform nature of these apartments reduces design expenses, plus the materials are manufactured off-site, reducing labor costs and weather-related delays. Prefab apartment buildings run from $150 to $400 per square foot on average. This construction style can be applied across apartment types, too.

💡 Quick Tip: One answer to rising house prices is a jumbo loan. Apply for a jumbo loan online with SoFi, and you could finance up to $3 million with as little as 10% down. Get preapproved and you’ll be prepared to compete in a hot market.

Apartment Building Construction Cost Breakdown

There are many factors that impact the cost of building an apartment. Although every apartment complex is unique, you can get a rough estimate of the total project expenditure by breaking down the costs by category. Here’s what you can expect to pay for different elements of the project.

•   Architects: 8%-10% of the total cost

•   Builder or general contractor: 25%

•   Structural engineer: $5,000-$20,000

•   Foundation: 9%

•   Floor structure: 12%

•   Flooring: 5%

•   Masonry walls: 9%-10%

•   Wood walls: 6%-10%

•   Roof: 10%

•   Plumbing: 12%

•   Windows and doors: 5%

•   Kitchen: 8%

•   Electrical: 10%

•   Interior features: 3%-5%

•   Interior finish: 10%

“Really look at your budget and work your way backwards,” explains Brian Walsh, CFP® at SoFi, on planning for a mortgage.

Recommended: Tips for Buying a New Construction Home

Factors Affecting the Cost of Constructing an Apartment Building

There are many moving parts and cost categories that affect the construction cost of an apartment building. Besides the labor and materials expenses outlined above, it’s also important to consider soft costs and paying for building and zoning permits.

Soft costs can include fees for services like interior design, legal support, and interest and fees on a construction or home loan. When talking to lenders, it can be helpful to ask mortgage questions to identify the estimated closing costs and what fees apply. Using a mortgage calculator can help you get a sense of the financing that might be necessary for a home purchase.

Average Maintenance Cost for an Apartment Complex

A newly constructed apartment could have fewer maintenance costs for an initial period while equipment and building structures are in good condition. However, it’s recommended that you set aside a portion of rental income each month to ensure you have sufficient funds for routine maintenance and emergency repairs.

Following the 1% rule, for example, involves budgeting one percent of the property value each year for maintenance costs. For a $2 million apartment building, this would amount to $20,000 a year for maintenance. Doing the maintenance yourself is one way to keep costs down, but this may not be feasible for larger apartment complexes.

If you plan to sell your apartments to individual owners, then maintenance could be handled through a homeowners association (HOA). As members of a HOA, apartment owners pay dues through monthly fees that support the cost of maintenance, which can vary, depending on the extent of a complex’s amenities.

Recommended: How to Buy an Apartment

Cost of Owning an Apartment Complex

Besides maintenance, owning an apartment complex can involve costs associated with property taxes, amenities, insurance, and staff. If you finance the construction or work with investors, you may also need to make loan payments or divide profits between shareholders in the business.

Enhancement and Improvement Costs

Building a luxury apartment building or complex will likely entail greater enhancement and improvement costs. This may include high-end appliances, on-site parking, and dedicated outdoor space for each unit.

Luxury properties often have numerous communal amenities too, such as fitness centers, pools, and outdoor recreational areas. These upgrades bring the average cost of a luxury apartment to $390 to $650 or more per square foot.

A construction loan is an option to pay for the added enhancement and improvement costs. For a thorough review and tips on financing options, check out a home loan help center and compare different types of mortgages.

The Takeaway

How much does it cost to build an apartment complex? The total project cost will depend on a variety of factors, including the location, number of units, size, and design of the apartment but you can figure it is in the neighborhood of $350 per square foot. There are government-backed loans and private loan options for financing the cost to build an apartment complex.

Looking for an affordable option for a home mortgage loan? SoFi can help: We offer low down payments (as little as 3% - 5%*) with our competitive and flexible home mortgage loans. Plus, applying is extra convenient: It's online, with access to one-on-one help.

SoFi Mortgages: simple, smart, and so affordable.

FAQ

How much does an apartment complex cost?

The cost of an apartment complex varies considerably based on location, size, and other factors. With an average price of $350 per square foot, the estimated cost of a 10,000 square-foot apartment complex would be $3.50 million.

Do apartment buildings hold their value?

Apartment buildings that are well-maintained are likely to hold or increase their value over time.

