Buying a home is an exciting—and typically very expensive—venture. Understanding the mortgage process, your financial status, and what you really want and need in a home are all important to ensuring a desirable outcome when you begin your home search. But what you might not realize is that when you do find the home that ticks most of the boxes, you don’t necessarily have to pay what the seller is asking. Learn more about negotiating house prices below.
Tips for Negotiating House Price
Can You Offer Less Than Asking Price on a House?
It may feel odd to haggle over house price, but you can offer less than what the seller is asking for a home. That’s why it’s called making an offer. The seller doesn’t have to accept the offer, though, and you might find yourself entering into negotiations if you do want the home. During this process, it’s important to balance your desire for the home with a practical approach to how much you should, can, or even want to spend on it.
Tips for Negotiating House Prices
Knowing how to negotiate house price is important because it helps you get a better deal. But you aren’t the only one that might be making an offer, so you also want to follow some best practices so your dream home doesn’t get scooped up by someone else while you’re hedging your bets with the seller.
1. Partner with a real estate agent who can help.
You might start by entering the homebuying process with a bit of help. A qualified real estate agent can serve as your partner as you look for homes and make offers. Here are some of the services a real estate agent can do for you:
Help you drill down to what you really want in a home
Offer greater understanding of the local real estate market
Find homes that meet your criteria that you might not know were for sale or be able to find otherwise
Arrange showings
Act as your go-between and advisor during negotiations with sellers
It’s important to note that not all real estate agents have negotiation experience or even offer this service in an aggressive manner. As a buyer hiring an agent, make sure you look for one with experience writing real estate contracts and negotiating on behalf of clients.
2. Understand how motivated the seller is.
Try to gauge how motivated a seller is to determine where you can start your negotiation. For example, a seller that must sell one home before buying another may be motivated to sell at anything but a loss. But one that doesn’t have to sell the home or is listing a property just to see if it might sell isn’t that motivated and may be able to reject any offer under asking price.
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A good real estate agent can also help you understand seller motivation. Here’s some information that can help you gauge it:
How long the house has been on the market. In general, the longer a home is on the market, the likelier a seller is to accept a lower offer.
How many offers have been made. If the seller hasn’t had any offers over a period of time, they may be more willing to consider yours. If they’ve declined many offers, it could be a sign they aren’t super motivated.
Whether the seller is on a deadline. If the seller has to move or needs to sell the home in a short time period for any other reason, it may put you in a good position as a buyer.
The home has been foreclosed on, which means the lender may be motivated to sell it to recoup whatever it can.
3. Be realistic with your offer.
Whatever state the markets and the seller are in, make sure you’re realistic when you make an offer. First, that means being realistic about what you can pay every month and whether you can get approved for a mortgage for the offer amount.
Getting pre-approved for a mortgage before you start negotiating can be a good idea. This process lets you know around what amount you’re likely to be approved for, how much down payment you might need, and whether you can get an interest rate that works for you. It also demonstrates to sellers that you’re a serious buyer and that you are likely to be able to obtain funding if your offer is accepted. That can make a difference in negotiations.
On the flip side, you should also be realistic about what the seller is likely to accept as an offer. Lowball offers can be seen as insulting and don’t set you on a good foundation for future negotiations.
What is considered a lowball offer? That varies, and your real estate agent can help you determine an appropriate offer in each case.
4. Show enthusiasm but don’t be too tied to the property.
The art of negotiation involves keeping a straight face, right? Actually, in the homebuying process, it might benefit you to demonstrate that you do really like the home in question. After all, the seller may have called this property home for a number of years and be personally attached to it. Selling it to someone else who will genuinely love and care for it could be important.
If it comes down to two similar offers from separate buyers and you’re the one who was delighted with the home and the seller saw you connect with the property, the odds might balance out in your favor. Just don’t overdo it and ensure that you’re making logical choices about financial matters no matter how much you love a house.
5. Put a deadline on the offer.
Finally, put a deadline on your offer. That helps reduce the chances that competing offers might come in and pushes the seller to make a decision or counteroffer so you can move on with the negotiation or your hunt for a different home.
What Else Can You Negotiate with Home Sellers?
If the seller’s firm on the price, you might be able to negotiate other things. Here are some tactics to consider:
Ask the seller to pay some or all of the closing costs.
Use the home inspection to point out items of concern and ask the seller to make repairs to the home in exchange for you paying the full asking price.
Agree to make certain repairs yourself, but ask the seller to agree to a cash payout at closing. This means they come to closing with a check for you to cover the costs of the repairs.
Get creative and ask the seller to leave certain appliances, such as a washer and dryer or refrigerator in the home.
Shop Mortgages Online
If you’re ready to buy your next home, you can start the mortgage process online. Follow these steps to get started.
Check your credit. You can sign up for ExtraCredit to see 28 FICO® Scores, including those commonly used by mortgage lenders.
Make sure your credit score is accurate by challenging inaccurate negative items, if necessary.
Continue to make strong financial decisions to help boost your score so you stand a better chance at getting approved for a mortgage.
Shop mortgage rates at Credit.com, get pre-approved or apply for a mortgage with one of our partner lenders.
Rent prices are on the rise, with the average cost increasing 18% between 2017 and 2022. But buying a home requires a hefty down payment and good credit. Renting to own your home can give you the best of both worlds, but there are some downsides.
If you’re thinking about signing a rent-to-own agreement, it’s important to weigh the pros/cons of rent-to-own home deals. Here’s what you need to know before you sign on the dotted line.
What are rent-to-own homes?
When you own a home, part of your monthly payments goes toward paying off the principal. If you stay in the home long enough, you’ll own it.
The same doesn’t apply to rentals. Your monthly rent solely covers your costs of living in that home, whether it’s a condo, apartment, townhouse, or single-family house.
A rent-to-own home lets you pay rent to live on the property, with the option to buy it when the lease runs out. In some cases, a portion of your rent goes toward the purchase price, but that isn’t always the case.
How does rent-to-own work?
A rent-to-own agreement is essentially a lease agreement with an option to buy. Rent-to-own contracts should be read thoroughly. Those options can vary from one contract to another.
When you sign a rent-to-own contract, you pay an upfront fee called an option fee. This is typically 1 to 5% of the home’s purchase price, and it’s non-refundable.
It’s important to note that a lease does not relieve you of the requirements to buy a house. You’ll still have to qualify for a mortgage and make a down payment. It’s merely a way to buy yourself some time and possibly put some of your rent toward the purchase price of a home.
Lease Option vs. Lease Purchase
Before you sign, pay close attention to the lease agreement you’re signing. There are two types, and one contractually obligates you to buy the property.
Lease Option Agreement
A lease option agreement is the best deal of the two for you, the buyer. You’re signing a lease option contract that merely gives you first rights to the house when the lease is up. If you change your mind, find a better deal, or can’t qualify for a mortgage, you can find somewhere else to live and move your belongings out.
