Home Ownership Archives | Page 50 of 101

Jul

2023

How Does a Balloon Mortgage Work?

By Jamie Cattanach | Home Ownership, mortgage | Comments Off

A balloon mortgage is where you make low monthly payments for a short period of time, and then pay off the entire loan balance at the end of the term. Balloon mortgages are typically five to seven years, but can be as little as two years. The payments leading up to the final payment, also known as the balloon payment, can be interest-only or principal and interest.

Here, we’re looking at what exactly a balloon mortgage is and how it works, including pros and cons and who may want a balloon mortgage.

What Is a Balloon Mortgage?

A balloon mortgage is a mortgage with a shorter-than-normal term — maybe five or seven years as opposed to 15 or 30 — with relatively low monthly payments but a large lump sum due at the end of the term.

How does this work exactly? In technical terms, a balloon mortgage is one that hasn’t undergone full mortgage amortization. Although the payments are based on a 30-year term, the actual term is much shorter, which means a lot of money is left over at the end (hence the lump payment due).

Typically, people who take out a balloon mortgage plan on selling the home or refinancing before the balloon payment is due. Or, some may expect to receive a large sum of money that can be used to pay off the loan.

💡 Quick Tip: Traditionally, mortgage lenders like to see a 20% down payment. But some lenders, such as SoFi, allow home mortgage loans with as little as 3% down for qualifying first-time homebuyers.

Why Would Anyone Want a Balloon Mortgage?

Being suddenly faced with a lump sum mortgage payment might sound like a nightmare to most of us. So when would such a financial product actually be an attractive option?

It’s worth noting that balloon mortgages often carry lower interest rates than 30-year fixed-interest mortgages, and in some cases, they can be easier to qualify for. That can make them tempting to those in the following situations:

• The borrower plans to sell the house and move before the balloon sum is due. This way, the lump sum is paid off with proceeds from selling the house — and in the meantime, the borrower benefits from the lower interest rate.

• The borrower plans to refinance the loan once the balloon sum is due. This is a common scenario, and may give a borrower the opportunity to benefit from the lower interest rate of the balloon mortgage in the short term while buying time to build credit and shop for a better loan in the long term.

• The borrower expects to have the money to pay the balloon sum by the time it’s due. Maybe they have another property they plan to sell or are banking on an inheritance or some other savings plan — and they might save money in the long run on interest compared with taking out a traditional 30-year mortgage.

That said, there are obviously risks to this approach that may outweigh the benefits.

Pros and Cons of Balloon Mortgages

What are the specific advantages and disadvantages of balloon mortgages?

Pros

• Possible lower interest rate. Balloon mortgages may carry a lower interest rate than mortgages with longer terms, depending on the lender’s criteria and the borrower’s creditworthiness.

• Possible lower monthly payment. Lower interest rates can translate to lower monthly payments, making the mortgage more affordable and easier to fit into the monthly budget (at least in the short term).

• May pay off the loan quicker. If a borrower is able to come up with the lump sum payment at the time it’s due, a balloon mortgage may allow a purchaser to pay off the house more quickly.

• Possibly easier to qualify for. Because of their lower payment, balloon mortgages may be considered less risky to some lenders. This means they can be easier for consumers to qualify for, which may make them a more accessible option for some.

Cons

• Interest-only payments. In some cases, the monthly payments made during the term of a balloon mortgage may be interest-only — which means borrowers aren’t building equity in their homes during that time.

• Buyers may be unable to sell their house or refinance in time. To avoid the lump sum payment, borrowers must sell or refinance. If rates have risen or they can’t sell, they may face mortgage foreclosure.

• Buyer may pay more in fees. Even if successful, refinancing can incur fees that may mitigate some of the savings earned by taking out the balloon loan in the first place.

• Refinancing may increase monthly payment. After refinancing, monthly mortgage payments are often higher, especially if the balloon mortgage was interest-only.

• Risky for the borrower. Other unforeseen circumstances can wreak havoc on a balloon borrower’s plans, leaving them with a huge lump sum payment they can’t afford.

💡 Quick Tip: To see a house in person, particularly in a tight or expensive market, you may need to show proof of prequalification to the real estate agent. With SoFi’s online application, it can take just minutes to get prequalified.

Other Types of Mortgages to Consider

Although balloon loans can be relatively easy to qualify for and do have some benefits, in many ways, they can be risky, too. We know what they say about best-laid plans — and even those with bulletproof plans sometimes encounter unforeseen circumstances.

What if the money that was set aside for the balloon payment has to be spent on a medical emergency or another surprise expense? What if the sale of the property or the annual bonuses fall through? What if, when it’s time to refinance, rates are actually higher or the borrower’s credit history is less favorable? What if property values have dropped precipitously and refinancing options are hard to come by?