How many units are in an apartment complex on average?

The number of units differs significantly depending on the size of the complex. Larger, high-rise buildings may have hundreds of units while an infill building built on a lot in an existing neighborhood might have only a few units.

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Photo credit: iStock/AlbertPego

*SoFi requires Private Mortgage Insurance (PMI) for conforming home loans with a loan-to-value (LTV) ratio greater than 80%. As little as 3% down payments are for qualifying first-time homebuyers only. 5% minimum applies to other borrowers. Other loan types may require different fees or insurance (e.g., VA funding fee, FHA Mortgage Insurance Premiums, etc.). Loan requirements may vary depending on your down payment amount, and minimum down payment varies by loan type.

SoFi Loan Products
SoFi loans are originated by SoFi Bank, N.A., NMLS #696891 (Member FDIC). For additional product-specific legal and licensing information, see SoFi.com/legal. Equal Housing Lender.

SoFi Mortgages
Terms, conditions, and state restrictions apply. Not all products are available in all states. See SoFi.com/eligibility-criteria for more information.

Third Party Trademarks: Certified Financial Planner Board of Standards Center for Financial Planning, Inc. owns and licenses the certification marks CFP®, CERTIFIED FINANCIAL PLANNER®

Financial Tips & Strategies: The tips provided on this website are of a general nature and do not take into account your specific objectives, financial situation, and needs. You should always consider their appropriateness given your own circumstances.

SOHL-Q325-004

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Many people consider homeownership a rite of passage, a part of the American Dream, and a key way to build wealth. But recently, as home prices and mortgage interest rates have risen, some may wonder, “Is buying a home a good investment, no matter what?”

It can be challenging to gather enough funds for a down payment, qualify for a mortgage, and then afford all of the costs that go along with homeownership, such as property taxes, maintenance expenditures, and utilities. But to live in a place you love while building equity can be a win-win.

So if you’re wondering “Is buying a house a good investment?” vs. investing your money, you’ll have to take a closer look at how homeownership relates to your personal financial situation. Read on to learn how to evaluate what will be the right decision for you, starting with important questions to contemplate.

Is It a Good Investment to Buy a House?

In order to determine if buying a home is a good investment for you, you’ll need to estimate the amount of time you plan to own the house and the real estate marketplace dynamics.

•   If you don’t plan to own the house for at least five years, you may not break even when you sell the home. When you buy a home, you pay for more than just the house and those costs can add up. You’re often paying for appraisals, mortgage application fees, inspections, movers, real estate agent fees, and that can total thousands of dollars.

In order to recoup all those fees, conventional wisdom says you need to wait at least five years for your home to appreciate before selling it. If you plan to live somewhere for less than five years, it could make the most financial sense just to rent property.

•   You may also want to consider other aspects of whether it’s a good time to buy a house. For example, is it a hot or cool market? Are you likely to wind up in a bidding war (and possibly overpay) because there isn’t enough supply to meet demand? Are interest rates likely to fall over the next year? These dynamics can impact whether now is the right time to jump into the housing market.

💡 Quick Tip: With SoFi, it takes just minutes to view your rate for a home loan online.

Do You Have Sufficient Savings to Buy a House?

In order to buy a home, you’ll generally have to take out a mortgage to finance your home purchase. But that’s not the only expense. These costs must also be covered:

•   Before you even get to the mortgage stage, you’ll have to save for a down payment (which is often anywhere between 3% and 20% of the property’s purchase price) and closing costs, which are typically 2% to 5% of the loan amount. This can mean a significant chunk of change.

•   There are continuing costs you’ll have to account for, such as home insurance, property taxes, general maintenance, and emergency home repairs.

When you are renting, if the kitchen sink springs a leak, your landlord will take care of it. But when you own a home, those repairs will be entirely your responsibility. Having an emergency fund saved up will help you deal with unexpected costs associated with homeownership.

Also, if you are purchasing a house as an investment vs. using it as a primary residence, can you afford to buy a house while still renting? That is a situation in which you will want to map out your cash flow and make sure you are prepared if you can’t flip or rent the property as quickly as anticipated. An emergency fund could also be invaluable in that scenario.

Are You Confident in the Housing Market?

The housing market rises and falls; take a close look to evaluate current trends. Home prices skyrocketed during the Covid-19 pandemic and have continued to rise recently. This can make it difficult for first-time homebuyers to find a suitable home that is in their price range. It’s important to be prepared as you start to look at homes. Understand your budget and make sure you have saved enough money to make a down payment on the property.