Since the option fee is nonrefundable, it’s important to note that you will lose money if you choose not to buy. Calculate this loss when you’re deciding whether to buy.
Lease Purchase Agreement
Unlike a lease option agreement, lease purchase agreements obligate you to buy at the end of the lease. Since it’s a contract, that means you’re legally obligated to purchase the house.
This can be risky for a couple of reasons. Once you’re in the house, you may see issues you didn’t notice when you were first touring the house. Things could change with the neighborhood or your circumstances that you couldn’t know at the outset.
But the biggest issue with a lease purchase contract could simply be that you aren’t eligible for a mortgage to buy the house. Make sure you know, up front, what penalties or liabilities you’ll face if you can’t buy the house when your lease is up.
Even though both agreements operate differently on your end, they do obligate the seller to give you the option to buy when your lease expires. This puts you in a position to own a home at a predetermined future date, giving you the opportunity to start planning.
Length of a Rent-to-Own Agreement
Rent-to-own contracts start with a lease period that can be up to five years but is usually less than three. The thought is that the rental period will give a renter time to qualify for a mortgage. During this time, you’ll work on building your credit, if necessary, and saving for a down payment.
In some cases, a rent-to-own arrangement could have renewal terms. That means if you reach the end of the lease and want more time, you can extend the lease. With this option, though, the property owner could increase your monthly rent or the purchase price.
Preparing for Homebuying
During your lease term, you’ll make each monthly rent payment in exchange for remaining in the house. But it’s important during that time that you work toward purchasing the house when your time is up. Here are some things to do to boost your chances of landing a mortgage once your lease expires.
Boost Your Credit Score
Your rent-to-own deal requires that you qualify for a mortgage once the term is up. To do this, you will need to meet the minimum credit score requirements. You can get a free copy of your credit report each year at AnnualCreditReport.com, but there are also credit monitoring services that can help you stay on top of things.
Although requirements can vary from one lender to the next, Experian cites the following credit scores as necessary to land a mortgage:
FHA: If you qualify, a Federal Housing Association loan will accept credit scores as low as 500.
USDA loans: Those who meet the requirements can qualify with a score as low as 580.
Conventional loan: Generally 620 or higher, but some lenders require 660 at minimum.
VA loans: Eligible military community members and their families can obtain loans with scores as low as 620.
Jumbo loan: These loans cover houses at a higher price, so you’ll need a score of at least 700.
Save for a Down Payment
In addition to a good credit score, you’ll need to put some money down on your new home. Down payment requirements vary by loan type, but it’s recommended that you put at least 20% down. That means if you’re buying a $200,000 home, you’ll need at least $40,000 by closing.
There are lower down payment options, but if you choose those, your mortgage payments will include something called private mortgage insurance. This will increase your monthly payment by $30 to $70 per $100,000 borrowed.
If you can’t save up 20%, you may qualify for an FHA loan, which requires as little as 3.5% down. Both VA and USDA loans have zero down payment options, and there are programs offering down payment assistance to those who qualify.
The best part about rent-to-own properties, though, is that some come with rent credits. With a rent credit, a percentage of your rent will go toward your required down payment. Calculate in advance how much you’ll have in that escrow account at the end of your lease to make sure you save enough to supplement it.
What are the pros of rent-to-own?
Rent-to-own homes can be a great option, especially during a tight housing market. If there’s a house you want to buy, but you can’t make a down payment or your credit isn’t where it should be, it could be a great workaround. Here are some of the biggest benefits of rent-to-own agreements.
Rent May Go Toward Purchase Price
Depending on the terms of the rental agreement, renting to own could help you work toward paying for the home. Instead of the full amount of your rent being pocketed by a landlord, a percentage of your rent could go toward the eventual purchase price. Before signing, pay attention to rent credits and try to negotiate the best deal possible.
The Purchase Price Is Locked In
When a landlord agrees to a lease option, the home’s purchase price is written into the contract. That price will typically be higher than what the market says it’s currently worth. This means if the U.S. housing market sees an unexpected increase, you’ll be buying the home for less than its value. Even if the market dips, once you purchase the house and remain there for a few years, you may be able to sell it at a profit.
You’ll Buy Extra Time
For many renters, the rent-to-own period provides time to qualify for a mortgage. If you’ve researched all the options and found you’re close but not quite there yet, a rental period could be just what you need.
Before you choose this option, though, take a look at your circumstances. If substantial existing debt and poor credit mean you won’t qualify, you may need more than the few years you’ll get with a rent-to-own agreement.
No Moving Necessary
Let’s face it. Moving can be a pain. You have to pack everything up, line up a moving truck and get help moving, and unpack your items once you’re in the new location.
With a rent-to-own agreement in place, you skip the hassle of moving. You’ve already been in that home, making monthly rent payments, for at least a couple of years. You’ll simply go through the closing process and switch from rent payments to mortgage payments.
What are the cons of rent-to-own?
If you can get a mortgage, that’s always going to be a better option than renting or leasing to own. But there are some instances where renting without the buy option could be better for you. Here are some things to consider.
Rent-to-Own Home Maintenance
Before you sign any lease agreement, it’s important to read the fine print. One thing to note, specific to own agreements, is who will be responsible for maintenance during the rent-to-own period. If you rent without the promise of eventual ownership, your landlord will take care of those costs. In some cases, rent-to-own agreements require the renter to handle all repairs.
But there’s an upside to handling repairs on your own. To your landlord, the property is technically yours. That means you likely will give it more TLC. Still, it’s well worth it to pay for a home inspection before you agree to a rent-to-own agreement. This will identify any serious issues that will need to be addressed before you buy.
Option Fee
One distinguishing feature of a rent-to-own property is the option fee. This is usually between 1 and 5% of the purchase price and is non-refundable. That means if you don’t ultimately qualify for a mortgage, you’ll lose that money.
Home Values Could Drop
Property values aren’t guaranteed. Your landlord estimates the value of the property, but if you’re in a rising market, you might get that home at a steal. While that’s good news for you, the reverse can happen. If housing prices drop substantially during that time frame, you could find yourself buying a property for more than it’s worth.
Contract Breaches Can Be Costly
Rental agreements are a legal obligation. If you don’t pay your rent, your landlord can evict you and keep your security deposit. But rent-to-own contracts bring an additional level of risk. Missed payments mean you could be evicted and lose all the money you’ve put in. That includes the upfront fee and any rent credit you’ve earned.
All that money will also be lost if you can’t qualify for a mortgage when your rental time is up. These agreements can give you some breathing room. However, if your low credit scores, income, lack of a down payment, or employment situation make you ineligible for a mortgage, you could be searching for another rental while losing everything you’ve paid on the lease-to-own home.