Fortunately, there are plenty of other types of mortgages that can meet borrowers’ needs without creating an unduly risky scenario.

Fixed-Rate Mortgages

A fixed-rate mortgage, or FRM, is one in which the interest rate is fixed. The borrower pays the same interest rate over the entire term of the loan, usually 15 or 30 years.

The fixed interest rate also means the monthly payment amount is fixed, making this a popular type of mortgage for those who want to plan ahead to ensure that their mortgage payment will fit their budget.

FRMs protect buyers from rising interest rates; no matter what happens with the market, they can rest assured their rates will stay the same.

On the other hand, FRMs can preclude borrowers from benefiting when interest rates drop — which leads us to another popular type of mortgage.

Adjustable-Rate Mortgages

An adjustable-rate mortgage, or ARM, has an interest rate that fluctuates over the term of the loan based on the market. These loans generally begin with a relatively short period when the interest rate is fixed — known as the fixed-rate period — before switching to the variable interest rate.

ARMs are attractive for a variety of reasons. For one thing, the interest rate during the introductory fixed-rate period is often lower than it is in FRMs, meaning the borrower can enjoy smaller payments at the beginning of the mortgage.

ARMs may also allow borrowers to benefit when market rates drop. Though, if market rates increase, so can the borrower’s monthly payment. Some ARMs include clauses limiting the annual and life-of-loan adjustments and creating rate caps, which can help protect buyers, but it’s still not the same kind of peace of mind available from FRMs.

More Ways to Find the Right Mortgage for Your Needs

Any mortgage — indeed, any loan — carries some degree of risk. But there are ways to mitigate the inherent hazards involved with owing a large debt.

For one thing, figuring out how much house you can afford is an important first step to help ensure that you don’t overspend and end up with an unaffordable mortgage.

Once you’ve got a home-buying budget locked in, researching types of mortgage loans is a great next step. And finally, shopping around at different lenders for the best mortgage terms available can also help you save money in the long run.

Government-insured loans can help borrowers qualify with low-interest rates and down payments — as little as 3.5% for FHA loans and even 0% for USDA loans in approved rural areas.

But conventional loans, or those offered from private lenders, can also offer competitive terms and incentives.

Home Loans with SoFi

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.

*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 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.

Non affiliation: SoFi isn’t affiliated with any of the companies highlighted in this article.

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.

Checking Your Rates: To check the rates and terms you may qualify for, SoFi conducts a soft credit pull that will not affect your credit score. However, if you choose a product and continue your application, we will request your full credit report from one or more consumer reporting agencies, which is considered a hard credit pull and may affect your credit.

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Jul

2023

Finding Down Payment Assistance Programs

By Brian O'Connell | Budgeting & Goals, Home Ownership, mortgage | Comments Off

Buying a home is exciting, but coughing up the down payment can be a downer. That’s where down payment assistance enters the picture. Government and nonprofit programs help unlock the door to homeownership for qualified buyers.

Of those who ﬁnanced their home purchase, the average down payment was 7% for first-time buyers and 17% for repeat buyers, according to the National Association of Realtors®.

It makes sense to put down as much as you can comfortably afford on a down payment. The more you put down, the less you’ll be borrowing, which translates to lower monthly payments and less interest paid over the life of the loan.

Down Payment Defined

Depending on their financial situation, homebuyers may qualify for down payment assistance from the government or a private entity.

Down payment assistance programs come in several forms. Some offer homebuyers loans and grants that can be applied directly to down payments and, in some cases, help with closing costs, too.

The down payment — which covers the upfront “out of pocket” cost of getting a mortgage — is usually made at the mortgage closing and can be paid with a check, cashier’s check, or electronic payment.

The down payment covers a reasonable percentage of the total home purchase price, with the mortgage covering the remainder. Lenders typically won’t approve a mortgage loan unless the borrower pays upfront cash — anywhere from 3.5% to 20% in most cases — against the total price of the property.

💡 Quick Tip: Thinking of using a mortgage broker? That person will try to help you save money by finding the best loan offers you are eligible for. But if you deal directly with an online mortgage lender, you won’t have to pay a mortgage broker’s commission, which is usually based on the mortgage amount.

First-time homebuyers can
prequalify for a SoFi mortgage loan,
with as little as 3% down.

Homebuyer Assistance Programs and Qualifications

If a first-time homebuyer can’t afford a down payment, that opens the possibility of financial assistance.

The programs that tend to provide the most financial assistance to homebuyers — state and federal governments and local, regional, and national nonprofits — will likely need an applicant to clear hurdles in order to qualify for down payment help.