Also be sure that you understand how mortgage rates can impact the affordability of housing and what your home shopping budget looks like.

💡 Quick Tip: If you refinance your mortgage and shorten your loan term, you could save a substantial amount in interest over the lifetime of the loan.

Are You Ready for the Responsibility?

When you own your own home, you have a lot of freedom to make the space completely your own. With all of this flexibility comes a lot of responsibility. If the house has a yard, you’ll be responsible for regular maintenance and upkeep.

Will you need to pay for a new roof soon? Buy a lawn mower? If you live in an area with harsh winters, will you need to get a snow blower or hire someone to clear the driveway after each snowstorm? These costs can add up.

So make sure you are ready for the financial responsibility that comes with owning a home before you make the purchase. You’ll have to account for repairs, improvements, general upkeep, insurance, and taxes. Not only does all of this cost money, it will take your time and attention as well, which isn’t necessarily the case when you rent. If you’re not ready to always be “on call” for your property’s needs, it could be a homebuying mistake to purchase.

Recommended: Should I Sell My House?

Are You Willing to Live with a Long-Term Loan?

Buying a home can mean you’re taking on a loan for perhaps 15 or 30 years. That’s a major undertaking. Part of the process of learning how to buy a house is educating yourself on how mortgages work and the different types available. Generally, there are two types: fixed rate and adjustable-rate mortgages.

•   A fixed-rate mortgage keeps your payment level over time, typically 15 or 30 years, because the interest rate remains stable.

•   The interest rate on an adjustable-rate mortgage loan fluctuates over time. The rate usually starts out lower than a fixed-rate loan but often rises in later years.

To see what a mortgage could mean for your finances, take a look at an online mortgage calculator to compare different types of loans and see what your costs might look like. If a loan could be part of your life for three decades, you want to make sure you’re comfortable with it.

Remember that while it may seem daunting to take on a 30-year obligation, a mortgage helps you build equity in an asset that generally increases in value as time passes. Is a house a good investment? Historically, yes, if you take the long view.

Over the years, homeowners build up equity in the house as they methodically pay off more and more principal with each monthly payment. Many smart borrowers pay extra each month toward the principal to pay off the mortgage sooner.

Recommended: Quiz: Should You Buy or Rent a Home?

Pros and Cons of Buying a Home as an Investment

Before a major financial move, it’s important to consider the benefits and downsides. You’ll want to know what are the pros and cons of buying a starter home or a subsequent property. Consider these points.

Pros of Buying a House

Here are some of the upsides of buying and owning a home:

•   You will build equity in your home over time, which can help you grow your wealth. Your home value may appreciate as well.

•   There may be tax advantages to homeownership, such as deducting mortgage interest.

•   Paying your mortgage payments on time can help build your credit.

•   You can renovate the property as you see fit, which is not typically the case with rental units.

•   You likely have a good idea of your monthly housing costs for the long term. If you are renting, you could face significant fluctuations.

•   There’s a feeling of security for many people when they know they own their home.

Cons of Buying a House

Next, it’s wise to consider the disadvantages of buying a home:

•   You typically need to pay for the down payment and closing costs, which can be a significant financial hurdle.

•   You are likely locking into long-term debt, and it can take a while to build equity.

•   There is no guarantee that your home’s value will grow over time.

•   The costs related to owning a home can be significant. This includes expenses like property taxes and insurance, as well as home repairs.

•   You will have less flexibility if you need to move for a job, say, or want to relocate to be closer to friends and family. Selling a house can involve time, energy, and money.

The Takeaway

Buying a house is a big decision. Whether it will be a good investment for you depends on many individual factors. But being careful to consider your finances, your goals, and the market in the area where you’d like to live can help you make a smart, well-informed choice.

Looking for an affordable option for a home mortgage loan? SoFi can help: We offer low down payments (as little as 3% - 5%*) with our competitive and flexible home mortgage loans. Plus, applying is extra convenient: It's online, with access to one-on-one help.

SoFi Mortgages: simple, smart, and so affordable.

FAQ

Is it wise to buy a house as an investment?

Whether it’s wise to buy a house as an investment will depend on many factors, such as your personal finances and current economic and real estate trends, as well as whether the property is a place that’s a good home for you to live in for at least several years.

