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Typically, margin investing works based on margin loans. These are loans that your brokerage extends so that you can purchase with a combination of your own funds and borrower money, giving you the liquidity to make larger purchases. They are secured by the assets in your portfolio and if you fail to repay the loan your brokerage will take those assets as payment. We’ll go over in full detail how it works.
A financial advisor can answer your questions, while also helping you build a financial plan for the future.
What Is Margin Trading?
Margin trading refers to when you borrow money to purchase securities. Most of the time, investors use this to buy or short stocks, since equities tend to pay their returns more quickly than most other assets.
You typically borrow the money directly from your brokerage, although occasionally investors may borrow from a third party structured as a margin loan. (For ease of use, in this piece we will refer to borrowing money directly from your brokerage.)
A margin loan is the money that your brokerage lends you to make a margin trade.
The loan is secured by assets in your portfolio. This creates two main types of margin loans: specific and general. Specific margin loans are more common. In this case, you take out the loan to make a specific trade and the loan is secured by those assets.
General margin loans are less common. Here, you don’t borrow to make a specific trade. Instead, you borrow against other assets in your portfolio to make an unrelated investment.
With general margin loans, you must own your collateral outright. You cannot use securities held on a margin as collateral against new borrowing.
Interest on Margin Loans
When you take out a margin loan, you establish a secured debt in your portfolio. This creates two ongoing obligations.
First, you assume interest. The terms on a margin loan will differ based on your specific institution and the loan itself. Almost all brokers will charge their interest on an annual rate which accrues monthly.
And it is uncommon for brokers to require regular payments. Instead, you can pay your interest along with the principal on the loan in one lump sum when you close out your position.
Interest is one of the major reasons that most margin trading is done with equities and similarly short-term assets. Since the costs will accumulate on any account, investors generally don’t want to hold their position open for too long. They want a shorter-term investment that they can cash out of more quickly.
Margin Calls
With a margin loan, the debt is secured by the value of assets in your portfolio. The more valuable your assets, the more borrowing power you have. The less valuable your assets are, the less borrowing power you have.
The result of this is that, when you take out a margin loan, your collateral will fluctuate based on its price on any given day. A basket of stocks worth $1,000, when you take out the loan, may decline to $900 in value, reducing the value of those stocks as collateral.
To address this, all brokers require you to maintain a certain percentage of value (known as “equity”) relative to the loan. Equity is the minimum value that your collateral can have relative to your loan.
Most lenders set this at around 30%. This means that the value of the assets you used to secure your margin loan cannot dip lower than 30% of the value of the loan itself (or whichever equity level your broker has set).
If your equity does fall too low, the broker will execute what is known as a “margin call.” In a call, you must bring your account back within the minimum equity. You can do this either by adding new cash or securities as collateral, or by paying off a section of your loan.
If you fail to meet your margin call, your broker can take collection actions. This means that they can liquidate the securities you used as collateral, and can insist that you repay the remainder of your loan after this sale.
Risks vs. Rewards of a Margin Loan
The advantage of a margin loan is purchasing power.
By investing with a margin loan, you can buy more assets than you could on your own. With the standard limit of 50%, for example, you can literally double your underlying investment. If you have $1,000 to invest, by using a margin loan you can purchase $2,000 worth of assets and collect the commensurate returns.
The disadvantage to a margin loan is a potentially staggering amount of risk.
The key to understanding risks in a margin loan is the idea of passive losses vs. active losses. With passive losses, your exposure is limited to the money you invest upfront. You know how much you have at stake and nobody will come along asking for more. Your worst outcome is zero.
A standard investment has a passive loss profile. If you invest $1,000 to buy a stock, you can lose up to that entire initial investment but you can’t lose more than your original $1,000.
Active losses are different. With active losses you can potentially lose more than your initial investment, leaving you further in debt after closing out the position.
Margin trading has an active loss profile. If you borrow $1,000 to buy a stock and it doesn’t pan out, you both lose your investment money and need to repay that $1,000. You can end up on the hook for debt payments even beyond your market losses.
Bottom Line
Margin loans are the money that a brokerage lends you to purchase stocks or other securities. This loan is secured by assets in your portfolio, and you generally plan on repaying it with the gains from your investment.
Investing and Retirement Planning Tips
Financial advisors often specialize in investing and planning for retirement. Finding a financial advisor doesn’t have to be hard. SmartAsset’s free tool matches you with up to three vetted financial advisors who serve your area, and you can interview your advisor matches at no cost to decide which one is right for you. If you’re ready to find an advisor who can help you achieve your financial goals, get started now.
A great way to plan for retirement is to calculate how much you’ll need after you retire. Think about the things you’d like to do after your retirement. Do you want to travel? Also, think about where you want to live and what kind of lifestyle you want. For example, you’ll need to save more if you want to retire in a place with a high cost of living. SmartAsset’s retirement calculator can tell you how much you should save each month in order to reach your goals.
A 401(k) is very useful for building retirement savings. Small, regular contributions can easily add up to plenty of savings later in life. You should especially contribute to a 401(k) if your employer offers a match. If your employer doesn’t offer a 401(k), you can always invest in an individual retirement account (IRA). These work similarly to 401(k)s in that you don’t pay taxes initially on your contributions.
Eric Reed
Eric Reed is a freelance journalist who specializes in economics, policy and global issues, with substantial coverage of finance and personal finance. He has contributed to outlets including The Street, CNBC, Glassdoor and Consumer Reports. Eric’s work focuses on the human impact of abstract issues, emphasizing analytical journalism that helps readers more fully understand their world and their money. He has reported from more than a dozen countries, with datelines that include Sao Paolo, Brazil; Phnom Penh, Cambodia; and Athens, Greece. A former attorney, before becoming a journalist Eric worked in securities litigation and white collar criminal defense with a pro bono specialty in human trafficking issues. He graduated from the University of Michigan Law School and can be found any given Saturday in the fall cheering on his Wolverines.
When planning for the overall financial security for yourself and those you love, life insurance should typically play a part. This is because the proceeds from a life insurance policy can be used to ensure that dependents and survivors won’t be left with having to pay a debt or other expenses out of their own pockets. These funds can also be used for ensuring that the daily living expenditures of a spouse and children can continue – without those you care about having to go into a financial hardship, or even to change their lives drastically.
If you are in the process of shopping for life insurance – or you soon will be – then several key factors are important to keep in mind. These include securing the right type and amount of insurance coverage, as well as making sure that the company you plan to purchase the coverage through is safe and stable financially, and that it also has an excellent reputation for paying out its policy holders’ claims. One carrier that meets these standards is Primerica.
The History of Primerica Insurance Company
Primerica has been in the business of offering term life insurance that is affordable since 1977. Since its beginning, the company has had a key focus on serving middle America’s “Main Street” families in neighborhoods across the country. Primerica was started by Arthur (Art) Williams, a former high school football coach turned life insurance advisor.
Within just the first few years of operation, the company contracted with Massachusetts Indemnity and Life Insurance Company – and by 1982, the company had gone public and started trading its stock on the NASDAQ market.
The company takes more of an educational approach, and in addition to insurance coverage, it also focuses on educating its prospects and customers. For instance, the company’s complimentary Financial Needs Analysis asks some important questions to pinpoint exactly where an individual or family is on their goals, and then it suggests various financial solutions that fit both their needs and their budget.
There are currently three components to Primerica’s life companies. These include the following:
Primerica Life Insurance Company
Primerica Life Insurance Company of Canada
National Benefit Life Insurance Company
Primerica’s products are offered through independent representatives, many of whom work on a part-time basis. Over time, Primerica has earned numerous awards and accolades, including being named to the 2015 Forbes list of America’s 50 Most Trustworthy Financial Companies. The company has it main headquarters in Duluth, Georgia.
Primerica Life Insurance Review
Today, Primerica is a leading provider of term life insurance in the industry. The company pays out an average of $3.5 million in benefit claims every day – and more than 90 percent of these allegations are paid out within 14 days of the claim being submitted. Currently, Primerica serves more than 4.3 million customers and policy holders.
The company currently has more than $728 billion of life insurance in force. A significant portion of the policies that are sold via Primerica agents are done so using the “Buy Term Invest the Difference” philosophy. This alludes to having clients purchase affordable life insurance, and use the remainder of their funds (that may have been spent on more expensive permanent insurance protection) to invest in mutual funds and other appropriate investments for the client.
Using this concept, Primerica believes that people should look at purchasing life insurance in the same manner that they view buying auto, health, or home owner’s insurance – in other words, maximize the amount of the coverage and invest the difference. Doing so can provide individuals and families the ability to accumulate more money, and in turn, live a stress-free retirement in the future.
Certainly, one of the key advantages of the term life insurance products that are offered through Primerica is the lower rates (as compared to a comparable permanent life insurance policy). While an insured can get a nice amount of coverage for a reasonable rate, especially if they are young and in good health at the time of application, it is important to keep in mind that term life insurance is only issued for a set period, such as ten, fifteen, twenty, or thirty years. Then, once the initial policy has expired, it will be required that the insured renew the policy if they want to keep coverage in force. This, however, will typically be at a much higher premium rate, given the insured’s then-current older age.
However, for those who are seeking a way to cover “temporary” needs, such as the payoff of a mortgage and ensuring that a child or grandchild has enough money to attend college in the future – then a term life insurance policy could be a viable option.
Insurer Ratings and Better Business Bureau (BBB) Grade
Due to its robust and stable financial footing, and the timely way it pays out claims to its policy holders, Primerica has earned high ratings from the insurer rating agencies. This includes an A+ (Superior) by A.M. Best Company, of which less than 20 percent of life companies meet this standard.
Also, Primerica has been an accredited company via the Better Business Bureau (BBB) since January 1, 1980. The company has been provided with a grade of A+ by the BBB, on a scale of A+ to F.