Steps to Buy a Rent-to-Own Home
Once you’ve decided renting to own is the route you want to take, you may wonder what to do next. The following steps can help you ensure you get the best deal in a rent-to-own agreement.
1. Find a Home
This is more challenging than it might sound, especially if you’re looking in a competitive real estate market. Rent-to-own homes are extremely rare, so you may have to find a home for sale and try to negotiate this type of setup.
Typically, homeowners become renters when they can’t sell their homes. This means your rent-to-own contract might be on a home that’s in a less desirable or convenient area of town. For someone whose home has been on the market for a while, being able to collect rent money with the promise of a sale in a few years can be a huge relief.
For best results, find a real estate agent who can help you track down a home and negotiate with the seller. The National Association of REALTORS® maintains a directory of real estate agents, but you can also ask for a referral or find real estate agents nearby who have brokered these types of deals recently.
2. Research the Home
Even if it’s tough to find a lease-to-own home in your area, don’t snatch up the first one you find. Crunch the numbers to make sure the rent and purchase price make financial sense for you. Look at the sale history of the home to verify that the owner’s estimated purchase price is somewhat within what the median home price will likely be when your lease expires.
3. Research the Seller
The seller needs to be looked into as well. This is even more important with rent-to-own agreements since this person will be your landlord for the entire lease period. If you see any red flags during your interactions with the seller, move on.
4. Choose the Right Terms
Before you make a real estate purchase, you would have a closing attorney review the documents. The same goes for a rent-to-own agreement. Run all the paperwork past a real estate attorney to make sure there’s nothing in the contract that will hurt you in the long run.
Your real estate agent should be able to negotiate the best terms for you, including how each rent credit will help you build equity and what happens at the end of the lease.
5. Get a Property Inspection
Any time you make a home purchase, it’s essential to know what you’re buying. The same is true for rent-to-own properties. A home inspector can check things out and make sure you aren’t purchasing a home with serious issues.
6. Start Preparing to Buy
Once you start making rent payments, it’s time to start preparing for your eventual home purchase. Chances are, you’ll have to make a sizable down payment on a home loan, so plan to have that ready. Also, keep an eye on your score with all three credit bureaus and make sure you’ll qualify.
A rent-to-own contract can be a good deal for both the buyer and the seller. It can give you time to save money and improve your credit score. A real estate lawyer should take a look at your contracts and make sure your best interests are protected.
Bottom Line
Rent-to-own homes present a unique option for potential homeowners. This approach offers the opportunity to enter the homeownership arena at a slower pace, allowing individuals to build credit, save for a down payment, and experience living in the home before making a final purchase decision.
However, the rent-to-own path isn’t free from drawbacks. Potential buyers should be wary of unfavorable terms, higher monthly payments, and the risk of losing money if they decide not to buy. Ultimately, like all significant decisions in life, choosing a rent-to-own option requires careful consideration and thorough research.
Frequently Asked Questions
Where can I find rent-to-own houses?
Rent-to-own houses can be found through specialized websites dedicated to these types of listings, local real estate agents familiar with the concept, or sometimes through classified advertisements in local newspapers or online platforms.
Can I find rent-to-own homes on Zillow?
Yes, Zillow does list rent-to-own homes. When searching for properties, you can filter the search results to show only rent-to-own options. However, availability may vary based on the region and market conditions.
How long is the typical rent-to-own contract?
The typical lease term ranges from one to five years, but terms can vary based on the agreement between the homeowner and tenant.
Do I have to buy the house at the end of the lease?
No, the decision to buy is optional. However, if you decide not to purchase, you may lose any upfront fees or additional monthly amounts set aside for the potential purchase.
Can the seller change the purchase price once set?
Generally, the purchase price is fixed in the initial agreement. However, some contracts may have clauses allowing price adjustments based on market conditions.
What happens if the property value decreases during the lease period?
If the home’s value decreases and you’ve agreed on a set purchase price, you could end up paying more than the current market value. It’s crucial to negotiate terms that protect your interests.
Who is responsible for repairs and maintenance?
The agreement should clearly outline these responsibilities. In most cases, the tenant bears the responsibility for maintenance and repairs during the lease term.
What’s the benefit of a rent-to-own agreement for sellers?
Sellers can generate rental income while waiting to sell, often at a premium. It also widens the pool of potential buyers, especially those who need time to improve their credit or save for a down payment.
How do property taxes work in a rent-to-own agreement?
In a rent-to-own scenario, the property taxes are typically the responsibility of the homeowner, as they still retain ownership of the property during the rental period. However, the specific arrangement can vary based on the terms of the agreement.
Some contracts may stipulate that the tenant pays the property taxes directly or reimburses the homeowner. It’s crucial for both parties to clearly understand and agree upon who will cover the property tax obligation before entering into a rent-to-own contract.
If I don’t buy, do I get a refund for the extra money paid?
Typically, the extra money paid above regular rent, often referred to as “rent premium,” is forfeited if you decide not to buy.
Is the rent in a rent-to-own agreement higher than usual?
Often, yes. A portion of the monthly rent may be used for the potential down payment or purchase price, making it higher than the average rent for similar properties.
What’s the difference between rent-to-own and mortgage?
Rent-to-own is an agreement where a tenant rents a property with the option to buy it at the end of the lease. No bank is involved initially, and the tenant isn’t obligated to buy. A mortgage, on the other hand, is a loan specifically for purchasing a property. The buyer borrows money from a bank or lender and agrees to pay it back with interest over a predetermined period.
Does rent-to-own hurt your credit?
A rent-to-own agreement, in itself, doesn’t usually affect your credit. However, if the homeowner reports late payments to credit bureaus, it could hurt your credit score. On the positive side, consistently paying on time and eventually securing a mortgage can benefit your credit.
What is another name for rent-to-own?
Rent-to-own agreements can go by various names, including:
Lease to purchase
Lease option
Rent-to-buy
Rent-to-purchase option
Lease purchase
Each of these terms represents the concept of renting a property with the potential option to buy it after a set period.
The information provided on this website does not, and is not intended to, act as legal, financial or credit advice. See Lexington Law’s editorial disclosure for more information.
Banks, credit unions and online lenders provide debt consolidation loans once borrowers go through the application process and meet certain criteria.
The average American credit card debt is roughly $5,010 per person, and many Americans struggle with additional forms of debt like loans and other bills. Loans come with interest rates, which make the overall cost higher than the original amount borrowed, and past-due bills can harm your credit. Fortunately, debt consolidation loans can help.
Today, you’ll learn what these loans are as well as how to get approved for a debt consolidation loan in five simple steps. Regardless of where your credit stands, you may get approved for one of these loans to help you lower interest rates and save some money as well.
What is a debt consolidation loan?
A debt consolidation loan is an unsecured personal loan designed to simplify the debt repayment process. Combining multiple balances into a single fixed-rate loan can potentially allow you to secure a lower interest rate on your debts and may enable you to pay them down faster.