Is buying a house worth it in 2025?

Buying a house in 2025 can be challenging because home prices and mortgage rates have been rising. However, if you can afford the monthly mortgage payments, plus the down payment and ongoing costs of homeownership, it may still be the right move for you.

Is owning a home an asset?

In general, a home is considered an asset. Yes, you typically have a mortgage, which is a liability, but on the plus side, you are building equity while you have a place you enjoy living.

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SoFi Mortgages
Terms, conditions, and state restrictions apply. Not all products are available in all states. See SoFi.com/eligibility-criteria for more information.

SoFi Loan Products
SoFi loans are originated by SoFi Bank, N.A., NMLS #696891 (Member FDIC). For additional product-specific legal and licensing information, see SoFi.com/legal. Equal Housing Lender.

*SoFi requires Private Mortgage Insurance (PMI) for conforming home loans with a loan-to-value (LTV) ratio greater than 80%. As little as 3% down payments are for qualifying first-time homebuyers only. 5% minimum applies to other borrowers. Other loan types may require different fees or insurance (e.g., VA funding fee, FHA Mortgage Insurance Premiums, etc.). Loan requirements may vary depending on your down payment amount, and minimum down payment varies by loan type.

Third Party Trademarks: Certified Financial Planner Board of Standards Center for Financial Planning, Inc. owns and licenses the certification marks CFP®, CERTIFIED FINANCIAL PLANNER®

Tax Information: This article provides general background information only and is not intended to serve as legal or tax advice or as a substitute for legal counsel. You should consult your own attorney and/or tax advisor if you have a question requiring legal or tax advice.

Financial Tips & Strategies: The tips provided on this website are of a general nature and do not take into account your specific objectives, financial situation, and needs. You should always consider their appropriateness given your own circumstances.

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If you’ve been exploring alternative financing to a mortgage, you might be wondering, what is a land contract? A land contract is a real estate transaction where the buyer and seller agree to an installment loan without the services of a bank, but with some recorded interest of the buyer in the property. The seller retains the title until the purchase amount is paid in full.

Land contracts are an alternative financing tool for buying property. If you’re up against a situation where your finances or your desired property don’t qualify for a traditional mortgage, you’ll want to take a closer look at whether or not a land contract makes sense. Land contracts, however, do have their limits.

In this article, we’ll cover what a land contract is and how it works, with examples. We’ll show how it compares with a mortgage and explain how it can sometimes be turned into a traditional home loan. Finally, we’ll go through the pros and cons of a land contract and list some alternatives.

What Is a Land Contract?

A land contract is a seller-financed real estate contract where the buyer makes installment payments until the full purchase price is paid. Once the buyer has paid in full, then the seller transfers the deed to the buyer. It’s comparable to a lease-to-own arrangement and is also known as a an installment sales contract. A land contract is not to be confused with a land loan, also known as a lot loan, which is used to purchase a plot of land. Nor is it the same as a real estate options contract, in which a buyer pays a premium to have the option to purchase a property during a specific window of time.

Land contracts are incredibly flexible, with the terms decided on by the buyer and seller. They’re often used when a buyer is unable to qualify for a traditional mortgage, the property does not meet lender requirements for a mortgage, or when the purchaser is buying a house from a family member.

Land contracts are usually set up with owner financing so the arrangement to pay the seller is temporary. It’s common to see a balloon payment at the end, with the expectation that the buyer will obtain traditional financing from other sources or pay off the loan entirely.

Land contracts can be risky for the buyer, and past uses of land contracts have been predatory. This is because the seller holds the title while the buyer is responsible for paying for the maintenance and repairs of the property. If the buyer gets behind on payments, the seller can demand the buyer vacate the property. If you are considering a land contract, it’s wise to also look into first-time homebuyer programs which might be another way to make ownership possible.

How Does a Land Contract Work?

With a land contract, the buyer receives what is called “equitable title” for the property. The buyer takes on many of the responsibilities of a homeowner, including paying for the upkeep and repairs on the property.

The city of Detroit, which at one point had more land contracts than traditional home mortgage loans, outlines four parts of the land contract.

Step 1: Research the home and review the contract

Some things you may want to look for before entering into a land contract include:

Ownership. Look for the name of the owner listed on official records (usually at your county clerk’s office). Prospective buyers have been duped into signing contracts with people who are not the property owners. (Getting a title report can help provide clarity.).