Over the last three years, Primerica has closed out a total of 140 customer criticisms through the Better Business Bureau (12 of which were closed out within the past twelve months). Of the total 140 customer complaints, 77 of them focused on problems with the company’s products and services, 33 focused on billing and collection issues, and the other 30 had to do with advertising and sales issues.
Life Insurance Coverage Offered Through Primerica
Primerica offers straightforward and affordable term life insurance coverage. Many of the policies that are sold by this company offer renewal options, so that the insured may continue coverage once the initial period of the policy has been surpassed.
There are many different ways in which policy holders may structure their insurance coverage through Primerica, as the company offers individual riders and add-ons like terminal illness benefit, waiver of premium, and increasing benefit riders.
Primerica offers value through their unique approach to buying life insurance. Its primary life insurance offerings include the TermNow and Custom Advantage plans. Both options offer guaranteed insurability to the insured’s age 95, as well as a terminal illness benefit, industry leading renewal options, affordable renewal rates, and the flexible use of riders that can help with increasing the coverage and / or better “customizing” the policy to better fit the insured’s needs.
Other Products and Services Available Via Primerica Insurance Company
In addition to term life insurance coverage, Primerica also offers several other products and services that can provide solutions to its clients. These include:
Investments – Primerica offers mutual fund investments so that clients can put away money for the future. In many cases, clients may have the option of either investing a lump sum, or dollar cost averaging whereby they invest a certain amount of money on a regular basis over time.
Auto Insurance Coverage – Primerica offers auto insurance coverage through the Primerica Secure Referral Program. Here, clients can obtain competitive rates in ten minutes or less, and most individuals will qualify for this coverage.
Home Owners Insurance Coverage – As with the auto insurance coverage, the home owners insurance coverage that is offered via Primerica is done through the Primerica Secure Referral Program, which can make it easy for individuals to find out the quote they are eligible for, and to move forward if it is the plan they choose.
Long Term Care Insurance – Primerica also offers long-term care insurance coverage via some of the oldest and most experienced companies in the long term care insurance market place. Having this coverage can help clients to ensure that their other assets and savings are secure and in place for their originally intended purpose.
Pre-Paid Legal Services – While many people may need the services of a lawyer, not everyone can pay the high fees that attorneys are known for charging. With legal insurance protection, though, the playing field is leveled. By having a legal insurance plan, clients can access a plethora of different services, such as will creation, legal consultation, motor vehicle-related benefits, durable powers of attorney, IRS audit assistance, and probate benefits.
Identity Theft Defense – Today, identity theft is the fastest growing crime – which puts everyone in harm’s way when it comes to having their identity stolen. By having identity theft protection, though, if an incident occurs, the client may be covered from a financial perspective, as well as via a long list of other support services.
Debt Reduction / Payoff Solutions – The debt solutions that are offered through Primerica can help individuals and families to get on the road to debt freedom. The Primerica Debt Watchers product allows clients to use the information that is contained in their Equifax Credit Report to put together a simple to understand plan towards paying off their debt. This differs from many of the other debt relief products that are found in the market place today because it doesn’t just limit clients to seeing debts on their credit report, but rather to create an overall plan for becoming debt free.
Also, in addition to the other educational solutions and concepts that may be provided include the following:
High Cost of Waiting
Pay Yourself First
Theory of Decreasing Responsibility
Rule of 72
Power of Compound Interest
Debt Stacking
Being out of debt, and well protected with life insurance and other coverage, can make clients’ lives much easier.
How to Get the Best Life Insurance Rates with Primerica Insurance Company
If you are seeking the best rates on life insurance through Primerica – or from any other life insurance carrier – then it is recommended that you work in conjunction with an independent life insurance agency or broker. In doing so, you can compare different life insurance policies, companies, and premium prices – and from there, you can choose which one will be the greatest for you.
When you are prepared to proceed with finding out the best coverage option for you, we can offer support. We are an independent life insurance brokerage, and we work with many of the best life insurers in the market place today. We can get you all the necessary details needed to make a well-informed life insurance coverage buying decision. We can do so for you very swiftly, simply, and conveniently – all from your computer – and without you having to meet in person with a life insurance agent.
We understand that the process of purchasing a life insurance policy can seem a tad bit overwhelming. There are many different variables and components you need to consider while choosing the right coverage for your needs. But there is good news. This process can be so much easier when you are working with an ally on your side who can point you in the right direction. So, contact us today – we’re here to help.
Envisioning a shopping space where customers could feel at home, Danielle Desimone celebrated the grand opening of her home décor and interior store HŌM in late April—a process that was 10 years in the making.
With more than 20 years of retail experience, Desimone explained that she learned about what made each company successful, taking a piece from each of her experiences and melding it together when she created HŌM.
“It’s a home and interior store, but it’s laid out like a traditional home, so it has a full kitchen, dining room, living room, bedroom and bathroom,” Desimone explained. “All shoppable areas of the home, so whether you need towels for your kitchen, snacks for entertaining, a gift, sheets for your bed or skincare products, perfume, anything from any room of your house, is shoppable.”
HŌM celebrated its grand opening on Del Prado Avenue during the bi-annual REDO Vintage and Maker’s Market on Sunday, April 30.
“I was so overwhelmed with the turnout,” Desimone said. “I was overwhelmed with gratitude. The amount of people that showed up. They’re like, ‘We’ve been watching you build for a year. We’ve been so excited. Dana Point needs this.’ ”
Desimone worked with REDO Market founder Randy Hild to coordinate the new business launch with Sunday’s market.
For future events, Desimone noted that REDO might plan a private event in the store.
“Since I had all my grand opening stuff, he was like, ‘Let’s push this to the next REDO,’ ” Desimone said, adding: “That’s something that speaks to Dana Point. I feel like everyone that has a business in Dana Point, they want to see everyone grow, and REDO, they’re so supportive.”
Living in Dana Point until July 2020, Desimone said she loved walking down Del Prado and dreamed of opening a shop in the former District Salon space next to Jack’s Restaurant.
“When I got the green light with the investors, I was walking around looking at spaces, and I saw, what was the District Salon, and I was like, ‘Oh, my gosh, this would be perfect,’ ” Desimone said.
“I literally walked over to the new District Salon, and I asked for the landlord’s information for the old building, and the owner was like, ‘Oh, well, we moved, because that’s being torn down, so it’s not available,’ ” Desimone continued.
The building was the site of the former Dana Point Hotel, set to be demolished for a mixed-use development with 68 residential units and more than 10,000 square feet of commercial space and underground parking.
However, when father and son duo Marvin and Eric Winkler took over the project, they decided to largely keep the facade of the 75-year-old building the same.
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Danielle Desimone celebrated the grand opening of her home decor and interior store HŌM in late April, offering a unique shopping experience as the shop is laid out just like a home. Photo: Courtesy of HŌM
” data-medium-file=”https://i2.wp.com/www.danapointtimes.com/wp-content/uploads/2023/05/EYE_TopStories_HOM3.jpeg?fit=500%2C333&ssl=1″ data-large-file=”https://i2.wp.com/www.danapointtimes.com/wp-content/uploads/2023/05/EYE_TopStories_HOM3.jpeg?fit=1024%2C683&ssl=1″ src=”https://i2.wp.com/www.danapointtimes.com/wp-content/uploads/2023/05/EYE_TopStories_HOM3.jpeg?resize=1024%2C683&ssl=1″ alt class=”wp-image-157490″ srcset=”https://i2.wp.com/www.danapointtimes.com/wp-content/uploads/2023/05/EYE_TopStories_HOM3.jpeg?resize=1024%2C683&ssl=1 1024w, https://i2.wp.com/www.danapointtimes.com/wp-content/uploads/2023/05/EYE_TopStories_HOM3.jpeg?resize=500%2C333&ssl=1 500w, https://i2.wp.com/www.danapointtimes.com/wp-content/uploads/2023/05/EYE_TopStories_HOM3.jpeg?resize=150%2C100&ssl=1 150w, https://i2.wp.com/www.danapointtimes.com/wp-content/uploads/2023/05/EYE_TopStories_HOM3.jpeg?resize=768%2C512&ssl=1 768w, https://i2.wp.com/www.danapointtimes.com/wp-content/uploads/2023/05/EYE_TopStories_HOM3.jpeg?resize=450%2C300&ssl=1 450w, https://i2.wp.com/www.danapointtimes.com/wp-content/uploads/2023/05/EYE_TopStories_HOM3.jpeg?resize=750%2C500&ssl=1 750w, https://i2.wp.com/www.danapointtimes.com/wp-content/uploads/2023/05/EYE_TopStories_HOM3.jpeg?w=1086&ssl=1 1086w” sizes=”(max-width: 1024px) 100vw, 1024px” data-recalc-dims=”1″>Danielle Desimone celebrated the grand opening of her home decor and interior store HŌM in late April, offering a unique shopping experience as the shop is laid out just like a home. Photo: Courtesy of HŌM
“After a year of looking and never thinking I could get that space, I ended up getting the exact space that I wanted,” Desimone said.
“I’m so grateful because the Winklers are so amazing to work with, and I’m so excited to see everything that’s happening with the back of the building, all that renovation and rentals and Jack’s renovating,” Desimone continued. “I think that they’re so committed to bringing young life back into Dana Point, and I am so grateful that I am part of that team.”
Desimone noted that many of the businesses opening on Del Prado are locally owned.
“It’s cool to be a part of such a growth,” Desimone said. “I’ve been saying for years that retail is going back local, malls are going to be dead, and everyone just wants to shop in their local area.”
Over the past six years, Desimone noticed a change in retail trends in which “it was more about convenience rather than quality,” she said.
“I hated it. I hated that you never knew what you were getting, and no one could ever speak to the product or background,” Desimone said. “I wanted to have a store where people can trust in anything that they were buying, and I was able to speak to it, and not just like, ‘Oh, well, it was pretty, so I tried it.’ ”
Desimone added that whenever her friends ask for recommendations, she always has “the best” product to offer, because she has likely tried a dozen different products to find the best one.