Not only can you use debt consolidation loans to pay off other loans, but many people also use these loans to consolidate their bills. If you’re looking to consolidate credit card debt, you can use a loan or a balance transfer card.
How to apply for a debt consolidation loan
Debt consolidation means combining multiple debts into a single loan with one fixed monthly payment. This type of personal loan will ideally allow you to combine several high-interest debts into a new loan with a lower interest rate. If managed properly, it can yield significant money-saving benefits. However, there are a few steps you should take before applying for a debt consolidation loan.
Step 1: Check your credit
Your credit is one of the primary factors lenders will look at to determine whether or not your loan will be approved. Typically, approval is more likely if you have at least a good FICO credit score, which ranges from 670 to 850.
There are many ways to check your credit score and report for free, and this is often a good idea before you apply for debt consolidation loans. When a lender checks your credit, the hard inquiry can temporarily hurt your credit, so it’s better to know your chances of approval beforehand.
If you have poor credit, here are some ways to improve it before applying for a loan:
Catch up on late payments that are less than 30 days old
Pay off smaller debts to reduce your credit utilization rate
Check your credit report for errors, and challenge any errors you find
Step 2: Make a plan
Before you apply for loans to consolidate your debt or bills, it’s beneficial to make a plan. You can start by listing all of your various debts and bills that you want to pay off. These may include:
Credit cards
Bills
High-interest loans
Store credit cards
You can then add up each of these debts and the required monthly payments for each of them. Now, you can make a plan to see how much money is needed to pay these debts off and how much money you will save when you get a consolidation loan.
When devising this plan, you may want to create a monthly budget at the same time to ensure you can make the new monthly consolidation loan payments on time.
Step 3: Shop around
Whenever you’re applying for loans, remember that there may always be a better deal out there. Different lenders provide different interest rates on loans, and the lower the interest rate, the better. You also have different options when it comes to where you go to take out a loan:
Bank loans: Your current bank may provide loans, and if you have a long-term relationship with the bank, they may be more likely to approve a consolidation loan with bad credit.
Online lenders: There are many online lenders, and these lenders are known for providing loans to those with bad credit. Keep in mind that lenders who specialize in providing loans to people with bad credit may also have higher interest rates.
Credit unions: These not-for-profit financial institutions are often local and may provide you with better rates than other options. In order to take out a credit union loan, you’ll need to apply to be a member and meet certain criteria.
Step 4: Go through the application process
Now that you have settled on a financial institution, it’s time to go through the application process. A debt consolidation loan application may require the following documentation:
Proof of residence
Bank and other financial statements
Pay stubs or proof of income
Government-issued photo ID
After you provide the necessary documentation, the lender will run a hard inquiry to check your credit history and score. Credit scores are a way for lenders to assess the risk level of potential borrowers. Negative marks on a credit report may indicate that a person is likely to default on a loan, which is why it’s helpful to improve your credit score before you apply.
Step 5: Close the consolidation loan and make your payments
If you’re approved for the loan, the lender may provide your funds in one of two ways:
Paying creditors directly: The lender may pay off your debts directly. If this is the case, it’s recommended to continue making your payments until you receive written verification that the debts are settled.
Direct payment to the borrower: The lender may pay you directly by depositing the money into your bank account or providing you with a check. If this is the case, you’re then responsible for paying off your creditors. You may want to pay off the creditors sooner rather than later so you don’t continue to accrue interest fees.
What if your debt consolidation loan is denied?
If your loan application is denied, it can be for a variety of reasons. The lender may see something on your credit report that throws up a red flag, or you may not meet their income criteria. Should this happen, you will receive a letter through the mail or email explaining why they denied your application.
A denial of a loan isn’t the end of the road, and you have a few options you can turn to:
Try to apply for a lower amount: Depending on the amount you request, the lender may decide that you’re too high of a risk. By lowering the amount, they may approve the loan.
Apply with other lenders: Applying for loans triggers hard inquiries that temporarily lower your score, so do your research beforehand. If you’re denied, look for lenders that offer preapproval or specialize in debt consolidation loans for bad credit.
Look into debt management plans: There are various companies that offer credit counseling and debt management plans to help you repay your debt. Some of these services require payment for the counseling, but there are also some that are nonprofit organizations.
Sign up for credit repair: If your loan was denied because of poor credit, it might be due to errors on your credit report. Companies like Lexington Law Firm offer credit repair services and challenge credit reporting errors on your behalf.
Debt consolidation loan FAQ
Here we’ve provided some helpful answers to debt consolidation loan FAQ.
How hard is it to get a debt consolidation loan?
If you have a bad credit score, it can make it difficult to get a debt consolidation loan. You may want to try a bank or credit union that you have a relationship with, or try to repair your credit first.
How can you qualify for a debt consolidation loan?
Typically, a good credit score of 700 or higher is the best way to qualify for a debt consolidation loan. This will also help you get the best interest rates.
Can debt consolidation loans hurt your credit?
The initial hard inquiry into your credit score will temporarily lower your score. As long as you stay current with your monthly payments, your score should be fine and will potentially get higher over time.
What’s the minimum credit score needed to get a consolidation loan?
A fair FICO® credit score of 580 to 669 may be enough to qualify at financial institutions for a debt consolidation loan.
Improve your credit before taking out a debt consolidation loan
As you now know, debt consolidation loans can be a great way to pay off your debt faster and potentially lower your interest rates. If you have poor credit and need assistance before applying for a debt consolidation loan, allow Lexington Law Firm to help.
We have a team of credit professionals, and we’ll assess your credit report to see if any errors are harming your credit. We also offer additional services to help you work toward and maintain good credit. Sign up for your free credit assessment today.
Note: Articles have only been reviewed by the indicated attorney, not written by them. The information provided on this website does not, and is not intended to, act as legal, financial or credit advice; instead, it is for general informational purposes only. Use of, and access to, this website or any of the links or resources contained within the site do not create an attorney-client or fiduciary relationship between the reader, user, or browser and website owner, authors, reviewers, contributors, contributing firms, or their respective agents or employers.
Reviewed By
Nature Lewis
Associate Attorney
Before joining Lexington Law as an Associate Attorney, Nature Lewis managed a successful practice representing tenants in Maricopa County.
Through her representation of tenants, Nature gained experience in Federal law, Family law, Probate, Consumer protection and Civil law. She received numerous accolades for her dedication to Tenant Protection in Arizona, including, John P. Frank Advocate for Justice Award in 2016, Top 50 Pro Bono Attorney of 2015, New Tenant Attorney of the Year in 2015 and Maricopa County Attorney of the Month in March 2015. Nature continued her dedication to pro bono work while volunteering at Community Legal Services’ Volunteer Lawyer’s Program and assisting victims of Domestic Violence at the local shelter. Nature is passionate about providing free knowledge to the underserved community and continues to hold free seminars about tenant rights and plans to incorporate consumer rights in her free seminars. Nature is a wife and mother of 5 children. She and her husband have been married for 24 years and enjoy traveling internationally, watching movies and promoting their indie published comic books!