Liens and debts. Does the owner have any liens recorded against the property? Again, it’s likely you’ll need to check the county recorder’s office for this information.

Sales price. Is the sales price in line with what other properties of a similar size, age, and condition?

Condition of the home. Take into account what repairs need to be made and how much they will cost.

Review the contract: What deposit and installment amounts is the buyer expected to pay the seller? What are the other costs the buyer is responsible for? Are there any red flags in the language of the contract? It would be wise to hire a real estate attorney to review a land contract before signing.

Step 2: Sign the contract

Buyers can expect to bring payment and identification to signing. Forms you may be expected to fill out include: land contract, memorandum of land contract, property transfer affidavit, and principal residence exemption. Buyers will also want to read any disclosures the seller is required to provide, such as a lead disclosure.

Step 3: File contracts and uphold terms of the agreement

Be sure that the land contract is recorded. Obtain insurance and change utilities over to your name. Make sure you pay property taxes and make your scheduled installment payments.

Step 4: Exit the land contract

When the full amount is paid off — either with regular payments or by obtaining another mortgage — buyers will receive the deed to the property. Be sure to have the deed officially recorded and file a property transfer affidavit.

Land Contract Examples

Some examples of situations that might make a land contract a sensible alternative include:

•   Buyer credit scores. Buyers with poor or no credit can sometimes find a path to homeownership through a land contract.

•   Condition of the home. Homes that won’t pass inspection or meet lending guidelines will have trouble being financed with a traditional mortgage.

•   Value of the home. Low-value homes may not be worth enough to qualify for a mortgage.

•   Banks may view a community as high risk. Some banks may not offer mortgages based on the location of the property.

Recommended: How to Make an Offer on a House

Land Contract vs Mortgage: How Do They Compare?

When you’re comparing a land contract with a mortgage, the key difference is who has ownership of the property. When a buyer secures a mortgage, the title of the property is transferred into their name. With a land contract, the title isn’t transferred to the buyer’s name until the purchase price is paid in full. There are other key differences, as outlined in the following comparison chart.

	Land Contract	Mortgage
How the title is handled	Title conveyed when paid in full	Title conveyed when buyer secures a mortgage and closes
Foreclosure procedures	Seller can take back the property without going through the foreclosure process	Has legal foreclosure protections
How the buyer pays for the property	Buyer pays the seller directly	Buyer pays a lender
Who is involved in the contract	Contract made between buyer and seller	Contract involves a third-party lender
Closing costs	Avoids many closing costs	Has many closing costs
Who’s responsible for upkeep of the property?	Buyer	Buyer

How to Turn a Land Contract Into a Traditional Mortgage

A land contract ends when it is paid in full. However, buyers don’t need to have paid the full amount to exit the land contract. Ideally, after a few years, the buyer is able to obtain a mortgage, pay off the land contract, and secure the title to the property. When the buyer pays on their own mortgage instead of paying a seller directly, they’ll have actual ownership and more legal protections. These are the steps buyers can follow to get a traditional mortgage following a land contract.

1.    Improve your credit score if it is on the lower end

2.    Build up your cash reserves and/or equity in the property

3.    Get prequalified for a mortgage

4.    Choose a lender, provide them with the land contract and installment history, and close on a loan

5.    Pay off the land contract and receive the deed.

Pros and Cons of Land Contracts

Land contracts can be complicated, so it’s important to evaluate all the pros and cons of how they work.

Pros

•   Land contracts are much more flexible than traditional mortgages

•   Land contracts avoid large closing costs.

•   Buyers can purchase properties that lenders are unwilling to underwrite.

•   Fixer-uppers and low-priced homes can fall into this category.

•   Buyers with low or no credit can purchase property with a land contract.

Cons

•   Buyers can be taken advantage of by sellers in a land contract.

•   The buyer has no control over the seller’s title.

•   Situations, such as the death of the seller, can upend a land contract before the title is conveyed.

•   Buyers usually have to pay a higher interest rate on a shorter term, which could mean much higher payments than a traditional mortgage.

•   Buyers do not have the legal protections of the foreclosure process and may lose all principal and installment payments made if they fail to meet the terms of the contract.

•   The buyer may not be able to transfer the contract to another buyer should they change their mind and wish to exit the agreement.