These criteria usually lead that list:

• The three-year rule. The buyer must not have owned a home in the past three years. In most scenarios, government agencies and private charities deem anyone who hasn’t owned a home in the previous three years, even a repeat buyer, a “first-time home buyer.”

• Must be for a primary home. Homebuyers should be clear if the money is going to the purchase of a primary residence. If the home is an investment property designed to draw rent, financial assistance providers usually won’t issue a green light on funding.

• Income limits. First-time homebuyers may have to meet income limits. The buyer may also have to keep the home price below a specified limit.

• Funding caveats. Depending on the funder, the first-time homebuyer may have to take a homebuyer education course and may be asked to contribute some money to the down payment.

New homebuyers looking for financial help — and who qualify for that help — can get financial aid from a variety of sources, both public and private.

The help can be substantial.

According to a report from the Urban Institute, up to 51% of potential homebuyers residing in the report’s U.S. metropolitan areas studied would qualify for some form of home down payment assistance. Upon applying, those homebuyers would be in line to receive between $2,000 and $39,000.

That’s one reason actively looking for down payment assistance may be so important. When that search begins, the following funding sources may be a good place for homebuyers to start.

💡 Recommended: First Time Homebuyer Guide for 2023

HUD, the Gatekeeper

A good source for state and nonprofit home down payment assistance is the Department of Housing and Urban Development, or HUD.

HUD is a federal gatekeeper, steering homebuyers to various state and nonprofit programs and offering home buying and down payment advice from HUD home assistance counselors.

Each state may have different rules and requirements, so it’s a good idea to talk to either the state agency directly or to a qualified advisor through the HUD housing counselor portal.

Federal, State, and Local Government Grants

Government grants might be the optimal form of down payment assistance, as it’s free money. Grants usually come from federal, state, or local governments and nonprofit groups.

Each government agency or charitable group has its own rules for down payment assistance grants, but in general, you have to pass an eligibility test (the common criteria are listed above) to qualify.

Again, HUD does not offer direct grants to individuals but works through local governments and nonprofit organizations to make financial assistance and counseling available.

💡 Quick Tip: Not to be confused with prequalification, preapproval involves a longer application, documentation, and hard credit pulls. Ideally, you want to keep your applications for preapproval to within the same 14- to 45-day period, since many hard credit pulls outside the given time period can adversely affect your credit score, which in turn affects the mortgage terms you’ll be offered.

Federal Government Loans

While technically not deemed direct down payment assistance, U.S. government-insured housing loans consist of low-interest loans to new homebuyers that enable them to make lower down payments, thus making it easier to afford both a home loan and a down payment.

Federal home loans usually come from three agencies:

The Federal Housing Administration. The FHA provides loans from private lenders to qualified homebuyers. The primary qualifier is a FICO® credit score of 580 or above. A borrower with a credit score of 500 to 579 who brings a 10% down payment to the table may also qualify for an FHA loan.

U.S. Department of Agriculture. The USDA offers direct home-buying assistance to rural homebuyers. Loans enable qualified homebuyers to purchase a home with no down payment. The home must be in a qualified rural area, and borrowers’ adjusted annual income cannot exceed 115% of the median income in the area, among other criteria.

There is no minimum credit requirement for a USDA loan, but applicants with a credit score below 640 are subject to more stringent guidelines to qualify.

Department of Veterans Affairs. The VA provides home purchasing assistance to current members of the armed forces, military veterans, and eligible spouses of deceased U.S. military members. Similar to a USDA home loan, a VA loan requires no down payment.

Applicants must meet the VA’s — and the lender’s — standards for credit and income, and be purchasing a primary home.

Forgivable Loans

These loans come from lenders, usually in two forms: deferred payments and forgivable loans.

Forgivable loans are basically second mortgages that borrowers don’t have to repay if they remain in the primary home for a specific time period (for example, 10 years).

Forgivable loans usually have a 0% interest rate, making it easier to afford a home down payment.

State Down Payment Assistance

Assistance programs vary by state. Still, some commonalities exist — especially the urgency to help economically struggling homebuyers afford a home down payment.

These states are examples of that:

Arizona. By and large, homebuyers in most Arizona counties can apply for home down payment assistance through the state’s Department of Housing Home Plus Program.

Homebuyers will need a FICO® credit score of 640 or higher and an annual income of $126,351 or less. Additionally, the purchase price of the home can’t be higher than $371,936.

Florida. The Sunshine State offers home down payment assistance programs via Florida Housing Finance Corp.

• HFA Preferred and HFA Advantage PLUS Second Mortgage. These down payment and closing cost programs offer 3%, 4%, or 5% of the total loan amount in a forgivable five-year second mortgage.