Due to the financial challenges created by the COVID-19 pandemic, federal student loan payments were automatically paused from March 2020 to September 2023. During that time, interest didn’t accrue and collections activities were also paused. But now that payments are due again, many borrowers are looking for ways to make their loans more manageable, especially those who are facing ongoing financial hardships.
One option is student loan deferment, which allows you to temporarily pause your student loan payments. As with most financial decisions, there are pros and cons to deferring your student loans. Here’s more information about student loan deferment and what it could mean for your financial future.
What Is Student Loan Deferment?
Deferment is a program that allows you to temporarily stop making payments on your federal student loans or to temporarily reduce your monthly payments for a specified time period.
This is similar to another option known as forbearance. However, unlike forbearance, you may not be charged interest while your loan is in deferment. According to the Department of Education, if you hold one of the following types of loans, you will not be responsible for paying interest on your loan while it is in deferment:
• Direct Subsidized Loan
• Subsidized Federal Stafford Loan
• Federal Perkins Loan
• The subsidized portion of a Direct Consolidation Loan
• The subsidized portion of a Federal Family Education Loan (FFEL) Consolidation Loan
If you have one of the following types of loans, you will be responsible for paying the accrued interest on your loan while it is in deferment:
• Direct Unsubsidized Loan
• Unsubsidized Federal Stafford Loan
• Direct PLUS Loan
• FFEL PLUS Loan
• The unsubsidized portion of a Direct Consolidation Loan
• The unsubsidized portion of a FFEL Consolidation Loan
If you are responsible for paying interest on your student loans while they are in grad school deferment, you have two options: 1) you can make interest-only payments on the loans while they are in deferment; 2) if you choose not to make these interest-only payments, the accrued interest will capitalize (be added to the loan principal) when the deferment period is over. 💡 Quick Tip: Ready to refinance your student loan? With SoFi’s no-fee loans, you could save thousands.
How Do You Qualify for Student Loan Deferment?
In order to qualify for student loan deferment, you must meet one of the following requirements:
• You’re enrolled at least part-time at a qualifying university
• You’re unemployed or unable to find employment (for up to three years)
• You’re experiencing an economic hardship
• You’re currently volunteering in the Peace Corps
• You’re on active-duty military service (or are in the 13 months following that service)
• You’re in an approved graduate fellowship program
• You’re in an approved rehabilitation program (for disabled students)
Requesting a Deferment
If you’re interested in deferring student loans to go back to school, you’ll need to apply for an in-school deferment. Most likely, you will request the deferment directly through your loan servicer—there is usually a form for you to fill out. When you request a deferment, you’ll also need to provide some sort of documentation to prove that you qualify for a deferment.
If you are enrolled in an eligible college or career school at least half-time, may be placed in deferment automatically . If it is, your loan servicer will notify you that deferment has been granted. If you enroll at least half-time and do not automatically receive a deferment, you will need to contact the school in which you are enrolled. The school will then send the appropriate paperwork to your loan servicer, so that your loan can be placed in deferment.
Pros and Cons of Student Loan Deferment
The biggest benefit of student loan deferment is the ability to temporarily postpone student loan repayment. As of the first quarter of 2023, 2.8 million loans were in deferment.
If you are deferring for extreme financial hardship, deferment allows you to free up money to pay off bills that require immediate attention like rent or electricity.
For students who have qualified for deferment through community service, like a stint in the Peace Corps, deferment gives them the opportunity to serve their community without any added stress from student loan payments.
While temporarily pausing loan repayment may seem like a blessing, it can come at a cost, especially if your student loans are not subsidized by the government. When in deferment, interest continues to accrue on your loan. And at the end of your deferment period, that interest will be capitalized on the loan. (This means that the accrued interest will be added to the principal balance of the loan. So ultimately, you’ll be paying interest on top of interest.)
This can mean you end up paying even more money over the life of the loan. To see how much deferring your student loans could cost, you can use an online calculator to get an estimate of how much interest will accrue while the loan is in deferment.
The Pros and Cons to Student Loan Refinancing
If you have private loans that aren’t eligible for federal student loan deferment, refinancing your student loans is another option to consider. You may also want to think about refinancing when you’re done with your graduate degree to pay off your loans at a potentially lower interest rate.
When you refinance, your existing student loans are paid off with a new loan from a private lender. If you are refinancing private loans before going back to graduate school, you may be after a lower monthly payment, which you could potentially qualify for when refinancing your loans and extending the loan term. (You may pay more interest over the life of the loan if you refinance with an extended term.)
Alternatively, if you’re looking to refinance after graduate school, you could potentially qualify for a lower interest rate, which could reduce the amount of money you spend over the life of the loan. The lender will use your credit score and earning potential to determine what interest rate you’ll qualify for. And thanks to your new graduate degree, you could have significantly increased your earnings.
Another big benefit of student loan refinancing? You’re able to combine all of your student loan payments – for both federal and private loans – into one easy-to-manage payment.
If you hold only federal student loans, however, you could look into a Direct Consolidation Loan , which allows you to consolidate federal loans into one loan with a single monthly payment. The new interest rate will be the weighted average of your current interest rates (rounded to the nearest one-eighth of 1%), so unlike refinancing, when you consolidate your student loans, you won’t necessarily qualify for a lower interest rate.
If you are taking advantage of your federal loans’ flexible repayment plans or student loan forgiveness programs (or if you are planning to do so), refinancing might not be the best option for you. A major con of student loan refinancing is that you’ll lose access to federal loan benefits when refinancing with a private lender—including deferment and income-driven repayment plans.
Refinancing Your Loans with SoFi
Looking to lower your monthly student loan payment? Refinancing may be one way to do it — by extending your loan term, getting a lower interest rate than what you currently have, or both. (Please note that refinancing federal loans makes them ineligible for federal forgiveness and protections. Also, lengthening your loan term may mean paying more in interest over the life of the loan.) SoFi student loan refinancing offers flexible terms that fit your budget.
With SoFi, refinancing is fast, easy, and all online. We offer competitive fixed and variable rates.
Student Loan Refinancing If you are a federal student loan borrower you should take time now to prepare for your payments to restart, including the opportunity to refinance your student loan debt at a lower APR or to extend your term to achieve a lower monthly payment. (You may pay more interest over the life of the loan if you refinance with an extended term.) Please note that once you refinance federal student loans, you will no longer be eligible for current or future flexible payment options available to federal loan borrowers, including but not limited to income-based repayment plans, such as the SAVE Plan, or extended repayment plans.