“I wanted to take that mentality and curate it into a store,” Desimone said.
After working in retail for more than 20 years, Desimone said she wanted to make a change to the shopping experience.
“I am an entertainer at heart; jokingly, my house was called Hotel Desimone growing up, because we would always have people over, I was always cooking, always entertaining,” Desimone said.
“Retail became so cold, and it wasn’t a personal experience anymore, and I think that shopping is personal and it’s a tactile experience,” Desimone continued. “You can only get so much from online. But to be able to see, touch, smell the product, it gives us a lot more comfortability with what they’re buying.”
Hoping to support the local business community with her new retail concept, Desimone added that she’s a “firm believer that a rising tide lifts all ships.”
“The majority of the products I have in store are all local,” Desimone said.
Whether it’s carrying products from a San Clemente-based photographer or towel company, or an abstract artist Desimone has known since kindergarten, HŌM aims to support local businesses and small vendors.
“So, in purchasing at HŌM, you’re still keeping all of your shopping local, and that’s what I’m an advocate for,” Desimone said.
HŌM also features a working kitchen, which Desimone plans to use for private events, dinners and cooking classes.
“I want to make HŌM a staple for everyone,” Desimone said. “I want to be a source for designers, I want to be a source for people, for shoppers or anyone who can use the space to grow. I want to grow together.”
The products speak for themselves, Desimone said, adding that she hopes customers take away a sense of trust with HŌM.
“Story and experience are what sell in retail, and that’s what makes you comfortable and makes you loyal,” Desimone said. “Product speaks for itself; it sells itself.”
Desimone added that she would like customers to take away “the fact that they can trust whatever is at HŌM, and it’s not a gimmick, and it’s not anything that is just trying to be pushed down your throat. If it’s there, trust that it’s worthwhile.”
Mortgage rates shot up for the fourth consecutive week, as inflation concerns remain.
The 30-year fixed-rate mortgage averaged 6.65% in the week ending March 2, up from 6.5% the week before, according to data from Freddie Mac released Thursday. A year ago, the 30-year fixed-rate was 3.76%.
Rates had been trending downward after hitting 7.08% in November, but are now climbing again, up about half a percentage point in a month. Robust economic data continues to suggest the Federal Reserve is not done in its battle to cool the US economy and will likely continue hiking its benchmark lending rate.
“As we started the year, the 30-year fixed-rate mortgage decreased with expectations of lower economic growth, inflation and a loosening of monetary policy,” said Sam Khater, Freddie Mac’s chief economist. “However, given sustained economic growth and continued inflation, mortgage rates boomeranged and are inching up toward 7%.”
The lower rates in January brought buyers back into the market, Khater said.
“Now that rates are moving up, affordability is hindered and making it difficult for potential buyers to act, particularly for repeat buyers with existing mortgages at less than half of current rates,” he said.
The average mortgage rate is based on mortgage applications that Freddie Mac receives from thousands of lenders across the country. The survey includes only borrowers who put 20% down and have excellent credit. Many buyers who put down less money upfront or have less than ideal credit will pay more than the average rate.
Inflation expected to stay elevated longer
The benchmark rate continued to climb, building on the momentum from the past few weeks, as the 10-year Treasury hit 4% this week.
The Fed does not set the interest rates that borrowers pay on mortgages directly, but its actions influence them. Mortgage rates tend to track the yield on 10-year US Treasury bonds, which move based on a combination of anticipation about the Fed’s actions, what the Fed actually does and investors’ reactions. When Treasury yields go up, so do mortgage rates; when they go down, mortgage rates tend to follow.
“Investors are expecting inflation to remain elevated for longer, requiring the Federal Reserve to keep increasing its policy rate,” said George Ratiu, Realtor.com senior economist. “The Fed signaled that it sees its monetary tightening having an effect on price growth, but with a strong employment market, wages keep consumers spending.”
Meanwhile, Ratiu said, consumers have taken on a record amount of debt, including mortgage, personal, auto, and student loans.
“The personal savings rate has dropped significantly from the pandemic high, as high prices have been squeezing household budgets,” he said. “With rising interest rates, financial burdens are expected to increase, making consumer choices more difficult in the months ahead.”
Mortgage applications drop on rising rates
The brief boost in mortgage and home buying activity in January as rates dropped has ended, with mortgage applications falling last week to a 28-year low, according to the Mortgage Bankers Association.
“The recent jump in mortgage rates has led to a retreat in purchase applications, with activity down for three straight weeks,” said Bob Broeksmit, MBA’s CEO. “After solid gains in purchase activity to begin 2023, higher rates, ongoing inflationary pressures, and economic volatility are giving some prospective home buyers pause about entering the housing market.”
Rates are trending back up and could even crest 7% again in the next couple of months, said Ratiu.
“For real estate markets, the rise in rates means higher mortgage payments, deepening the affordability challenge just as we move into the crucial spring homebuying season.”
Today we’ll check out “Supreme Lending,” a mortgage banker out of Dallas, Texas that is all about speed.
In fact, their goal is to close and fund every loan that comes in their door in 20 days or less, using the latest technology and more efficient loan processing.
This is especially important because they specialize in home purchase lending, which is often more time-sensitive than a standard mortgage refinance.
They also believe they can offer lower rates and fees than other lenders thanks to their advanced processing software and automated underwriting systems.
Additionally, their “Give Back Program” provides up to $800 in reduced closing costs to veterans, first responders, and cancer survivors, and possible discounted real estate agent fees as well.
Supreme Lending Fast Facts
A direct-to-consumer retail mortgage banker that offers home purchase and refinance loans
Founded in 1999, headquartered in Dallas, Texas (a dba of Everett Financial)
Funded $16 billion in home loans last year
About a third of their overall volume comes from home state of Texas
Licensed to do business nationwide including the District of Columbia
Has 300 physical branches and 1,800+ employees across the country
Supreme Lending is a direct-to-consumer retail mortgage banker based in Dallas, TX that was founded all the way back in 1999 by Scott Everett.
The company is actually a dba of Everett Financial, which gets its namesake from, you guessed it, their founder.
They are a home purchase-heavy lender, meaning they probably have good relationships with real estate agents and home builders too.
Nearly 75% of their overall volume consisted of purchase loans, with the remainder made up of mortgage refinance loans.
And while they’re licensed to do business nationwide, roughly a third of overall volume comes from their home state of Texas.
Supreme is also quite active in the states of California, Colorado, Florida, and Georgia.
How to Apply at Supreme Lending
You can apply online, call/email them, or meet a loan officer face-to-face
They offer a digital mortgage application powered by Ice Mortgage Technology
Allows you to complete most loan tasks electronically such as linking bank accounts or eSigning disclosures
Aim to close loans in 20 days or less by starting the closing process sooner than other lenders
To apply with Supreme Lending, you can either call them, visit a local branch, or head right to the online application on their website.
Whichever route you choose, their digital mortgage application powered by Ice Mortgage Technology (formerly Ellie Mae) allows borrowers to complete most tasks electronically.
This includes the ability to link bank accounts using your login credentials, scan/upload documents, eSign disclosures, and track loan status 24/7.
You’ll also have a dedicated, human lending team that is available to assist whenever you have questions or concerns along the way.
Supreme says it aims to close loans in 20 days or less, and is able to speed up the process by using the latest technology while starting the closing process sooner than other lenders.
Loan Programs Offered by Supreme Lending
Home purchase loans
Home renovation loans: HomeStyle and FHA 203k
Refinance loans: rate and term, cash out, and streamline
Conventional loans backed by Fannie Mae and Freddie Mac
Jumbo loans
FHA/VA/USDA loans
First-time home buyer programs
Down payment assistance
Educator Mortgage Program
Fixed-rate mortgages: 10 to 30-year terms available
Adjustable-rate mortgages: 5/1, 7/1, and 10/1 ARMs
One area where Supreme Lending really shines is their loan programs. They offer just about anything you could ask for, including purchase, renovation, and refinance loans.
You can get a first-time home buyer loan like Fannie Mae HomeReady or Freddie Mac Home Possible, or an FHA, VA, or USDA loan.
They also offer jumbo home loans, including ones with just a 10% down payment requirement, along with conventional loan offerings.
Those in the market to buy a home can take advantage of their “Lock & Look” program that allows borrower to pre-lock their mortgage rate before they find a property.
Lastly, they offer a so-called “Educator Mortgage Program,” which similar to their perks for veterans, first responders, and survivors, offers up to $1,600 in closing cost credits for teachers, librarians, secretaries, nurses, counselors, and more.
They lend on all major residential property types, including condos, second homes, and investment properties.
You can get both a fixed-rate or adjustable-rate mortgage in a variety of different loan terms.
Supreme Lending Mortgage Rates
One slight drawback to Supreme Lending is their lack of transparency regarding mortgage rates and lender fees.
They don’t appear on their website, so you’ll need to get in touch with a loan officer first to discuss loan pricing before you proceed to an application (assuming pricing matters to you).
Be sure to ask about both mortgage rates and lender fees, such as a loan origination fee, processing and underwriting fees, and so on.
Collectively, these will make up the mortgage APR, which is a more effective tool to compare loan offers than the interest rate alone.
As always, be sure to gather multiple mortgage quotes to ensure you don’t miss out on a better deal elsewhere.
Given their strong customer satisfaction numbers and the fact they’re a mortgage banker as opposed to a large bank, my guess is their pricing is pretty competitive.
Supreme Lending Reviews
Over at Zillow, Supreme Lending has a really impressive 4.97-star rating out of 5 from over 7,000 customer reviews.
The sheer number of reviews combined with the super high score shows they’ve consistently made customer satisfaction a top priority.
A lot of the reviews also indicated that rates and/or fees were lower than expected, which is a good sign in terms of loan pricing.
At LendingTree, they’ve got a similarly high 4.8-star rating from about 500 reviews, along with a 94% recommend rating.