• Florida Assist. Eligible homebuyers receive up to $10,000 through an interest-free second mortgage. The money doesn’t have to be paid back unless the homeowner sells or refinances the property.

The Takeaway

Government and nonprofit funding are the primary vehicles for down payment assistance, but homebuyers may also seek down payment help from family and friends, retirement and investment funds, or even microlenders.

However a buyer approaches home down payment assistance, the keys are planning, research on available programs, and a disciplined approach to budgeting.

SoFi Mortgages: simple, smart, and so affordable.

Jul

2023

What Is Mortgage Amortization?

By Janet Siroto | Home Ownership, mortgage, Terminology | No Comments

If you’re looking into getting a mortgage for the first time, congratulations! You’re about to embark on a brave new adventure, full of highs and lows with (hopefully) a wonderful reward, aka your new home, at the finish line.

But before you get there, you’ll need to navigate some challenges. For instance: the somewhat intimidating home-buying terminology: prequalification vs. preapproval, for instance. And what on earth is escrow? And what does amortized mean?

Here, you’ll learn the answer to that last question, quickly and painlessly. Basically, mortgage amortization means that your mortgage loan payments will be spaced out over a period of time (typically 30 years) and will be calculated so that you always pay the same amount per month (if you have a fixed-rate mortgage, not a variable rate mortgage, that is).

That means that if you get a fixed-rate mortgage and your first payment in your first month is $1,500, you know that you’ll pay $1,500 in the last month of your mortgage, years later. If you take out a variable rate mortgage, the amount you pay each month will change periodically as the market rate fluctuates.

Also, as you pay your mortgage at first, most of the money paid goes toward interest and a little to the principal, but that shifts over time to the opposite scenario.

Learn more about mortgage amortization here.

Why Do People Choose Amortized Mortgages?

Mortgage amortization helps ensure that your obligations are predictable, which can make it easier for you to plan. If you take out a 30-year mortgage, then the amortization helps guarantee that in 30 years, you will have finished paying it off. For a fixed-rate mortgage, amortization also keeps all your payments consistently the same amount, rather than different amounts that depend on how much your principal is.

Recommended: The Different Kinds of Mortgages

How to Calculate Amortization Using Tables

In real life, even if you choose an amortized mortgage, you may never need to figure out your 30 years or so of payments yourself. But it’s useful to see what goes into the table or payments (they’re not arbitrary!) and understand how it’s populated. Calculating your amortized mortgage really puts you on the front lines of homebuying.

Let’s say you take out a $100,000 mortgage over 10 years at a 5% fixed interest rate. That means your monthly payment will be $1,061. You can then divide your interest rate by 12 equal monthly payments. That works out to 0.4166% of interest per month. And that, in turn, means that in the first month of your loan, you’ll pay around $417 toward interest and the remaining $644 toward your principal.

Next, to calculate the second month, you’ll need to deduct your monthly payment from the starting balance to get the ‘balance after payment’ for the chart. You’ll also need to put the $417 you paid in interest and $644 you paid toward the principal in the chart. Then you can repeat the calculation of your monthly interest and principal breakdown, and continue inputting until you finish completing the chart.

Date	Starting Balance	Interest	Principal	Balance after payment
Jan, 2023	$100,000	$417	$644	$99,356
Feb, 2023	$99,356	$414	$647	$98,709
Mar, 2023	$98,709	$411	$649	$98,060
Apr, 2023	$98,060	$409	$652	$97,408
May, 2023	$97,408	$406	$655	$96,753
Jun, 2023	$96,753	$403	$658	$96,096
Jul, 2023	$96,096	$400	$660	$95,435
Aug, 2023	$95,435	$398	$663	$94,772
Sep, 2023	$94,772	$395	$666	$94,107
Oct, 2023	$94,107	$392	$669	$93,438
Nov, 2023	$93,438	$389	$671	$92,767
Dec, 2023	$92,767	$387	$674	$92,093

💡 Quick Tip: SoFi’s new Lock and Look* feature allows you to lock in a low mortgage financing rate for up to 90 days while you search for the perfect place to call home.

How to Calculate Amortization Using a Calculator

So you can see that it’s not so difficult to calculate your amortized payments as it is time-consuming. Fortunately, you can save yourself the trouble by using an online amortization calculator . All you have to do is input info about your mortgage, including the amount you’re borrowing, your term length, and the interest you’re paying, and the calculator will do the math for you.

Recommended: First-Time Home-Buyer Guide

What Are the Pros of an Amortized Mortgage?