SoFi Loan Products SoFi loans are originated by SoFi Bank, N.A., NMLS #696891 (Member FDIC). For additional product-specific legal and licensing information, see SoFi.com/legal. Equal Housing Lender.
Non affiliation: SoFi isn’t affiliated with any of the companies highlighted in this article.
Financial Tips & Strategies: The tips provided on this website are of a general nature and do not take into account your specific objectives, financial situation, and needs. You should always consider their appropriateness given your own circumstances.
Buying a house is a dream for many Americans, but it can feel very out of reach for some people. To qualify for a mortgage, you’ll need an adequate credit score and down payment, which many people just don’t have.
That is where the Neighborhood Assistance Corporation of America (NACA) comes in. The NACA has helped hundreds of thousands of people find affordable housing with no money down and no minimum credit score. NACA also provides financial assistance for approved homeowners that encounter financial difficulties.
If you’ve been struggling to figure out how you’ll afford to purchase a home, then the NACA program could help. This article will explain how the NACA mortgage process works and how the organization could help you find your next home.
What is the NACA mortgage program?
The Neighborhood Assistance Corporation of America (NACA), a non-profit organization established in 1988, is dedicated to providing affordable housing options to Americans. Its mission is to combat discriminatory and unjust lending practices. With 45 branches across the United States, NACA assists borrowers with low credit scores in securing affordable mortgages.
NACA offers various solutions such as property improvement and foreclosure avoidance to help achieve this goal. Additionally, the organization helps homeowners reorganize their existing mortgages, preventing them from losing their homes to foreclosure. Nevertheless, NACA’s signature mortgage program remains the most sought-after offering among its services.
How does the NACA program work?
The NACA is known for its purchase program, which it calls the Best in America Mortgage Program. This program is designed to make homeownership more affordable for everyone.
If you applied for a mortgage through a bank or credit union, you would undergo an extensive credit check. But the NACA makes it possible to buy a home with:
No down payment requirement
No closing costs
No requirement for perfect credit
No limits on your income
No fees – The lender pays the appraisal costs, attorney fees, title insurance, transfer tax, settlement agent fees, and buyer closing costs.
All of this is available at a below-market interest rate. Currently, the NACA is offering a 30-year fixed-rate mortgage of 2.125% APR and a 15-year fixed-rate mortgage of 1.75% APR. You’d be hard-pressed to find a better deal anywhere else.
Bank of America stands as NACA’s largest and most significant partner, providing a major portion of the funding for the loans.
NACA Requirements and Qualifications
Before you assume the NACA mortgage program is too good to be true, there are certain requirements you’re going to have to meet to qualify. Unlike traditional lending practices, NACA evaluates creditworthiness based on character, rather than solely relying on credit scores.
For instance, NACA members won’t be penalized for financial hardship caused by an injury or illness. But you must demonstrate that you can afford to pay your monthly housing expenses.
These expenses include your mortgage payments, property taxes, homeowners insurance, and HOA dues. And your income can’t fluctuate from month to month.
While there are no income restrictions in the NACA purchase program, earning higher than the median income could limit your home buying options to specific regions. It’s also worth noting that owning another property while closing on a NACA mortgage is strictly prohibited.
Furthermore, as a NACA mortgage recipient, you are expected to engage in a minimum of five membership activities annually. These activities include volunteering at NACA offices, participating in protests, or offering support to other members during the home buying process.
Eligible States
Unfortunately, the NACA mortgage program still isn’t available everywhere, though the organization is working hard to expand across the U.S. It’s currently available in the following states:
Alabama
Arkansas
Arizona
California
Colorado
Connecticut
District of Columbia
Florida
Georgia
Hawaii
Illinois
Louisiana
Massachusetts
Maryland
Michigan
Minnesota
Missouri
Mississippi
North Carolina
New Jersey
Nevada
New York
Ohio
Pennsylvania
South Carolina
Tennessee
Texas
Virginia
Wisconsin
NACA Program Pros and Cons
Here are some of the biggest advantages and disadvantages of taking out a mortgage through the NACA.
Pros
Buying a home with no down payment or standard closing costs
Snag a below-market interest rate on a 15-year or 30-year mortgage
No credit requirements or income limits to apply
Receive extensive borrower education and training
Cons
Time-consuming application process
Program isn’t available in all 50 states
There are limits to how much you can borrow
You’ll have to pay for property taxes and homeowners insurance
NACA Loan Limits
The NACA home buying program has loan limits that cap your mortgage amount. The purchase price of a home cannot exceed the conforming loan limit, which is $647,200 for a single-unit property in most states. The conforming loan limit for a single-unit home in Alaska and Hawaii is $970,800.
Who qualifies for the NACA program?
The NACA mortgage program is very generous, but there are several steps you’ll need to take before you can close on your home. Here are the seven steps you’ll take to complete the NACA loan qualification process.
1. Attend a free homebuyer workshop
If you’re considering applying for a NACA mortgage, you’ll first have to attend a homebuyer workshop. During this free workshop, you’ll learn more about homeownership and how to qualify for the NACA mortgage program. Then, you can register on the company’s website to reserve your spot.
2. Meet with your housing counselor
Once you’ve completed the homebuyer workshop, the NACA will assign you a housing counselor to guide you through this process. Your housing counselor will help you determine an affordable monthly mortgage payment and help you come up with a reasonable monthly budget. You’ll continue to meet with your counselor until you’ve qualified for the NACA housing program.
3. Attend a NACA purchase workshop
Once you’ve qualified for the mortgage program, you must attend a purchased workshop at the NACA office. During this workshop, you’ll review the home purchase process and work with a real estate agent to help you find the right home.
4. Receive a property qualification letter
Once you’ve chosen the home you plan to buy, you’ll have to get in touch with your housing counselor again. They will help you secure your qualification letter.
This letter states that you are qualified to purchase the home you’re interested in. Your NACA counselor and real estate agent can also help you draft an offer on the home.
5. Get your home inspected
Before you can purchase a home, it must pass a NACA home inspection and pest inspection. If the inspection reveals any problems with the home, you must resolve those issues before you can close on the home.
6. Meet with your mortgage consultant
Throughout this entire mortgage process, you should be saving money, maintaining your income level, and paying your bills on time. At this point, you’re going to meet with your mortgage consultant to prove that you’ve met the required guidelines and are ready to move forward with the mortgage application.
7. Close on your mortgage
Now it’s time to close on your home! There are no closing costs for a NACA mortgage. Additionally, NACA members do not pay private mortgage insurance (PMI).
Instead, your NACA membership provides you with a post-purchase assistance program through NACA’s Membership Assistance Program (MAP). But this is the final step that allows you to close on your new home and finalize the process.
Alternatives to the NACA program
The NACA program may not be suitable for everyone, or you may not qualify. If this is the case, consider other mortgage programs that may be available to you.