You can also look up specific branch locations near you and find their ratings via Google if you want to see how a certain location performs.
While they aren’t an accredited business with the Better Business Bureau, they do hold a coveted ‘A+’ rating based on customer complaint history.
Supreme Lending Pros and Cons
The Good
You can apply online via a digital mortgage application
Also have hundreds of physical locations nationwide
Aim to close loans super-fast (in 20 days or less)
Tons of different loan programs to choose from
Excellent customer reviews across multiple ratings websites
Free mortgage calculators and mortgage glossary online
The Maybe Not
Do not publicize mortgage rates or lender fees
May transfer your mortgage to a third-party loan servicer after closing
The HousingWire award spotlight series highlights the individuals who have been previously recognized by the HW Editors’ Choice Awards. Nominations for HousingWire’s Women of Influence award are open now through Friday, May 19, 2023. Click here to nominate a female leader in the industry — a client, colleague, boss or friend — it can even be you!
Real estate and mortgage have been traditionally male-dominated industries. But in the last few years, women in housing have taken the lead. These female leaders are making outstanding contributions to both their businesses and to the industry at-large. Their energy, ideas, achievements, as well as commitment to excellence and progress, give us a look at the future of the industry.
That’s what the Women of Influence award is all about. Each year, HousingWire honors the women in housing who are moving markets forward each and every day.
We asked a few Women of Influence to tell us their secret to success and here’s what they shared:
“Be real, be authentic and always assume you can do it!” —Mary O’Donnell, CEO and president of Westcor Land Title Insurance Company
“Don’t let fear keep you from taking risks. Risk can be scary but it helps you grow. When I started in the mortgage space I don’t think I could have even imagined founding/owning my own business and look at me now, a founder of a mortgage brokerage.” — Valerie Sheeley, co-founder and chief operating officer, Aslan Home Lending
“Listen, learn, and apply. I’ve had invaluable mentors give me advice throughout my career to help me get better and to reach my goals. I always take the feedback to heart. I make sure to take the time to reflect so I can be the best version of myself.” — AJ Barkley, head of neighborhood and community lending at Bank of America
“The secret to my success has always been execution. I am ultra responsive, available , provide solutions and get the task or job done with a sense of urgency. Even as an SVP of sales at UWM, I am one of the most responsive and available leaders. No matter who asks for help or a favor, I do it immediately and make them feel as if they are just as important as our CEO. — Kristina Bennett, senior vice president of UWM Sales, United Wholesale Mortgage
Nominations for the 2023 Women of Influence award open now through Friday, May 19th. Don’t miss the chance to recognize a female leader from your organization!
Are you tired of being broke? It’s been a long time since I’ve been broke, but I can still remember exactly what it felt like. I can picture all the ugly details of the way I used to struggle; the empty bank account, the awkward moments, the feelings of despair…. And honestly, one particularly awkward conversation with my sister still plays clearly in my mind to this day:
“Hey sis, I’m coming into town this weekend,” she said innocently. “Maybe we could go grab dinner.”
“Ummm, let me think about that for a second.” I struggled to find a tactful way to tell her that I couldn’t afford it.
It’s been about ten years since then, but at the time I was 22 years old and flat broke. A series of bad decisions meant that I was trapped in a desperate situation that felt nearly impossible to get out of. And although I was going to school part time, I was living off a full-time job that only paid a whopping $9.15 an hour. Oh, and it gets worse.
Related >> Financial advice to my younger self
Bad Decisions Have Consequences
Have I ever mentioned that I once bought a $22,000 car while making just a little over minimum wage? The resulting $500 monthly car payment meant that almost half of my take home pay was being spent on transportation. And by the time I realized what I had done, it was much, much too late. Since I had always had wonderful credit, I refused to let a car repossession ruin everything in one fell swoop. I was (and still am) stubborn. So, instead of letting the car go, I struggled. This often meant that I didn’t have the money to put gas in my car or to go to the doctor. And I certainly didn’t have the money to go out to eat with my sister.
Related >> The best way to buy a new car
“Sorry, I don’t have the money to go out to dinner,” I said with shame and emotion I may never forget.
“You can’t afford to go to Applebees?!”
<insert awkward silence here>
I could tell by my sister’s tone that she thought it was ridiculous that I couldn’t afford to eat at the cheesy neighborhood bar & grill. And honestly, I thought it was ridiculous too. Living so close to my means meant that I was always just one step away from disaster. One day off work, one prolonged sickness, or one unfortunate incident had the potential to leave me completely desolate. I knew that I had to change something. Unfortunately, I struggled to figure out where to start.
The Truth About Being Broke
Shortly after realizing I couldn’t afford to eat at Applebee’s, I learned the truth about being broke. As much as I didn’t like it, I was going to have to make some drastic changes in order to improve my situation. So, I sucked it up and moved back in with my parents. As sad and pathetic as that must’ve looked to outsiders, I knew that this was my chance to get on solid financial footing. Since I no longer had to pay for living expenses, I used the opportunity to start paying additional car payments. I also began cleaning houses on the side while I went to school. I would often make $1000 or even $1500 payments on that stupid car, and I felt a sense of victory each and every time. It became a matter of principle. Every inch of my being wanted to pay off the darn thing, and I was itching to mail in that last and final payment. Fortunately, it was only a matter of time.
After a year or so at home, my car was completely paid off, and I pledged to drive it into the ground. Well, I ended up owning it for seven years before the events of getting married and having my first child necessitated a family-friendly (used) minivan. However, I still learned an important lesson from the whole ordeal. When I finally sold it, I was shocked to learn that it was only worth $2,500. I couldn’t believe it! I cringed at the thought of all I had given up for that car. After all, I had just spent several years of my life living like a pauper to own a car that lost 90 percent of its value in seven years. And, for what? The unfortunate truth is that I did it for no reason at all, except perhaps the opportunity to learn a lesson that I may never have learned otherwise.
What I Learned From Being Broke
Being broke gave me an entirely different perspective on cash flow, debt and my own financial well-being. I learned that there was a big difference between looking like you have money and actually having money. I also learned about living within my means and the real-life consequences of unplanned purchases. And most importantly, I became willing to do anything and everything to make sure that I was never broke again. Once I was out of debt, I pledged to never let that happen again. I promised to rise above my situation and start with a clean slate. And I did.
Of course, things haven’t gone perfectly since then. As I’ve written about many times before, my husband and I took the concept of lifestyle inflation to a whole new level in the early years of our marriage. Fortunately, we’ve reigned things in over the past few year years, and we’re now building wealth like never before. We’re debt-free aside from a small mortgage and we’re hell-bent on staying that way for eternity. And even though I’ve strayed several times since becoming an adult, some of the lessons from that part of my life have stuck with me.
Related >> Getting rich slowly on your own terms
Here’s what I learned from being broke:
Don’t rely on one income stream. I was never going to get ahead while relying on one full-time job for my entire livelihood. In fact, I never really started making progress against my debt until I started picking up cleaning jobs on the side. Sure, cleaning houses wasn’t much fun. But the truth is, the extra income that it brought in completely altered my financial situation over the course of a few years. Now that I’m older, I still strive to have several streams of income coming in. I started a profitable blog with my husband and have secured a multitude of part-time jobs that create a full-time living. I’ve also diversified my investments as much as possible including the acquisition of rental properties. I’ve learned that having one “job” means that you’re only one step away from not having a job at all.
Only you can solve your problems. As I look back, I realize that I would probably be much better off if I had filed bankruptcy and taken the car back to the dealership. I could’ve easily bought an old beater to drive around. It would’ve taken time, but I would have eventually restored my credit rating back to its former glory. Although that sounds tempting, I know that I wouldn’t be where I am now if I had chosen that path.
Live below your means. In retrospect, I now realize that spending half of my income on transportation is absolutely ridiculous. What was I thinking? Unfortunately,I wasn’t. Amazingly, I never once crunched the numbers to see what the real cost of buying that vehicle would be. Now that I’ve been broke, I realize how important it is to live below my means. And now that I make more money, I choose to live much further below my means that I really need to.
Life After Broke
The truth about being broke is that it can be exhausting and demoralizing. And although that part of my life caused a lot of heartache and embarrassment, I’m so glad that I was able to learn all of those lessons firsthand. Now that I’m on the other side, I use those experiences as motivation to continue my quest for financial independence and security. And now when someone calls to ask me to dinner, I have a choice. And when I say no, it’s not because I don’t have ten dollars in my bank account or because I’m saving to pay my electric bill. It’s because I’ve been broke and I want to make sure that I’m never broke again.
Have you ever been flat broke? If so, what did you learn from it?
This post may contain affiliate links, which helps us to continue providing relevant content and we receive a small commission at no cost to you. As an Amazon Associate, I earn from qualifying purchases. Please read the full disclosure here.
46k salary is a solid hourly wage when you think about it.
When you get your first job and you are making just above minimum wage making over $46000 a year seems like it would provide amazing opportunities for you. Right?
The median household income is $67,521 in 2020 which decreased by 2.9% from the previous year (source). Think of it as a bell curve with $68K at the top; the median means half of the population makes less than that and half makes more money.
The average income in the U.S. is $48,672 for a 40-hour workweek; that is an increase of 4% from the previous year (source). That means if you take everyone’s income and divided the money evenly between all of the people.
But, the question remains can you truly live off 46,000 per year in today’s society since it is below both the average and median household incomes? The question you want to ask all of your friends is $46000 per year a good salary.
In this post, we are going to dive into everything that you need to know about a $46000 salary including hourly pay and a sample budget on how to spend and save your money.
These key facts will help you with money management and learn how much per hour $46k is as well as what you make per month, weekly, and biweekly.
Just like with any paycheck, it seems like money quickly goes out of your account to cover all of your bills and expenses, and you are left with a very small amount remaining. You may be disappointed that you were not able to reach your financial goals and you are left wondering…
Can I make a living on this salary?
$46000 a year is How Much an Hour?