Here are some of the benefits to consider:

• You’ll slowly but surely pay off the mortgage principal of your home loan. With every month, you’ll get closer to owning your home outright!

• It ensures that you pay a set amount for each payment over the life of your loan. With some loans you may end up paying more at the beginning or the end. A balloon mortgage, for example, requires you to pay interest charges monthly during the regular term. You then pay off large parts of the principal at the end of the loan period. (Thus, your payment literally balloons.)

• You can often get better terms with an amortized loan. And you’ll save money in the long run by paying less interest over the life of your mortgage.

Recommended: What Is PMI and How to Avoid It

What Are the Cons of an Amortized Mortgage?

Next, consider the downsides:

• Amortized mortgages may favor borrowers who are putting down a larger down payment. To qualify for a competitive interest rate, you’ll probably need to put down 10% (if not 20%).

• You might not be able to qualify to borrow as much money via an amortized mortgage as you would through an alternative mortgage, such as an interest-only mortgage or a balloon mortgage.

💡 Quick Tip: Your parents or grandparents probably got mortgages for 30 years. But these days, you can get them for 20, 15, or 10 years — and pay less interest over the life of the loan.

The Takeaway

An amortized mortgage can be a good option for many homebuyers. It provides a steady way to pay down the principal of your home loan.

SoFi Mortgages: simple, smart, and so affordable.

*Terms and conditions apply. Applies to conventional purchase loans only. Rate will lock for 90 calendar days at the time of pre-approval subject to payment on 60th day of the fee below. If you submit a fully executed purchase contract within 30 days of the initial rate lock, SoFi will reduce the interest rate by an additional 0.125% at no cost. If current market pricing has improved by .75 percentage points or more from the original locked rate, you may qualify for an additional rate reduction. If you have not submitted a fully executed purchase contract within 60 days of your initial rate lock, you will be charged $250 to maintain the rate lock through the 90-day period. The $250 fee will be credited back to you at the time of closing. SoFi reserves the right to change or terminate this offer at any time with or without notice to you.
*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 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.

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.

External Websites: The information and analysis provided through hyperlinks to third-party websites, while believed to be accurate, cannot be guaranteed by SoFi. Links are provided for informational purposes and should not be viewed as an endorsement.

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Jul

2023

Investing in Single Family vs Multifamily Houses

By Austin Kilham | Budgeting & Goals, Home Ownership, mortgage | Comments Off

Buying property is a way to invest outside the stock market. Owning a rental can offer key benefits to homebuyers, including a potential stream of passive income and the possibility for real estate to grow in value.

When debating whether to invest in the home-buying process, the difference between a single family or multifamily home can matter.

Each home type comes with pros and cons, which investors may want to chew on before opting for a specific real estate investment.

Here’s a look at the major differences between single family and multifamily investment properties.

What Is a Single Family Home?

Single family homes are stand-alone structures with their own lot. They don’t share common space with another unit.

Generally, they’re meant to house one tenant or a family. In the real estate world, single family homes differ from attached properties, like condominiums or townhouses.

Those considering investing in a single-family home could start the process in much the same way as when buying a primary residence, enlisting the help of a real estate broker or home loan lender.

Below are some factors investors may want to think through when looking into single family properties:

Affordability of Buying

When an investor is deciding how much house to afford, single family homes are typically priced lower than multi-unit constructions.

Because they’re designed with one family or individual in mind, single family homes are generally smaller in size — and less square footage (and floors) can mean lower listed prices on the property.

Other costs, such as utilities, don’t necessarily add to the price of investing in a single family house. Rental agreements typically require tenants to pay all or nearly all of the utilities costs for a home.

In a multifamily unit, the landlord may have to shoulder more costs, such as the cost of electricity used in common spaces.

💡 Quick Tip: When house hunting, don’t forget to lock in your home mortgage loan rate so there are no surprises if your offer is accepted.

Fewer Tenants Can Mean Less Conflict

In multifamily units, landlords may be called in to resolve all sorts of conflicts between tenants. For example, landlords may have to mediate tensions if a neighbor is noisy or has a loud pet.

A single person or family living in a single-family unit lessens the chance for conflict between tenants. (In rare cases, landlords may deal with conflicts between single family tenants and neighbors in nearby buildings, though.)

Additionally, tenants who live in a stand-alone home may be more likely to treat the buildings as their own, taking better care of the house and lot.

They may closely monitor the condition of the whole home, letting landlords know when there are maintenance issues to take care of.

Reduced Maintenance Costs

Speaking of maintenance, single family units typically require less upkeep than multifamily buildings.

In a multi-unit property, things can get complicated. Landlords may be dealing with different sets of appliances or diverse tenant schedules, for example.