FHA Loans
For low-to-moderate income borrowers who may not meet the stringent requirements of conventional loans, the Federal Housing Administration offers the FHA loan program. With lower down payment needs and more lenient credit score standards, these loans provide a viable option for those looking to finance their first home.
USDA Loans
The U.S. Department of Agriculture extends its support to those seeking to purchase a home in rural or suburban areas through its USDA loan program. These loans offer attractive terms such as low or no down payment options and competitive interest rates, with the aim of fostering home ownership in less densely populated regions.
VA Loans
As a way to show appreciation for the sacrifices made by military service members, veterans, and their surviving spouses, the Department of Veterans Affairs provides VA loans.
These loans, exclusive to eligible individuals, boast features such as no down payment requirement, no private mortgage insurance, and interest rates that are often more favorable than those of traditional loans.
First-Time Homebuyer Programs
For those entering the housing market for the first time, many states and local governments offer programs tailored to their needs. First-time homebuyer programs often provide financial assistance in the form of lower interest rates and down payment assistance, as well as other incentives, making homeownership a reality for those who may not have the funds for a down payment otherwise.
Down Payment Assistance
To help alleviate the burden of the upfront costs of buying a home, down payment assistance (DPA) programs are available from government agencies, non-profit organizations, and private lenders.
These programs provide homebuyers with the necessary funds to cover their down payment, allowing them to get one step closer to affordable homeownership.
National Homebuyers Fund
As a non-profit organization, the National Homebuyers Fund offers down payment assistance to low-and moderate-income homebuyers in the form of grants that do not need to be repaid. Their mission is to provide a helping hand to those who may not have the resources to make a down payment on their own.
Chenoa Fund
The CBC Mortgage Agency’s Chenoa Fund is a down payment assistance program that provides low-and moderate-income homebuyers with up to 3.5% of the home’s purchase price. This support is provided through either forgivable or repayable second mortgage loan options.
Bottom Line
If you’re concerned that you don’t have the down payment or credit requirements necessary to apply for a traditional mortgage, a NACA mortgage may be a suitable option. Borrowers that qualify could receive low-interest mortgages with no down payment, closing costs, or fees. The application process is tedious, but the benefits can help you achieve the dream of homeownership.
Frequently Asked Questions
Is there a minimum credit score requirement for the NACA program?
No, NACA does not consider credit scores for mortgage approval. Instead, they look at your payment history and ability to make future mortgage payments.
Is there an income limit to qualify for the NACA program?
There is no strict income limit to qualify for the NACA program. The program is designed primarily to assist low- to moderate-income individuals and families, but it does not set an upper limit on income. The focus is more on your ability to afford the mortgage payments, and whether you meet other program criteria.
How long does the NACA mortgage process take?
The time frame can vary depending on individual circumstances, but generally, it takes several months from attending the initial workshop to closing on a home. The more promptly you can provide the required documentation and fulfill program requirements, the quicker the process will likely be.
How does the NACA mortgage differ from a traditional mortgage?
NACA mortgages typically offer more favorable terms compared to traditional mortgages. They come with no down payment, no closing costs, and no requirement for private mortgage insurance (PMI). The interest rates are often below market rate as well.
Can I use a NACA mortgage to refinance my existing loan?
No, NACA mortgages are designed for the purchase of a primary residence only. They cannot be used for refinancing existing loans or for investment properties.
The Philadelphia suburbs stand as beacons of charm, history and modern sophistication. Each suburb featured below paints a picture of life that’s equal parts enchanting and enviable. Whether it’s the academic air of Swarthmore, the historic tales of Doylestown, or the sweet treats of Ambler, the Philadelphia suburbs have something for everyone.
Population: 5,611
Average age: 26.7
Median household income: $71,397
Average commute time: 20,5 minutes
Walk score: 67
One-bedroom average rent: $1,870
Two-bedroom average rent: $2,320
In the picturesque landscape of Philadelphia suburbs, Bryn Mawr stands out as a gem of the Main Line. Famous for its prestigious Bryn Mawr College, this suburb offers an eclectic mix of historic charm and modern appeal. From its tree-lined streets to the iconic Bryn Mawr Film Institute, this town offers residents a refined yet relaxed environment just a stone’s throw away from the hustle and bustle of Philadelphia.
Three great apartment complexes in Bryn Mawr
Bryn Mawr’s unique blend of top-notch educational institutions, chic boutiques and great eateries make it a top choice for those seeking a touch of sophistication amidst the Philadelphia suburbs. Add to that the easy accessibility to the city and surrounding scenic spots, and it’s no wonder Bryn Mawr has become synonymous with the best of suburban living.
Population: 13,567
Average age: 38.9
Median household income: $107,087
Average commute time: 28.7 minutes
Walk score: 91
One-bedroom average rent: $2,743
Two-bedroom average rent: $3,678
Ardmore stands tall with its distinctive allure. As part of the renowned Main Line, Ardmore boasts a blend of historic significance and contemporary attractions. The iconic Suburban Square, one of the nation’s earliest shopping centers, gives residents and visitors a taste of upscale retail, mouth-watering restaurants and open-air entertainment. Yet, it’s the community spirit and tree-canopied streets that truly underscore its desirability among the Philadelphia suburbs.
Three great apartment complexes in Ardmore
Ardmore’s winning combination includes excellent schools, parks brimming with greenery and a bustling music scene anchored by the legendary Ardmore Music Hall. Proximity to Philadelphia means urban amenities are within reach, while still preserving that cherished suburban ambiance.
Population: 49,391
Average age: 40.5
Median household income: $144,205
Average commute time: 28.2 minutes
Walk score: 10
One-bedroom average rent: $1,901
Two-bedroom average rent: $2,535
Haverford shines brightly as a beacon of refined suburban living. Notably home to Haverford College, an elite liberal arts institution, this suburb exudes an air of academic excellence blended seamlessly with historic charm. The serene walking trails of the Haverford College Arboretum provide residents with an oasis of tranquility, while the high-end boutiques and cafes add a little something extra to this Philadelphia suburb.
Three great apartment complexes near Haverford
One of Haverford’s standout qualities is its commitment to preserving green spaces, evident in the beautifully maintained Haverford Reserve. Here, locals enjoy everything from sports to serene nature walks, bringing the community together in active camaraderie.
Population: 4,496
Average age: 41.1
Median household income: $128,889
Average commute time: 26.3 minutes
Walk score: 88
One-bedroom average rent: $1,800
Two-bedroom average rent: $2,100
Narberth emerges as a captivating pocket of charm and community spirit. This borough, smaller than many of its suburban counterparts, has an undeniably magnetic appeal. Its downtown, often likened to a scene from a Hallmark movie, is packed with quaint shops, inviting cafes and the unmistakable charm of the Narberth Train Station, making it a hub for locals and visitors from other Philadelphia suburbs.