When jumping from an hourly job to a salary for the first time, it is helpful to know how much is 46k a year hourly. That way you can decide whether or not the job is worthwhile for you.
$46000 a year is $22.12 per hour
Breakdown Of How Much Is 46k A Year Hourly
Let’s break down how that 46000 salary to hourly number is calculated.
For our calculations to figure out how much is 46K salary hourly, we used the average five working days of 40 hours a week.
Typically, the average workweek is 40 hours and you can work 52 weeks a year. Take 40 hours times 52 weeks and that equals 2,080 working hours. Then, divide the yearly salary of $46000 by 2,080 working hours and the result is $22.12 per hour.
46000 salary / 2080 hours = $22.12 per hour
Just above $22 an hour.
Key Points….
That number is the gross hourly income before taxes, insurance, 401K, or anything else is taken out. Net income is how much you deposit into your bank account.
You must check with your employer on how they plan to pay you. For those on salary, typically companies pay on a monthly, semi-monthly, biweekly, or weekly basis.
Just an interesting note… if you were to increase your annual salary by $5K to $51000 a year, it would increase your hourly wage to almost $25 an hour – a difference of $2.40 per hour.
To break it down – 51000 salary / 2080 hours = $24.52 per hour
That difference will help you fund your savings account; just remember every dollar adds up.
How Much is $46K salary Per Month?
On average, the monthly amount would be $3,833.
Annual Salary of $46000 ÷ 12 months = $3833 per month
This is how much you make a month if you get paid 46000 a year.
$46k a year is how much a week?
This is a great number to know! How much do I make each week? When I roll out of bed and do my job of $46k salary a year, how much can I expect to make at the end of the week for my effort?
Once again, the assumption is 40 hours worked.
Annual Salary of$46000/52 weeks = $884 per week.
$46000 a year is how much biweekly?
For this calculation, take the average weekly pay of $884 and double it.
This depends on how many hours you work in a day. For this example, we are going to use an eight-hour workday.
8 hours x 52 weeks = 260 working days
Annual Salary of$46000 / 260 working days = $177 per day
If you work a 10 hour day on 208 days throughout the year, you make $221 per day.
$46000 Salary is…
$46000 – Full Time
Total Income
Yearly Salary (52 weeks)
$46,000
Monthly Wage
$3833
Weekly Pay (40 Hours)
$884
Bi-Weekly Pay (80 Hours)
$1769
Daily Wage (8 Hours)
$177
Daily Wage (10 Hours)
$221
Hourly Wage
$22.12
Net Estimated Monthly Income
$2,926
Net Estimated Hourly Income
$16.89
**These are assumptions based on simple scenarios.
46k a year is how much an hour after taxes
Income taxes is one of the biggest culprits of reducing your take-home pay as well as FICA and Social Security. This is a true fact across the board with an all-salary range up to $142,800.
When you make below the average household income, the amount of taxes taken out hurts your hourly wage.
Every single tax situation is different.
On the basic level, let’s assume a 12% federal tax rate and a 4% state rate. Plus a percentage is taken out for Social Security and Medicare (FICA) of 7.65%.
So, how much an hour is 46000 a year after taxes?
Gross Annual Salary: $46,000
Federal Taxes of 12%: $5,520
State Taxes of 4%: $1,840
Social Security and Medicare of 7.65%: $3,519
$46k Per Year After Taxes is $35,121
This would be your net annual salary after taxes.
To turn that back into an hourly wage, the assumption is working 2,080 hours.
$35121 ÷ 2,080 hours = $16.89 per hour
After estimated taxes and FICA, you are netting $35,121 per year, which is $10,879 per year less than what you expect.
***This is a very high-level example and can vary greatly depending on your personal situation and potential deductions. Therefore, here is a great tool to help you figure out how much your net paycheck would be.***
In addition, if you live in a heavily taxed state like California or New York, then you have to pay way more money than somebody that lives in a no tax state like Texas or Florida. This is the debate of HCOL vs LCOL.
Thus, your yearly gross $46000 income can range from $31441 to $36961 depending on your state income taxes.
That is why it is important to realize the impact income taxes can have on your take home pay. It is one of those things that you should acknowledge and obviously you need to pay taxes. But, it can also put a huge dent in your ability to live the lifestyle you want on a $46,000 income.
46k salary lifestyle
Every person reading this post has a different upbringing and a different belief system about money. Therefore, what would be a lavish lifestyle to one person, maybe a frugal lifestyle to another person. And there’s no wrong or right, it is what works best for you.
One of the biggest factors to consider is your cost of living.
In another post, we detailed the differences between living in an HCOL vs LCOL vs MCOL area. When you live in big cities, trying to maintain your lifestyle of $46,000 a year is going to be much more difficult because your basic expenses, housing, transportation, food, and clothing are going to be much more expensive than you would find in a lower cost area.
To stretch your dollar further in the high cost of living area, you would have to probably live cheap and prioritize where you want to spend money and where you do not. Whereas, if you live in a low-cost of living area, you can live a much more lavish lifestyle because the cost of living is less. Thus, you have more fun spending left in your account each month.
As we noted earlier in the post, $46,000 a year is below the average income that you would find in the United States. Thus, you have to be wise in how you spend your money.
What a $46,000 lifestyle will buy you:
If you are debt free and utilize smart money management skills, then you are able to enjoy the lifestyle you want.
Have some fun money in your budget.
Know being frugal green is helpful to stretch your budget.
You are able to rent in a decent neighborhood in LCOL and maybe a MCOL city.
You should be able to meet your expenses each and every month.
Participate in the 200 envelope challenge.
Ability to make sure that saving money is a priority, and very possibly save $3000 in 52 weeks.
When A $46,000 Salary Will Hold you Back:
However, if you are riddled with debt or unable to break the paycheck to paycheck cycle, then living off of 46k a year is going to be pretty darn difficult.
There are two factors that will keep holding you back:
You must pay off debt and cut all fun spending and extra expenses.
Break the paycheck-to-paycheck cycle.
It is possible to get ahead with money!
It just comes with proper money management skills and a desire to have less stress around money. That is a winning combination regardless of your income level.
$46k Salary to Hourly
We calculated how much $46,000 a year is how much an hour with 40 hours a week. But, more than likely, you work more or fewer hours per week.
So, here is a handy calculator to figure out your exact hourly salary wage.
$46K a year Budget – Example
As always, here at Money Bliss, we focus on covering our basic expenses plus saving and giving first, and then our goal is to eliminate debt. The rest of the money leftover is left for fun spending.
If you want to know how to manage a 46k salary the best, then this is a prime example for you to compare your spending.
You can compare your budget to the ideal household budget percentages.
recommended budget percentages based on $46000 a year salary:
Category
Ideal Percentages
Sample Monthly Budget
Giving
10%
$268
Savings
15-25%
$690
Housing
20-30%
$1052
Utilities
4-7%
$134
Groceries
5-12%
$288
Clothing
1-4%
$23
Transportation
4-10%
$153
Medical
5-12%
$192
Life Insurance
1%
$10
Education
1-4%
$10
Personal
2-7%
$31
Recreation / Entertainment
3-8%
$77
Debts
0% – Goal
$0
Government Tax (including Income Tatumx, Social Security & Medicare)
15-25%
$907
Total Gross Monthly Income
$3833
**In this budget, prioritization was given to basic expenses and no debt.
Is $46000 a year a Good Salary?
As we stated earlier if you are able to make $46,000 a year, that is a decent salary. You are making more money than the minimum wage and close to double in many cities.
While 46000 is a good salary starting out in your working years. It is a salary that you want to increase before your expenses go up or the people you provide for increase.
However, too many times people get stuck in the lifestyle trap of trying to keep up with the Joneses, and their lifestyle desires get out of hand compared to their salary. It is okay to be driving around a beater car while you work on increasing your salary.
This $46k salary would be considered a lower middle class salary. This salary is something that you can live on if you are wise with money.
Check: Are you in the middle class?
In fact, this income level in the United States has enough buying power to put you in the top 95 percentile globally for per-person income (source).
The question you need to ask yourself with your 46k salary is:
Am I maxed at the top of my career?
Is there more income potential?
What obstacles do I face if I want to try to increase my income?
In the future years and with possible inflation, in many modest cities 46k a year will not be a good salary because the cost of living is so high, whereas these are some of the cities where you can make a comfortable living at 46000 per year.
If you are looking for a career change, you want to find jobs paying at least $52000 a year.
Is 46k a good salary for a Single Person?
Simply put, yes.
You can stretch your salary much further because you are only worried about your own expenses. A single person will spend much less than if you need to provide for someone else.
Learn exactly what is a good salary for a single person today.
Your living expenses and ideal budget are much less. Thus, you can live extremely comfortably at $46000 per year.
And… most of us probably regret how much money wasted when we were single. Oh well, lesson learned.
Is 46k a good salary for a family?
Many of the same principles apply above on whether $46000 is a good salary. The main difference with a family, you have more people to provide for than when you are single or have just one other person in your household.
The costs of raising children are high and will steeply cut into your income. As you can tell this is a huge dent in your income, specifically $12,980 annually per child.
That means that amount of money is coming out of the income that you earned.
So, the question really remains can you provide a good life for your family making $46000 a year? This is the hardest part because each family has different choices, priorities, and values.
More or less, it comes down to two things:
The location where you live in.
Your lifestyle choices.
You can live comfortably as a family on this salary, but you will not be able to afford everything.
Many times when raising a family, it is helpful to have a dual-income household. That way you are able to provide the necessary expenses if both parties were making 46000 per year, then the combined income for the household would be $92,000. Thus making your combined salary a very good income.
Learn how much money a family of 4 needs in each state.
Can you Live on $46000 Per Year?
As we outlined earlier in the post, $46000 a year:
$22.12 Per Hour
$177-221 Per Day (depending on length of day worked)
$884 Per Week
$1769 Per Biweekly
$3833 Per Month
Next up is making $50000 a year.