Alternatives to a Land Contract

If you’re looking at buying property with a land contract, you’ve probably also come across these alternatives:

Owner financing. A land contract is a type of owner financing, but an owner can also help a buyer finance a home outright. With a land contract, the seller has more power to take back the property should the buyer miss payments. With owner financing, there may be a promissory note and mortgage recorded. (Owner financing is also known as a purchase-money mortgage.)

Lease with the option to purchase. With this type of contract, the buyer acts more like a renter and the seller as landlord. The buyer pays a fee to have the option to buy the property at the end of the lease period at a predetermined price.

Recommended: Can You Put an Offer on a Contingent House

The Takeaway

Land contracts have their place, but they also have limitations. When you’re ready to switch over to a traditional mortgage, you can have full interest in the property, meaning, the property is titled in your name and there are more legal protections on your side when it comes to foreclosure.

Looking for an affordable option for a home mortgage loan? SoFi can help: We offer low down payments (as little as 3% - 5%*) with our competitive and flexible home mortgage loans. Plus, applying is extra convenient: It's online, with access to one-on-one help.

SoFi Mortgages: simple, smart, and so affordable.

FAQ

What is the main disadvantage of a land contract to the seller?

Sellers may need to take on the role of landlord since the financing to the buyer bypasses a lender. Land contracts also delay getting paid in full for the property.

What is the interest rate on a land contract in Michigan?

As per state law, the maximum interest rate that can be charged on a land contract in Michigan is 11%.

Does a land contract have to be recorded in Indiana?

To be valid in Indiana, a land contract must be recorded with the county recorder. If it’s not recorded, the contract isn’t enforceable and disputes are difficult to resolve in court.

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Photo credit: iStock/skynesher

*SoFi requires Private Mortgage Insurance (PMI) for conforming home loans with a loan-to-value (LTV) ratio greater than 80%. As little as 3% down payments are for qualifying first-time homebuyers only. 5% minimum applies to other borrowers. Other loan types may require different fees or insurance (e.g., VA funding fee, FHA Mortgage Insurance Premiums, etc.). Loan requirements may vary depending on your down payment amount, and minimum down payment varies by loan type.

SoFi Mortgages
Terms, conditions, and state restrictions apply. Not all products are available in all states. See SoFi.com/eligibility-criteria for more information.

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SoFi loans are originated by SoFi Bank, N.A., NMLS #696891 (Member FDIC). For additional product-specific legal and licensing information, see SoFi.com/legal. Equal Housing Lender.

Third Party Trademarks: Certified Financial Planner Board of Standards Center for Financial Planning, Inc. owns and licenses the certification marks CFP®, CERTIFIED FINANCIAL PLANNER®

Tax Information: This article provides general background information only and is not intended to serve as legal or tax advice or as a substitute for legal counsel. You should consult your own attorney and/or tax advisor if you have a question requiring legal or tax advice.

Financial Tips & Strategies: The tips provided on this website are of a general nature and do not take into account your specific objectives, financial situation, and needs. You should always consider their appropriateness given your own circumstances.

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When you don’t qualify for a mortgage, you may be wondering if you have any options for buying a home. One avenue you might be researching is how lease-to-own works.

Lease-to-own, also known as rent-to-own, is a way to begin the process of purchasing a property by renting it first. The main benefit of lease-to-own is that it allows the tenant time to build up credit and savings. It also grants the tenant time to see if the area and neighborhood are a good fit for their needs. We’ll break it all down for you so you can decide if a lease-to-own agreement makes sense for your situation.

What Is Lease-to-Own?

A lease-to-own is an agreement between a landlord and a tenant that gives the tenant the right to buy the property after a specified amount of time. A portion of the rent paid may accumulate and be used for a down payment in the purchase transaction (the portion of rent held for the buyer is also known as “rent credit”).

Buyers may want to learn more about what a lease-to-own agreement is for a number of reasons, such as an inability to qualify for a traditional mortgage. The lease period allows the buyer to:

•   Build their credit

•   Save for a larger down payment

•   Increase their income

•   Try out the neighborhood

How Does Lease-to-Own Work?

The first step in entering into a lease-to-own agreement is to find a lease-to-own property. Since a lease-to-own agreement is a contract directly between a buyer and a seller, buyers need to find sellers who are willing to enter this type of arrangement. It can be difficult, since most sellers prefer a conventional sales arrangement. With lease-to-own, the seller continues to carry the mortgage while collecting rent from the buyer. After a period of time, the buyer will have the option to purchase and will seek a home mortgage loan of their own to help pay for the property.