If something goes wrong in one unit, it may affect other units at the same time. For instance, in a multifamily building, plumbing or wiring may need to be replaced in multiple units at the same time.

Multifamily units are larger, so problems that feel more manageable in a single family home can become a bigger deal when scaled up.

Investors may want to compare the different costs (and logistics) of exterminating termites in a small home vs. a bigger multi-unit building (where numerous tenants may need to be relocated temporarily), to name one possibility.

Property Value Appreciation

Single family homes tend to be in higher demand than multifamily residences, which could mean the property is more likely to gain in value. Single family homes are priced largely based on supply and demand.

The more people want them, the higher home appreciation may go up. (Naturally, demand is just one factor among many that can impact a home’s valuation.)

Multifamily buildings, on the other hand, are priced in part on the condition of the buildings. One extra factor in calculating the value of a multifamily building is the potential rent revenue that this sort of property can bring in. If rents go up in the area, the value of the building can rise accordingly. (The opposite is also true.)

Cash Liquidity

There may come a time when a landlord wants to sell. Landlords might no longer want to deal with tenants, or they may need to access the equity wrapped up in their rental property.

Because of the high demand, sales for single family homes tend to be faster, providing investors with potentially easier access to their invested cash.

What Is a Multifamily Home?

Multifamily homes are buildings that have more than one unit and can house more than one family, such as apartment buildings. They could also be a duplex or a triplex.

Below is a list of factors investors might want to think about when deciding whether to pursue purchasing a multi-unit building:

More Rental Income

A multifamily building can be more expensive upfront to buy than a single family home. However, each unit in the building might produce rental income for the owner.

When combined, these rents can total more than the single revenue from a stand-alone house. Opening up multiple streams of income is one of the main reasons investors opt for multifamily properties.

Fewer Vacancy Issues

When a single family home is vacant, the owner’s rental income stream dries up completely. Owning a multiple family building can mitigate this risk of lost income when a tenant leaves or breaks the lease. If one unit is vacant, even for an extended period, other units might still bring in regular rental income.

Economies of Scale

In some ways, property management costs can be simpler for multifamily homes, especially when it comes to economies of scale. For example, say a landlord needs to replace the roof on a 10-unit building. The cost of replacement may be lower, per unit, than if a landlord needs to replace the roof on just one single family home.

Diverse Investment Options

Multifamily buildings can offer more property options to investors, too. Potential landlords might invest in anything from small duplexes to large apartment buildings with dozens of units.

Investors can take a more passive role in multifamily investments, as well. Real estate syndication allows a group of investors to pool their resources to buy more expensive buildings than they could afford on their own.

Investments like these used to be the purview of the very wealthy. Since the passage of the JOBS Act in 2012, real estate crowdfunding has increasingly become a more popular option. Buildings funded in this way are generally managed by a professional management company and profits are passed along to investors.

Multi-family investors might want to pursue shares of a Real Estate Investment Trust (REIT). REITs invest in multifamily properties. They trade much like regular stocks, which makes them easy to buy and sell (offering investors more liquidity).

Investors in REITs have no contact with the day-to-day operations of the underlying investment properties. REITs could be a better fit for long-term investors who aren’t aiming to buy and then resell quickly.

💡 Quick Tip: Generally, the lower your debt-to-income ratio, the better loan terms you’ll be offered. One way to improve your ratio is to increase your income (hello, side hustle!). Another way is to consolidate your debt and lower your monthly debt payments.

Financing a Real Estate Investment

Financing an investment property is a little bit different than financing a first or second home, whether it’s a single family home or a multifamily building. As with the buying of a first house, investors may want to check credit scores and review their financial assets before applying for a mortgage loan.

Potential buyers should also examine their debt-to-income ratio, which shows lenders how much debt borrowers have acquired compared to their income. Lenders review this as one among many factors when evaluating mortgage applications.

It’s likely that prospective buyers of investment properties may need to put down at least 15-20% of the property’s listed value — but, it’s not uncommon for lenders to ask for a down payment of 25-35%.

Single family homes can be financed with a conventional mortgage. However, because investment properties pose more risk to loan lenders, interest rates are typically higher than they would be for primary or secondary residences.

Loans for single family houses, duplexes, triplexes, or fourplexes, collectively known as “one-to-fours,” don’t differ very much. In other words, investors looking to buy a building up to four units can do so with a conventional loan.

Loans for apartment buildings with more units, however, may be a bit more complicated. Lenders may consider factors such as:

• Debt service coverage (cash flow relative to debt)

• Net income generated by the property (revenue minus expenses)

• Loan-to-value ratio (the loan amount compared to the value of the property)

There are different, federally backed apartment building loans that certain investors may want to consider, including:

• Fannie Mae Apartment Loans offer loans of as little as $1 million with 20% down. Fannie Mae offers conventional loans and specialty loans, such as green financing or senior housing.