Like anything else in life, you get to decide how to spend, save and give your money.
That is the difference for each person on whether or not you can live a middle-class lifestyle depends on many potential factors. If you live in California or New Jersey you are gonna have a tougher time than in Oklahoma or even Texas.
In addition, if you are early in your career, starting out around 38,000 a year, that is a great place to be getting your career. However, if you have been in your career for over 20 years and still making $46k, then you probably need to look at asking for pay increases, picking up a second job, or finding a different career path.
Regardless of the wage that you make, if you are not able to live the lifestyle that you want, then you have to find ways to make it work for you. Everybody has choices to make.
But one of the things that can help you the most is to create a biweekly budget to make sure you stay on track.
Learn exactly how much do I make per year…
One of the best ways to improve your personal finance situation is to increase your income. Here are a variety of side hustles that are very lucrative. With time and effort, you can start enjoying the lifestyle you want.
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Buying one rental property may not make you a ton of money right away. However, rentals can be an amazing investment when held for the long-term and when multiple properties are purchased. There is also the opportunity to buy larger commercial or multifamily properties, which can increase returns as well. With a good rental property, you should be making money every month (cash flow); you should make money as soon as you buy by getting a great deal; you will have fantastic tax advantages, you can use financing which greatly reduces the amount of cash needed; and the property value and rents will most likely go up in value over time.
Rental properties have been a great investment for me. I make more than $100,000 a year from the cash flow on my rental properties after all expenses including mortgages, property management, maintenance, and vacancies. I now have 20 rental properties which are a mix of residential and commercial. I bought my first rental property in December of 2010 for $97k. I started with residential properties but now buy almost all commercial, including a 68,000-square-foot strip mall in 2018.
You cannot buy just any property and turn it into a rental if you want to make a lot of money. You have to buy properties below market value with great cash flow to be a successful rental property owner. Not only do I make money every month from my rentals with minimal work, but my rentals have also increased my net worth thanks to buying below market value and appreciation (I don’t like to count on appreciation, but it is a nice bonus). This is not just a hypothetical article. I have owned rentals for many years, kept track of their returns, and written many articles about what I have learned.
The cool thing about real estate is while I have more than $6,000,000 worth of rental properties, it did not take millions of dollars to buy them.
Why did I choose rentals?
One of my passions is automobiles. I purchased a 1986 Porsche 928 a few years ago, and I absolutely love that car. I also have a 1999 Lamborghini Diablo, a 1981 Aston Martin V8, a 1998 Lotus Esprit Twin Turbo, and a few other cars. In my early 20s, I never thought I could afford any of these cars in my early. However, I started to make decent money as a real estate agent in my mid to late 20s. The problem was I was not saving much money. I just kept spending it. I knew if I ever wanted to get ahead in life and be able to afford these cars, I would have to invest the money I was making. I researched everything I could and decided rental properties were the best investment. I worked very hard to save money to buy my first rental.
As soon as I started buying rentals, I could see the fruits of my labor. I was making money every month from rent, I made money as soon as I bought the house because I bought it below market value, and it was forcing me to save money. I wanted to buy as many as I could, and I knew with steady money coming in every month from the rentals I could someday feel comfortable buying expensive cars.
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Why are rentals a good investment?
Not all properties are a good rental, but if you can find properties that are, they can be an amazing investment. A rental property should have a number of attributes
Cash flow
Good rentals will make money every month after paying all expenses. The expenses should include mortgage, taxes, insurance, maintenance, vacancies, and property management. The cash flow is the rent minus all of these expenses. Some people like to shoot for different numbers, but I always liked to see $400 to $500 in cash flow per property.
Buy below market
I get a great deal on every rental I buy. I don’t want to pay retail when I can pay to 20% to 30% less than retail. It is not easy to get great deals, but it is possible. On almost every house I have ever bought, I got a great deal. That instantly increases my net worth, makes me more cash flow, and looks better on my balance sheet for banks.
Leverage
You can put as little down as 20 percent when buying rentals. You can put even less down when buying a property as an owner occupant and then turning the property into a rental.
Tax advantages
Most expenses on rental properties are deductible or depreciable. You can also depreciate the structure of a rental property, which means you can save thousands of dollars each year on your taxes. You can also complete a 1031 exchange on rentals to avoid capital gains taxes.
Appreciation
Many people only talk about housing prices when comparing rentals to the stock market, but appreciation is a bonus. It is not what you are shooting for when buying a rental property because no one knows for sure if prices will go up or when.
It is not easy to find rental properties that are a good investment. It takes me months to find great deals that make over $500 a month like mine typically have, and they are not available in every market. My typical rental property used to cost between $80,000 and $130,000, and it rented for $1,200 to $1,500 a month. I put 20 percent down on the properties and finance the rest with my portfolio lender. I usually end up spending $25,000 to $35,000 in cash to buy each rental property. Cash flow is not the only benefit of rental properties. I slowly pay down the mortgage every month; I have great tax advantages; and they will most likely appreciate.
I am able to save that much cash from each rental property because I make a very good living as a real estate agent as well as from fixing and flipping houses. I like to have nice cars and a nice house, but I always make sure I am saving and investing money first. There are ways to buy rental properties with little money down, but I think you will get further ahead in life by saving as much as possible and investing wisely.
How much do you need to buy a rental?
I go over the exact cost of a rental property here, but let us assume that it costs $30,000 to purchase and repair one rental. You do not have to invest $90,000 a year to buy three rentals a year because you can begin refinancing rental properties after you own them for a year and take cash out to invest in more rentals. You can also save the cash flow from your rental properties to buy more rental properties. I usually buy my properties for about $100,000, with a four percent interest rate and 20 percent down, which leaves a payment of $381 for principal and interest. Those numbers combined with rents from $1,200 to $1,500 a month leave me with at least $500 a month in income from my rental properties.
How much should a rental property cash flow?
It is not easy to make $500 a month in cash flow from a single rental property. I detail how to calculate cash flow here, and I created a cash flow calculator to help people determine cash flow. Cash flow is not the rent minus the mortgage payment: you must consider many other factors. My rents range from $1,250 to $1,600 a month, and my mortgage payments range from $450 to $650 a month. I have to account for maintenance and vacancies on my rental properties, which leaves me with about $500 in profit each month. I buy my properties for $80,000 to $130,000 and usually make quite a few repairs before I rent them out.
What are the long-term returns for someone with little money?
Investing in rental properties can provide fantastic returns when you have a lot of money to invest. Even if you have little money, you can invest in rental properties. I am going to walk through how many years it will take someone to accumulate one million dollars from investing $7,500 a year into long-term rental properties.
The more money you make and save, the easier it is to make one million dollars from rentals. However, even people who do not make a lot of money can get there, although it may take a little longer. I am going to write out this plan assuming someone has a $75,000 salary and can save 10 percent of their income a year.
When you first start out, $7,500 does not go very far, and it takes a lot of money to buy an investment property. Luckily, there are many ways to buy a rental property with much less money if you are an owner occupant or use some of the techniques I discuss here. In the first year, the best bet is to buy a HUD home or REO that needs some work but will still qualify for an FHA or conventional loan. The key to my strategy is buying houses below market value. HUD or REO houses are a great way to do that. We will assume the investor can buy a house similar to the ones I purchase in my area, which cost around $100,000. There are closing costs that the buyer is charged when they get a loan, but you can ask the seller to pay most of your costs.
Buying as an owner occupant year one
The first step is to buy a house. But you cannot buy just any house; you want to buy a house as an owner occupant that you can later turn into a rental. You also want to get a great deal on a house to gain instant equity. To get a great deal on a house, you may have to buy one that needs some repairs. With a HUD home, you can roll $5,000 of the repairs needed into the loan with the FHA escrow and only put 3.5 percent down for the down payment. If the home needs a lot of work, you could use an FHA 203K loan to roll more repairs into the loan. We will assume this house needs $4,000 in work to qualify for a loan, and you bought a HUD home with the costs rolled into the loan. With an FHA loan, you have to pay mortgage insurance every month and an upfront mortgage insurance premium (which could be $200 or more a month).
With a conventional loan, mortgage insurance is much lower than FHA, and you might be able to remove it after two years. However, you may not be able to roll the repairs into the loan, but you could get the seller to fix some items before closing. If the repairs are cosmetic items, you should be able to get a loan without making the repairs before closing. I will assume the total cash needed to close on this hypothetical house is about $5,000. Hopefully, this house was bought below market value because it needed some repairs and was a foreclosure. Once the house is repaired, it should be worth around $125,000.
Since you bought this house as an owner-occupant, you have to live in the home for at least one year.
Year two
After one year, you have gained about $22,000 in net worth; $125,000 – $100,000 purchase price – $4,000 repairs rolled into the loan + $1,000 gained in equity pay down. In year one, no rent was collected because the home was owner-occupied to get a low down payment. In year two, the house is rented out and you can buy another owner-occupied home using the same strategy. When you try to buy a home right away, you won’t be able to count the rent from the first house as income right away. It is best to buy houses priced low enough that you can qualify for two houses at once to make this work. Otherwise, you may have to wait up to a year for the rent to count as income and can buy again.
You can only have one FHA mortgage at a time, so this time you have to get a conventional loan with 5 percent down. In the second year, you have saved up another $7,500 from your job and have $2,500 left over from the first year for a total of $11,500 saved. The second home also costs $100,000, and the seller pays 3 percent closing costs. The down payment needed is $5,000, and $5,000 in repairs are needed on this second house. The total cash needed to buy an owner-occupied home is $10,000 and the repaired value is $125,000.
The first house is rented out for $1,300 a month (which I will do all the time on a $100,000 purchase), and the payment is $550 with taxes and insurance. Add vacancy, maintenance, mortgage insurance and we’ll assume $300 a month in positive cash flow.