To find a lease-to-own home, try one of these ideas:

•   Use a real estate agent. Some agents specialize in rent-to-own programs and may be able to help you negotiate a lease-to-own contract with a seller or point you in the direction of a local program.

•   Search a database. Some websites list homes that may be available for lease-to-own. You may be able to find these homes on websites such as HomeFinder.com or Renttoownlabs.com.

•   Find a lease-to-own program. Some homes may be offered as part of a program similar to first-time homebuyer programs. With Divvy Homes, for example, you find a home, the organization buys it, and then you sign a three-year lease (which can be renewed). At the end of the lease, the buyer agrees to purchase the property.

•   Look for “For Sale By Owner” yard signs or online advertisements. A lease-to-own agreement may be worked out directly with the owner of the property.

Once you’ve found a property, you’ll need to ask for documentation to prove that the seller truly owns the property and is up to date on property taxes and mortgage payments. Sometimes would-be buyers enter an agreement only to find that the house is in foreclosure.

If everything checks out, the buyer and the landlord will sign a lease-purchase agreement. A lease-purchase agreement is more complex than either a lease or a real estate purchase contract — it’s a contract where the lease agreement is tied to a purchase contract. What that means is once the lease period ends, the buyer agrees to purchase the property for a price set at the beginning of the contract. (Some deals are lease-option agreements, in which the buyer has the option to purchase the property but also has the flexibility to walk away; you can hire a real estate attorney to help you create the contract that best suits your needs.)

The buyer puts down a deposit, which can be used to secure the option to purchase the property at a later date.

Later, after the lease period comes to a close, the purchase agreement is executed. The buyer must first find financing to buy the property at the previously agreed-upon price. It may also be possible to renew the lease for another year if the buyer doesn’t have the credit or down payment requirements ready.

In the purchase contract, there’s typically a fair amount of rent credit that the buyer can use toward the down payment on the home if they’re able to move forward with financing.

Recommended: What Is a Duplex? Features, Pros and Cons

What Is a Lease-Purchase Agreement?

Let’s dig deeper into what a lease-purchase agreement actually is. A lease-purchase agreement is a real estate contract consisting of two parts: a lease agreement and a purchase contract. In a lease-purchase agreement, a buyer leases a property with the intent of purchasing it down the road. At the end of the lease agreement, the buyer must secure funds, usually with a mortgage, to purchase the property.

Lease-to-own agreements are structured contracts that include the following:

•   Names of the parties

•   Beginning and end date

•   Option money fee

•   Amount of purchase price

•   Amount of rent credit (generally 20%-50% of the rent)

•   Exclusions/inclusions of personal property (such as a washer and dryer)

Lease-purchase agreements require the buyer to purchase the property in the future. A breach of one agreement voids the other. In other words, if the buyer breaks the lease agreement (by missing rent payments, for instance), they may not be able to purchase the property.

Recommended: Is Investing in Single-Family Homes a Good Idea?

How to Structure a Lease-Purchase Agreement

Since a lease-purchase agreement is complicated, it needs to be structured to delineate terms and responsibilities clearly. Some examples include:

•   Determine dates and length of contract. A lease-purchase agreement should have clear beginning and end dates and should spell out what should happen at the end of the lease agreement. Some experts recommended a year or less.

•   List what the option fee is. The lease-purchase agreement will clearly disclose what the fee, if any, is for entering into the lease-purchase agreement.

•   Determine how the rental agreement will work. You’ll have a lease contract that looks much like any other lease agreement when you’re a renter. Your landlord, the seller, may require a deposit, for example, and have guidelines for how the property is to be used. If the property is a condo, there may be bylaws that govern whether you can be in a lease-to-own agreement with the owner. There could also be restrictions on whether you can rent out an extra room while you are a tenant, or whether you can use the property as an Airbnb.

•   Set the future purchase price. A lease-purchase agreement will include the home’s future purchase price. Properties can appreciate and renters may want to be sure they’re not going to pay a price that increases every year. Since you are locking in a price, it would be wise to have a home inspection just as you would with a home you might purchase outright. After all, if the house has a serious flaw, that could be costly to repair and could affect its value — and in some agreements, the leaseholder is responsible for upkeep.