• Freddie Mac Apartment Loans offer loans beginning at $1 million, including conventional loans, small balance loans, targeted affordable housing loans, and senior housing loans.

• Bank Balance Sheet Loans are loans that banks keep in-house. Both traditional and online banks may offer these loans, which they do not repackage and sell to government-sponsored enterprises, such as Fannie Mae or Freddie Mac. The loans remain on the banks’ balance sheets. These loans don’t require owners to live in the same community as the building they’re buying.

• FHA Apartment Loans, aka HUD 223(f) loans, start at $2 million. They’re insured by the U.S. Department of Housing and Urban Development (HUD), and they are available for the purchase of buildings with five or more units.

The Takeaway on Comparing Mortgage Options

Purchasing a rental property, whether a single family home or a multi-unit building, could be one way to diversify an investment portfolio. A mortgage loan from a private lender may help investors to purchase a stand-alone rental home or multifamily building.

SoFi Mortgages: simple, smart, and so affordable.

Jul

2023

What Is the Cost to Replace an HVAC System?

By Kevin Brouillard | Budgeting & Goals, Home Ownership, personal_loan | Comments Off

Homeowners sometimes may not realize it’s time to replace their heating, ventilation, and air conditioning (HVAC) system until there’s a major issue.

And the condition of the overall system, along with other factors like home size, type of unit, and local climate might impact HVAC replacement cost.

HVAC system cost varies year by year and per individual situation. Understanding cost considerations for different HVAC equipment, types of systems, and everything replacement entails can help you budget and plan for paying for emergency home repairs.

HVAC System Parts

There are several ways to heat and cool a home that falls under the HVAC umbrella. Yet, most HVAC system parts and components can be grouped into the following categories.

Thermostat

Thermostats monitor temperature and can be used to adjust whether a HVAC system heats or cools a building. Generally, the temperature can be set manually or preset to regulate heating and cooling to a desired indoor temperature.

These systems can be connected to the HVAC system through wiring — or Wi-Fi in the case of smart thermostats. More advanced thermostats can be used to enhance comfort and efficiency by controlling temperature settings for multiple zones throughout a home or building.

Heating and Cooling Unit

The heating and cooling unit is the main component of any HVAC system. Common types include furnaces, boilers, heat pumps, and air conditioners.

Furnaces are generally located inside a structure and comprise a heating element powered by gas, oil, or electricity and a blower to circulate heated air through the building.

Boilers are traditionally interior units, too, but circulate hot water or steam to radiators or baseboards located throughout the property.

Air conditioners include condenser units, which are located outside because they produce hot air through the heat transfer process.

Heat pumps also consist of an external condenser, but a key difference is that they can be used to either heat or cool a home. These systems work in conjunction with an indoor blower unit to distribute heated or cooled air.

Filtration

HVAC systems incorporate air filters to remove dust, allergens, and other particles from entering the return-air duct. Usually, air is drawn from multiple locations inside a building to the HVAC system.

Whether filters are the reusable or disposable variety, periodic cleaning or replacement is necessary to maintain optimal performance.

Ultraviolet lights are another option for treating air quality in an HVAC system. Their ability to disinfect the air of mold and pathogens makes them helpful for some homeowners with severe allergies.

Delivery System

Most buildings and homes consist of multiple rooms and may include more than one floor. Distributing heated and cooled air throughout the space requires a system of ductwork and vents.

Many HVAC systems utilize separate supply and return ducts to circulate, filter, and treat air continuously. Supply ducts bring air from the heating and cooling unit to blowers and vents to heat or cool an area.

Meanwhile, return ducts transport untreated air back to the HVAC system.

Exhaust Outlet

Any HVAC system that involves combustion — burning oil, gas, or wood — will need an exhaust outlet to expel harmful fumes out of the building. An exhaust outlet can be its own vent or be connected to an existing chimney.

💡 Quick Tip: Some lenders can release funds as quickly as the same day your loan is approved. SoFi personal loans offer same-day funding for qualified borrowers.

HVAC System Cost Estimates

The type of unit chosen for replacement is a key determinant of cost. Prices may fluctuate whether a full or partial replacement is needed and based on technological advances in HVAC efficiency.

Cost estimates below account for the HVAC unit, any system parts, installation, and removal of old equipment.

Boilers

Boilers have been used to heat buildings for more than a century and are found in homes and commercial buildings alike. The average replacement cost can range between $4,000 and $10,000 depending on the type of boiler. The average cost to replace a boiler is $7,938, according to Consumer Reports.

