Unknowns pose danger for homebuyers
High inflation often translates to high anxiety, which is why many Americans are striving to lock in the cost of one of their most basic, most human needs: a home.
But with housing prices already at lofty levels and mortgage rates spiraling, many buyers may be tempted to jump in before they’re ready — or because they fear the situation will only get worse.
“There is this psychological pressure of everything being uncertain,” said Simon Blanchard, an associate professor at Georgetown University’s Mcdonough School of Business who studies consumers’ financial decision-making. That can make a necessity like housing feel concrete, he said.
“It might sound comforting to focus on the present and lock in this part of the budget,” he said. “The danger is you might be creating vulnerability by leaving insufficient flexibility for later.”
The national median price of existing homes was $375,300 in March, up 15 percent from $326,300 a year earlier, according to the National Association of Realtors. Rates on 30year fixed mortgages were 5.27 percent for the week that ended Thursday, up from 5.1 percent the week prior, according to Freddie Mac.
That has seriously eroded how much would-be buyers can afford: With a down payment of 10 percent on the median home, the typical monthly mortgage payment is now more than $1,800, up 49 percent from a year ago, taking higher prices and rates into
account. And that doesn’t include other nonnegotiables, such as property taxes, homeowner’s insurance and mortgage insurance.
With inflation at a 40year high and the cost of just about everything rising, it’s easy to get caught up in the irrationality that has some buyers aggressively bidding up prices and skipping basic precautions such as a home inspection.
“There is a scarcity mindset right now,” said Jake Northrup, a financial planner for young families in Bristol, R.I. He said he and his wife had decided to wait a year and save
more before buying a home.
Some prospective buyers are doing the same — mortgage applications have slowed lately — but the market remains competitive because of the country’s chronically low supply of homes. That can lead to erroneous assumptions and bad judgment.
So before you hit the open-house circuit, it’s time to assess not just what you can spend but what you should spend — and the potential costs down the road.
Do a budget review
Before you start scanning listings, it helps to
have a solid understanding of what you can afford — and how different price points would affect your ability to save and spend elsewhere.
Some financial experts suggest working backward: Assume a minimum savings rate — say 15 percent or 20 percent for retirement, college savings and other goals — and account for all other recurring debts and expenses on a spreadsheet. Then play around with different home prices to see how they would influence everything else.
“The right mortgage amount isn’t what you get preapproved for but what you can afford,” Northrup said. “The No. 1 mistake I see when people buy a home is not fully understanding how other areas of their financial life will be impacted.”
What is affordable? The answer will obviously vary by household, income, family size and other factors.
Government housing authorities have long considered spending more than 30 percent of gross income on housing as burdensome — a figure that arose from “a week’s wages for a month’s rent,” which became a rule of thumb in the 1920s. That standard was later etched into national housing policy as a limit — low-income households would pay no more than one-quarter of their income for public housing, a ceiling that was lifted to 30 percent in 1981.
Adjust expectations
The rise in interest rates means many people have had to rein in their price ranges — by a lot. A family earning $125,000 that wanted to put down 20 percent and dedicate no more than 28 percent of its gross income to housing — roughly $35,000 — could comfortably afford a $465,000 home when the interest rate was 3 percent. At 5 percent, that figure shrinks to $405,000, according to Eric Roberge, a financial planner and founder of Beyond Your Hammock in Boston. His calculation factored in property taxes, maintenance and insurance.
He generally suggests allocating a conservative share of household income — no more than about 23 percent — to housing but acknowledged that’s difficult in many places. “Our calculation for affordability doesn’t change,” Roberge
said. “However, the big jump in rates changes what is actually affordable.”
There are other considerations. With many Americans moving from cities to larger spaces in the suburbs, you’ll also need to consider how much more it will cost to run and furnish that home, for example, or how much extra you’ll need to spend on transportation.
Adjustable rates
Adjustable-rate mortgages generally carry lower rates than fixed-rate mortgages for a set period, often three or five years. After that, they reset to the prevailing rate, then change on a schedule, usually every year.
The average interest rate for a 5/1 adjustablerate mortgage — fixed for the first five years and changing every year after — was 3.78 percent for the week that ended Thursday, according to Freddie Mac. It was 2.64 percent last year.
More buyers are considering adjustable-rate mortgages: They accounted for more than 9 percent of all mortgage applications for the week that ended April 22, the highest level since 2019, the Mortgage Bankers Association said.
But they’re definitely not for everyone. “The typical borrower is someone who does not anticipate being in the property for a long time,” said Kevin Iverson, president of Reed Mortgage in Denver.
Be even more wary of so-called alternative financing — contract-fordeed arrangements and “chattel” loans regularly used to buy manufactured homes — which often lack typical consumer protections.