Year Three
In the second year, you made $25,000 from buying house number two (equity) and made $3,600 from cash flow. You also made $2,500 from equity pay down on both loans (I am assuming each loan will pay down $500 more each year). In year two, all the savings was used from year one, but you saved $7,500 and made $3,600 in cash flow for a total of $11,100 savings. Buy another house using an owner-occupied loan and use $10,000 of cash. Net worth increases to $53,100 after adding the equity pay down, cash flow and equity gained in the purchase of a new home.
The second house is rented out again using the same figures, although the mortgage insurance may be less because we are using a conventional loan instead of an FHA loan.
Year Four
Another house is bought below market value in year four. Cash flow increases to $7,200 a year plus $1,100 in previous savings and $7,500 saved this year. You now have $17,300 cash saved up before we subtract another $10,000 for the purchase of a new house as well as cash for the repairs. Net worth has increased $25,000 on the purchase plus $4,500 in equity pay down. The total net worth increase is now $90,800 for the last four years.
You own four houses and three of them are rented out. At this point, you may be able to remove the mortgage insurance on the conventional loans that have been held for two years, but I am not going to in my calculations to keep things simple and conservative.
Year Five
In year five, we repeat the entire process again and come up with the following numbers. Cash flow increases to $10,800 and previous savings $5,800 and $7,500 saved up equals $25,600 saved cash. The investor purchases another property and uses $10,000 in cash to leave $15,600 in his cash account. Net worth increases by $7,000 for equity pay down: $10,800 for cash flow and $25,000 for the purchase of a new property. The total increase in net worth is now $133,600.
You may have noticed this investor just mortgaged his fifth house. For many people, getting a loan on more than four houses is very difficult. However, the investor is buying houses as an owner occupant, which makes it much easier to get a loan.
Year Six
The same process is repeated all over again. Cash flow is $14,400, previous cash is $14,100, savings equals $7,500 for $37,500 cash minus $10,000 for a new purchase. The investor has $27,500 left in his bank account. He increases his equity pay down to $13,500, has an increase of $25,000 in net worth from a purchase, and an increase in net worth from cash flow of $14,400. He now has increased his net worth by $186,500.
Year seven
In year seven, the seventh house is purchased. Cash in the bank equals $26,000 from previous savings, $18,000 in cash flow, and $7,500 in new savings, which totals $53,000. You are now able to buy two properties this year! Buy another owner-occupied property using $10,000 and an investor-owned property.
To purchase an investment property, we need to put at least 20% down, and we still need to make repairs. We are buying below market value still, so we are going to assume we are adding $25,000 more a year in equity and $3,600 more a year in cash flow. Estimated costs for down payment and repairs is $32,000 to buy an investment property. You have $11,000 of cash left after buying two properties this year. Net worth increased by $60,500 after adding the usual amounts to total $247,000.
Year eight
Year eight is very exciting because we get to add two properties into the mix instead of just one. With the extra houses added, increased cash flow, and continued equity pay down, our net worth increased $98,200 in just one year! Total net worth is now $345,200, and you are making real progress! You have $42,200 saved up after buying another house in year eight as an owner-occupant, so you can buy another investment property, but won’t, because our margins will be too thin with only a couple thousand in savings.
Even though you are still making only $75,000 a year, you increased your net worth by almost $100,000 a year. There are not many people who can increase their net worth by more than they make in a year!
Year nine
In year nine, you are adding $26,500 in equity pay down, $28,800 in cash flow, $25,000 in built-in equity with purchases, for a total net worth increase of $80,300. Your total net worth increase over nine years is now $425,500. You also have $60,000 saved up after paying for one house as an owner occupant, which is enough to buy another investment property, leaving $26,500 cash left over!
Year ten
In year ten, you have enough cash to buy two more properties and have $28,000 in cash left over. Net worth increases by $114,500, bringing us up to a total increase of $540,000.
Year eleven
You can buy two more properties and increase your net worth by $129,200 for a total of $669,200. Cash flow is at $43,200 a year, and there is $36,700 of cash left over after buying two more properties. You could buy a third house this year but decide not to stretch your limits. You need to make sure you have plenty of reserves for the rentals.
Year twelve
This year, you buy three houses because there is $94,600 in cash available. After buying the three houses, there is $22,100 cash left in savings, equity was paid down, and $44,500 and $50,400 in cash flow was generated. Total net worth is now $814,100! You are getting closer to making one million dollars investing in real estate!
Year thirteen
You have increased your net worth by $190,200 this year because you bought three houses last year. The total net worth increase is now $1,004,300! Your actual net worth will be higher than this because I did not calculate savings from your income into the net worth, just the gain from buying rental properties. Cash flow is now $61,200 a year, and you have paid off $54,000 of equity in one year!
You own 16 rental properties which are producing over $60,000 a year! The incredible part is we did not increase the rents at all, even though they are likely to go up over thirteen years. We assumed there was no appreciation, even though there likely will be over that time. Due to the tax advantages of rentals, you are probably taking home as much in passive income from your rentals as you are from your job.
Things we did not consider
This was a very basic calculation for how to make one million dollars investing in rental properties. It would take a book to go through all the variables and possible roadblocks that might come into play. Here are a few items we did not consider, which would have an impact on the time it takes to reach one million dollars in increased net worth.
Inflation will increase the prices of homes and wages as well as rents. While the investor has to pay more for houses each year, he will also be making more and saving more. The biggest factor is the rent increases. His rent on the first houses he buys will increase as time goes on, but his payments will stay the same. His cash flow will increase greatly as time goes on, which we did not account for.
Taxes were not accounted for either because that gets very complicated. The cash flow the investor is making would be income, but the investor could offset that with depreciation from the rental properties. I assumed those two factors even themselves out.
Investment property purchases had 20 percent down, where the owner-occupant purchases had 5 percent down. There should be an increase in cash flow on the investment property purchases because of the lower down payment, but I left them the same to make the math easier.
Refinancing was not considered either, but the investor could easily have refinanced a couple of properties to get more cash out to buy more rental properties. This would have increased cash flow and net worth due to the increased number of properties purchased.
Obtaining more than 4 or more than ten mortgages can be difficult. I am assuming the investor is able to get as many loans as possible with a lender. I can have as many loans as I want with my portfolio lender, but many people cannot. This would be a roadblock once he reached ten financed properties.
Buying owner-occupied properties each year is possible but may not be realistic. Moving thirteen times in thirteen years may put a bit of stress on the family!
I also assume the investor manages his homes himself, which is doable in the beginning but it maybe tough when he gets ten homes or more.
How Did I Build a Rental Property Portfolio
I have 20 rentals now, but I did not buy them overnight. I started in 2010 and slowly bought them over the last 9 years. I bought 1 in 2010, 2 in 2011, 2 in 2012, and kept building from there. I worked very hard to make a great living as a real estate agent, but I also used real estate to buy more rentals.
I bought my first rental by refinancing my personal house and taking cash out of it. I also refinanced some of my rentals along the way so that I would have more capital to buy even more rentals. I was lucky that our market appreciated so much, but I also bought every rental property way below market value, which allowed me to take cash out when I refinanced.
I stopped buying residential rentals in 2015 because the market in Colorado became too expensive. However, I was able to invest in commercial rentals in my area and cash flow on them. There are a lot of different ways to invest in real estate!
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How much have my rentals made me?
I put together some stats to show how much rentals made me after four years of owning them. It has been a few years since then, and things have gotten even better! At the time, I had bought 11 rental properties. After doing some calculating, I discovered my rental properties have appreciated and been bought cheap enough to produce a gain of $600,000 since December of 2010! It is important to remember that net worth is all on paper, and I would not realize $600,000 in profit if I decided to sell all of my rental properties today. I would have to have selling costs, and I would have a large tax bill if I sold my rental properties.
How much equity have I built with rentals?
One thing I have done with every rental property I buy is buying them below market value. I try to buy my properties at least 20 percent below the current value, and if a home needs repairs, I want that rental property worth 20 percent more than the price I paid plus the cost of the repairs. For example; if I buy a rental for $100,000 and it needs $20,000 in work, I want it to be worth $144,000 or more when I am done repairing the home ($100,000 + $20,000 = $120,000 * .20 = $144,000). That means I usually gain at least $20,000 in net worth on every rental property I buy. The 11 rentals I have bought have gained at least $220,000 (I buy many properties at more than 20 percent below market) just by buying homes at the right price.
I also have been lucky that prices have increased significantly in Northern Colorado in the last few years. I would say lucky for the sake of calculating net worth, but the increase in prices has made it harder to buy cheap rental properties with great cash flow. If you want to know how much my houses have appreciated, I broke down each rental and how much money it has made below.
Rental 1
I bought my first rental property for $96,900 on 12/5/2010. At the time I bought it, I knew it was worth at least $125,000, which is not a huge spread between the buy price and fair market value, but the home needed less than $2,000 in repairs.
The house is now worth at least $165,000 and most likely more. I had it appraised earlier this year, and the appraisal was $165,000 and our market values have increased since that time. If the house is worth $165,000, then my net worth increased about $66,000 after you subtract the repairs. The home was rented out for 1,050 a month when I first bought it and now is rented out for $1,400 a month.
Rental 2
I bought rental property number 2 for $94,000 on 10/5/2011. This home needed much more work than number one, and I spent about $15,000 repairing the house. At the time I bought this house, I thought it was worth $140,000 after it was repaired, and this house is now worth around $175,000. That leaves me with a net worth increase of about $66,000 on this property as well.
This house has been rented to my brother-in-law since I have owned it. The rent has been steady at $1,100 the entire time but could be $1,400 to $1,500. My brother-in-law has a house under contract and will be moving soon.
Rental 3
I bought my third rental property for $92,000 on 11/21/2011. This house needed repairs, and I spent about $14,000 getting it ready to rent. At the time I bought this house, I thought it was worth $135,000 fixed up, and this house is now worth around $170,000, which creates a net worth increase of $64,000.
This home has been rented to the same tenants for $1,250 a month, but we just raised the rent this month to $1,300 a month. It would probably rent for $1,400 to $1,500 to a new tenant.