HVAC replacement cost for boilers can be higher if fuel tanks, piping, and gas hookup need to be repaired or installed.

Heat Pumps

Despite their name, heat pumps actually can be used to both heat and cool a building. These electric HVAC systems pull heat from outdoor air to heat a building even during cold weather conditions.

When it’s warm out, heat pumps cool buildings by drawing heat from indoor air and expelling it outside.
Depending on the type of heat pump and size of the system (measured in tons), costs average between $4,900 and $12,500.

Air-source heat pumps typically run on the cheaper end of the heat pump spectrum, whereas ground source heat pumps (often called geothermal heat pumps) can cost between $6,000 and $20,000.

Although the upfront cost is significant, lower utility bills and 50-year equipment lifespan could see a return on investment in the long-run.

Central Air Conditioners

Central air conditioners work by drawing moisture from the air inside a building and returning cooled air throughout the structure via ductwork. The system usually consists of one unit located outside but near the structure.

The average cost for installing central air is between $3,800 and $7,900. Prices may be lower for 2-ton or smaller systems, while costs can creep higher if a building requires a 5-ton unit.

Besides the unit itself, the total footage of ductwork to be installed or replaced is a significant cost consideration.

Furnaces

The cost to buy and install a furnace can vary by energy type, total ductwork needed, and the model. On average, prices for replacing a furnace range from $2,800 to $6,800.

Furnaces that run on natural gas or electricity tend to be cheaper to replace than oil-fueled systems.

The total area that will be heated and how well a building is insulated are other factors that will affect the size of the system and potentially increase the cost.

💡 Quick Tip: Home improvement loans typically offer lower interest rates than credit cards. Consider a loan to fund your next renovation.

Other HVAC Replacement Cost Factors

When evaluating HVAC options, the type of system is only part of the equation for determining the final price tag. There are many other factors that can affect how much an HVAC replacement will cost.

Local Climate

The popular real estate mantra, “location, location, location”, rings true for HVAC systems, too. Whether you live in a cold, warm, or temperate climate will have implications for how an HVAC system is designed.

Property owners in warmer climates could face higher prices for replacing air conditioning units since greater capacity is needed. Meanwhile, costs for furnaces can be higher in more frigid regions where heating efficiency is more important.

Building Characteristics

The size, layout, and condition of a building can play a role in HVAC replacement cost.

Excluding geographic influences, larger structures generally require a more substantial HVAC system to match. The total square footage can impact the price for filtration, ductwork, vents, and zones throughout a building.

A home’s design could also affect how much you’ll pay for HVAC installation. More difficult jobs can add additional labor hours and drive up the cost.

Some possible complications to consider are the ease of accessing components ductwork and whether building renovations will be needed to accommodate new HVAC equipment.

Unit Efficiency

The operational efficiency of a new system is another factor of HVAC replacement cost. Although more efficient units are generally more expensive upfront, they can recoup long-term savings through lower energy bills.

While browsing models, keep an eye out for an ENERGY STAR® label to identify the highest-performing HVAC systems. To become certified, this equipment has been vetted by the Environmental Protection Agency and Department of Energy.

For instance, air conditioner models that achieve efficiency scores in the top 25 percent among competitors are eligible for ENERGY STAR® certification.

Paying for HVAC Replacement

The upfront cost of paying for HVAC replacement can be steep. If covering expenses with cash and savings alone isn’t feasible, there may be other ways to pay for these home improvements.

The HVAC unit cost for more environmentally friendly technologies, such as ground source and air source heat pumps, may be eligible for rebates and tax incentives.

Recommended: Home Improvement Cost Calculator

The Takeaway

Even before major components or an entire system needs to be replaced, poor efficiency might increase utility bills. Staying on top of maintenance and knowing the heating and cooling unit’s estimated lifespan could help save money and keep a system running smoothly.

If replacement is necessary for your HVAC system, you may still have a sizable sum to pay after claiming tax credits or manufacturers’ rebates you might qualify for.

Think twice before turning to high-interest credit cards. Consider a SoFi personal loan instead. SoFi offers competitive fixed rates and same-day funding. Checking your rate takes just a minute.

SoFi’s Personal Loan was named NerdWallet’s 2024 winner for Best Personal Loan overall.

Photo credit: iStock/South_agency

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.

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.

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.

Non affiliation: SoFi isn’t affiliated with any of the companies highlighted in this article.

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Thermostat

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Delivery System

Exhaust Outlet

HVAC System Cost Estimates

Boilers

Heat Pumps

Central Air Conditioners

Furnaces

Other HVAC Replacement Cost Factors

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Paying for HVAC Replacement

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