•   Decide on how much of the rent will go toward the purchase price. This is negotiated between the buyer and seller. It is also known as “rent credit.” Sellers should be wary of allowing too much rent credit as this could allow legal issues to creep in.

•   Clarify roles on home upkeep. In a lease-to-own situation, it’s less clear what party is responsible for maintenance and repairs. Be sure to spell this out in the contract before you sign. Tenants planning to become owners should be wary of making improvements that could become the property of the landlord.

•   Seller should continue paying taxes and insurance. As the seller is still the owner, they should be responsible for taxes and insurance.

Pros and Cons Of a Lease-Purchase Agreement

There are some pros and cons to consider if you’re looking at a lease-purchase agreement.

Pros

•   Provides a path to homeownership for buyers who might not qualify for a mortgage or have a down payment

•   Locks in the purchase price with a contract

•   Allows the buyer time to build up credit

•   Gives a buyer time to increase income

•   Helps buyers save for a down payment

•   Makes it possible for the buyer to “test out” the neighborhood

•   Buyer can earn rent credit or rent equity to go toward the down payment

Cons

•   Buyer may have higher monthly rent or upfront fees

•   Buyer could lose their deposit, option fee, and rent equity if the purchase doesn’t work out

•   Buyer may not qualify for a mortgage when the contract is up

•   House could be in bad shape

•   Seller could be a scammer who doesn’t own the home, is behind on taxes, doesn’t keep the home in good repair, or is in danger of being foreclosed on

The Takeaway

For a lease-to-own situation to make sense, you’ll want to look at the fine print. Consider the fees, interest rate, terms, rental contract, and property condition. If you need to get into a house ASAP and don’t have the right credit score or down payment, then a lease-to-own agreement might make sense. If the terms of a lease-to-own contract are not favorable enough for your situation, see what it takes to get back on track towards qualifying for a mortgage.

Looking for an affordable option for a home mortgage loan? SoFi can help: We offer low down payments (as little as 3% - 5%*) with our competitive and flexible home mortgage loans. Plus, applying is extra convenient: It's online, with access to one-on-one help.

SoFi Mortgages: simple, smart, and so affordable.

FAQ

Is it a good idea to lease-to-own?

Whether or not a lease-to-own program is worth it is highly dependent on an individual’s situation. It can be a great idea for those who want to build up their credit, need time to save more money for a down payment, or want to see if the area is really one they want to live in, but they’ll need to research the property and work with an attorney to ensure their rights are protected in the agreement.

What is the downside to lease-to-own?

If you’re a buyer and the lease-to-own arrangement doesn’t work out, or if the property owner fails to pay property taxes or make their mortgage payments, you may risk losing your deposit, down payment, and any equity you’ve earned with your rental payments.

What is the difference between lease-to-own and lease?

With lease-to-own programs, the renter may have the obligation (or an option) to purchase the property at the end of the contract. Also, it’s common for part of the money the renter pays in rent to accumulate toward their purchase price. None of this applies with a standard lease agreement.

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Photo credit: iStock/PeopleImages

*SoFi requires Private Mortgage Insurance (PMI) for conforming home loans with a loan-to-value (LTV) ratio greater than 80%. As little as 3% down payments are for qualifying first-time homebuyers only. 5% minimum applies to other borrowers. Other loan types may require different fees or insurance (e.g., VA funding fee, FHA Mortgage Insurance Premiums, etc.). Loan requirements may vary depending on your down payment amount, and minimum down payment varies by loan type.

SoFi Loan Products
SoFi loans are originated by SoFi Bank, N.A., NMLS #696891 (Member FDIC). For additional product-specific legal and licensing information, see SoFi.com/legal. Equal Housing Lender.

SoFi Mortgages
Terms, conditions, and state restrictions apply. Not all products are available in all states. See SoFi.com/eligibility-criteria for more information.

Financial Tips & Strategies: The tips provided on this website are of a general nature and do not take into account your specific objectives, financial situation, and needs. You should always consider their appropriateness given your own circumstances.

Third-Party Brand Mentions: No brands, products, or companies mentioned are affiliated with SoFi, nor do they endorse or sponsor this article. Third-party trademarks referenced herein are property of their respective owners.

Tax Information: This article provides general background information only and is not intended to serve as legal or tax advice or as a substitute for legal counsel. You should consult your own attorney and/or tax advisor if you have a question requiring legal or tax advice.

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