Rental 4
I bought rental property number 4 for $109,000 on 1/25/2012. This home also needed about $14,000 in repairs before it could be rented. At the time I bought this house, I thought it was worth $145,000. This house is one of my most valuable rental properties and is worth $185,000 in today’s market. That leaves a net worth gain of $62,000.
This home was rented for $1,300 up until this year when I rented it to new tenants for $1,500 a month.
Rental 5
I bought rental property number five for $88,249 on 12/14/2012, and it needed more repairs than the others. The market had definitely begun to improve at this point, and finding a home that was under $100,000 was very tough. This home was a good deal, even though it needed $18,000 in repairs. I thought it was worth around $130,000 when I bought it, and I now think it is worth $165,000. That leaves a net worth increase of $59,000.
This home has been rented to the same tenants for $1,200 a month.
Rental 6
I bought rental property number six for $115,000 on 3/7/2013. This house needed about $15,000 in repairs, and I thought the property was worth about $150,000 after it was fixed up when I bought it. It is now worth $170,000, and that leaves a net worth increase of $40,000.
This home was first rented for $1,300 a month until earlier this year it was rented for $1,400 a month.
Rental 7
I bought rental property number 7 for $113,000 on 4/18/2013. This house needed only $9,000 in repairs, and I thought it was worth $155,000 when I bought it. This neighborhood has done great, and the home is now worth $185,000, which leaves a net worth increase of $63,000.
This home has been rented for $1,400 a month since I bought it.
Rental 8
I bought rental property number 8 for 97,500 on 11/18/2013. The home needed $15,000 in repairs, and I thought it was worth $150,000 once fixed up. It is now worth $165,000, and that leaves a net worth increase of $52,000.
This home has been rented or $1,400 a month since I bought it.
Rental 9
I bought rental property number 9 for $133,000 on 2/14/2014. This home only needed $4,000 in work before it was rented, and I thought it was worth $155,000 after it was repaired. I think it is worth $165,000 now, and that leaves a net worth increase of $28,000.
This home is rented for $1,400 a month.
Rental 10
I bought rental property number 10 for $99,928 on 4/13/2014. The home only needed $3,500 in repairs before it was rented, and I thought the home was worth $125,000 when I bought it. I think it is worth about $130,000 now, leaving a net worth increase of $26,500.
This home is rented for $1,250.
Rental 11
I just bought rental property number 11 on 7/24/2014. This house will need about $15,000 in repairs, and I paid $109,318. I think this house is worth $155,000 repaired, leaving a net worth increase of $30,000.
I think this home rents for $1,400 a month.
What is the total gain?
If you add up all these numbers, my total net worth has increased by $556,500, but these numbers do not tell the entire story. I had more costs than I listed when I first bought these houses, but I did not go back through each closing file to get those exact costs. On many of these properties, I had the seller pay some closing costs, which covered much of my buying costs. I also had some carrying costs while I was getting the properties repaired and they were not rented out yet. However, I also did not include any of my cash flow or the money I made on these properties since 2010. I used all of my cash flow to pay off rental property number 1, which added up to over $70,000. That $70,000 in cash flowdefinitely covers all the closing and carrying costs I had on each property and went directly to increasing my net worth by paying off a loan. Speaking of paying down loans, I did not include the equity I have gained over the last 3.5 years by paying down my loans. I have paid down thousands of dollars of loan balances with regular payments on my rental properties.
Net worth is not money in my pocket but what I am worth on paper. Even though it is cool to see this number increase over time, this money is not all readily available. I would have to sell my rental properties to see this money, and I would not see all of it. There would be selling costs when I sell the properties and taxes owed once I sold them. Since I am using the depreciation on the rental properties to save me in taxes, I would have a higher than normal tax bill because I would have to recapture that depreciation.
What about in 2019?
I have 20 rentals that have increased my net worth about $3,000,000 in the last 9 years. I have gotten lucky that Colorado has appreciated like crazy, but they were still awesome deals even without that appreciation. They make me about $13,000 a month after all expenses. The cool part is I have spent less than $350,000 on the properties after refinancing some to take money back out. Talk about an amazing investment!
You can see all my rentals here.
My book on making money with rental properties
I provide a lot of information on my blog and YouTube channel, but I also have written six books. My book Build a Rental Property Empire has been a best-seller for years. It goes over everything I do to find, finance, repair, manage, and even sell my rentals. I also added a commercial chapter to go over that aspect as well. You can find the book on Amazon as a paperback, audiobook, and Kindle. Build a Rental Property Empire: The no-nonsense book on finding deals, financing the right way, and managing wisely.
Conclusion
It can take time to make a lot of money with rentals, but it is possible. Over the years I have bought a 1999 Lamborghini Diablo, a 1998 Lotus Esprit, a 1981 Aston Martin, and more thanks to the rental properties. The rentals have also allowed me to be aggressive with my house flipping business because I know I have that cash flow coming in every month. We flipped 26 houses last year!
After you’ve gone through the effort of finding that perfect place, one of the worst things to learn is that you’ve been outbid by another buyer or real estate investor. Losing your dream house is discouraging, and it can be difficult to pick up the pieces to try and find another home to fall in love with.
In order to make sure this doesn’t happen to you, here are four ways to win in the competitive home buying market along the Wasatch Front.
1. Get real-time data
The Wasatch Front market is competitive. In fact, according to recent media reports, the market is on fire meaning there are many more buyers than homes for sale. The most recent data shows that Wasatch Front homes were selling much faster than in the previous years at an average of 48 days on the market in 2015, versus 62 days on the market during the same period in 2014. In 2016, preliminary data shows homes are selling even faster. In this hot market, you need real-time data to stay ahead of your competitors. Information about market conditions, standard practices, and average listing and sale prices can help you be ready to put together the right offer. This information is available to any homebuyer through real estate websites and apps such as Zillow and Trulia.
When you do your homework, you will understand the various dynamics in your specific target neighborhood and you’ll be ready to make a quick and well-informed offer once your dream home hits the market.
2. Be ready with your team
There’s a lot of complexity in the process of buying a home, and it takes a whole team of experts to help you land your new home. First-time homebuyers need to be aware of the process and make sure their team consists of an attorney, lender, home inspector, homeowner’s insurance provider and title/escrow company. Buyers who are able to act quickly to complete paperwork and other important steps have a better chance of getting a home under contract and then successfully closing the deal.
Whether this is your first home or not, it’s smart to be pre-approved by a lender before you begin the search for a home. This will help you know exactly how much you can afford and will guide you in putting together a competitive offer that works with your budget. Many lenders make it easy to get prequalified on their websites. When you do make an offer, sending your prequalification letter with the offer will show the sellers you are a serious and qualified buyer.
When you have all the necessary pieces in place, you’re ready to make your move. If you see a home you love, you should take a tour in person and then make an offer as quickly as possible.
3. Browse owner listings
Many homeowners are now listing their homes themselves without the help of a real estate agent. New services like Homie, which allow homeowners to sell without traditional real estate agents, are emerging to help sellers save substantially on selling costs.
As a buyer, you want to find the best deal on the best home. To make sure you don’t overlook any available inventory, it’s a good idea to browse “for sale by owner” listings on sites like KSL Homes and Homie, as well as Zillow and the traditional MLS. The most important thing is finding the home that is the perfect fit for your family, so the more places you look, the better your odds of discovering a hidden gem.
Just because a seller is moving doesn’t mean they’ve stopped caring about the property. In fact, it’s often the opposite — most sellers want to see their homes end up in good hands. Believe it or not, homes don’t always go to the highest bidder or even to the buyers that can close the fastest. Sometimes sellers really value non-monetary factors when deciding which offer to select.
When you work directly with the seller, you can prove to them that you have their best interests in mind. It is a great idea to share your story with the seller, or write a cover letter to your offer describing your love for their home. Sometimes it’s the personal connection, rather than the financial considerations, that seal the deal.
4. Negotiate realistically
You want to get into a home as quickly as possible, but you still need to be realistic in your negotiations. Don’t chase your “dream house” without considering the costs. If you find a home you like but it is out of your price range, or requires lots of repairs and upgrades you can’t afford to take on, don’t get too invested. A better one will come along soon.
When you put your offer together, keep in mind that home ownership has added costs compared to renting such as maintenance costs, taxes and insurances fees. These need to be included in your budget from the get-go. Don’t overextend yourself in the heat of the chase and end up with a mortgage payment and other home ownership costs that will stretch your budget too thin.
In addition, don’t make lots of lowball offers just hoping to score a great deal. This tactic rarely works, especially in a hot market, and can sometimes keep you from getting a home that you really like. If you have done your homework, you should know the price range for homes in your target neighborhood. Make an offer that reflects the home’s value and features, but still fits within that price range.
Another way to make your offer stand out and give you an advantage in negotiations is to use an attorney instead of a real estate agent to help you write and submit your offer. Real estate agents get paid three percent of the purchase price when they help you buy a home, so if you don’t have an agent, the seller won’t have to pay that three percent. That means you are much more likely to have your offer accepted while still saving money compared to other buyers that are using agents.
Today, there are even services like Homie that connect you with a real estate attorney to help you prepare an offer and then provide you with software to guide you through the rest of the home buying process and connect you with a team of preferred service providers — all for free!
Negotiating can be the toughest part of buying your new home, but the benefits are well worth the effort it takes to do it right.
Winning a home on the Wasatch Front
Utah’s Wasatch Front is an amazing place to live with a high quality of life, so there’s no question that it’s a great place to buy a home. Because of this, however, the Wasatch Front real estate market is hot, and in a competitive climate, you have to be extra prepared so that you don’t let the home of your dreams slip away.
Make sure you’re in the best position to submit and negotiate your offer by doing your homework, assembling the right team, using an attorney and looking at all available listings on your own. If you do these things, you’ll be ready to make your move the minute you walk in the door and know the house you’re touring feels like home.