Three great apartment complexes near Narberth
What really sets Narberth apart is its unparalleled sense of community. Events like the legendary Narberth Dickens Festival transport residents to Victorian England right in the heart of the Philadelphia suburbs, creating enchanting memories for families year after year.
Population: 7,425
Average age: 48.5
Median household income: $106,590
Average commute time: 25.0 minutes
Walk score: 37
One-bedroom average rent: $2,522
Two-bedroom average rent: $2,410
On the coveted Main Line, Wayne boasts an impeccable streetscape dotted with historic buildings, trendy boutiques and beloved restaurants ranging from cozy coffee shops to upscale dining experiences. The Wayne Art Center offers classes and exhibitions, making it a beacon for creativity within the Philadelphia suburbs.
Three great apartment complexes in Wayne
Wayne’s appeal isn’t just skin deep. This suburb is renowned for its events, like the Wayne Music Festival, which fills the air with melodies and draws crowds from all corners of the Philadelphia suburbs. With the added convenience of the Wayne Train Station, city amenities are just a short ride away.
Population: 5,858
Average age: 43.2
Median household income: $77,750
Average commute time: 26.0 minutes
Walk score: 60
One-bedroom average rent: $1,500
Two-bedroom average rent: $1,575
Media proudly declares itself as “Everybody’s Hometown,” and for good reason. This suburb takes charm to a whole new level, from its historic courthouse to the renowned Media Theatre, which stages some of the region’s most sought-after performances. As the only suburban town in the area with a bustling trolley running down its main street, State Street, Media is a nod to yesteryears and a testament to the conveniences of today’s world, making it stand out in the spectrum of Philadelphia suburbs.
Three great apartment complexes near Media
Beyond the trolley tracks, Media’s community-driven spirit shines brightly. Monthly events, like Dining Under the Stars, where diners savor meals alfresco in the middle of the street, encapsulate the strong communal vibe this suburb restlessly champions.
Population: 6,595
Average age: 37.0 minutes
Median household income: $128,995
Average commute time: 23.6 minutes
Walk score: 77
One-bedroom average rent: $990
Two-bedroom average rent: $2,400
Within the panorama of Philadelphia suburbs, Swarthmore emerges with an intellectual sparkle, thanks in part to the renowned Swarthmore College. This suburban gem, with its sprawling college grounds, features the breathtaking Scott Arboretum, an expansive garden that invites contemplation and leisurely strolls. Residents enjoy this verdant retreat, making Swarthmore a green oasis among the Philadelphia suburbs.
Three great apartment complexes near Swarthmore
But Swarthmore isn’t just for the academically inclined. The town center, home to the delightful Swarthmore Co-Op, brings a communal warmth that’s hard to resist. The community’s commitment to sustainability and local engagement, combined with its picturesque surroundings, ensures Swarthmore’s place as a premier destination within the Philadelphia suburbs.
Population: 18,630
Average age: 24.9
Median household income: $65,027
Average commute time: 22.7 minutes
Walk score: 74
One-bedroom average rent: $1,947
Two-bedroom average rent: $2,382
Brimming with well-preserved 18th-century buildings, West Chester has a delightful downtown that’s been recognized as one of the best main streets in the country. From gourmet restaurants to boutique shopping, West Chester is a hub of activity, making it a solid option in the large realm of Philadelphia suburbs.
Three great apartment complexes in West Chester
It’s not just the aesthetics, however, that define West Chester’s appeal. The suburb hosts a range of events, including the whimsical West Chester Restaurant Festival and the annual Christmas parade, which rivals those in much larger cities.
Population: 8,250
Average age: 48.1
Median household income: $139,270
Average commute time: 28.7 minutes
Walk score: 95
One-bedroom average rent: $1,760
Two-bedroom average rent: $2,237
As the seat of Bucks County, Doylestown boasts architecturally significant buildings, like the Mercer Museum and Fonthill Castle, which stand as reminders of its rich past. But Doylestown isn’t just about looking back. Its downtown pulses with contemporary energy, making it a favorite among Philadelphia suburbs.
Three great apartment complexes in Doylestown
Beyond its brick-lined streets, Doylestown has a lively arts scene anchored by the County Theater, where classic films and indie hits find an enthusiastic audience. Add to this mix, the engaging festivals that pepper its calendar year-round, and it’s clear that Doylestown isn’t just another name on the list of Philadelphia suburbs.
Population: 6,803
Average age: 35.6
Median household income: $74,868
Average commute time: 23.7 minutes
Walk score: 71
One-bedroom average rent: $1,269
Two-bedroom average rent: $1,579
Ambler stands out with a mix of small-town charisma and cosmopolitan flair. Known for its revitalized downtown, Ambler teems with indie theaters, like the Ambler Theater, and a range of eateries from cozy bistros to trendy bars. This zest for local arts and eats positions Ambler as a foodie’s paradise and an arts enthusiast’s haven in the lineup of Philadelphia suburbs.
Three great apartment complexes near Ambler
But what truly elevates Ambler is its community spirit. The annual Ambler Fest, with its street vendors and live music, is a great example of this and showcases the suburb’s commitment to camaraderie and local talent.
Find the Philadelphia suburb for you
The Philadelphia suburbs featured above offer a captivating blend of the old and the new, from tranquil streets to contemporary hotspots. As this exploration has shown, there’s more to these suburbs than just their proximity to the City of Brotherly Love.
Each town described above promises a life of richness, community and endless discovery. For those considering a move or simply looking for an excursion, the Philadelphia suburbs extend an open invitation to experience their magic firsthand.
When you’re ready to find the perfect apartment in the ideal Philadelphia suburb, start your search with Rent.
A native of the northern suburbs of Chicago, Carson made his way to the South to attend Wofford College where he received his BA in English. After working as a copywriter for a couple of boutique marketing agencies in South Carolina, he made the move to Atlanta and quickly joined the Rent. team as a content marketing coordinator. When he’s off the clock, you can find Carson reading in a park, hunting down a great cup of coffee or hanging out with his dogs.
Refinancing your mortgage can be a smart financial move if you do it the right way. You can tap into your home equity, get a lower interest rate, or even shorten or lengthen the terms of your loan. All of these are great outcomes for you and your wallet.
But here’s something that’s not so great: Picking the wrong mortgage refinance lender.
This one major mistake can potentially cost you tons of money in closing costs, hidden fees, and high interest rates.
You can avoid that by learning just a bit about what to expect throughout the refinance process and how to find the right lender. We’ll walk you through everything you need to know and give you some suggestions for the big decision.
9 Best Mortgage Refinance Lenders of 2023
We’ve compiled a list of the best mortgage refinance companies with the most competitive mortgage rates. Read through our short reviews to understand what kind of mortgage products they offer and how their process works. It’s an excellent resource for narrowing down your list of refinance lenders to consider.
1. loanDepot
loanDepot is a lender that values and earns customer loyalty. This is evident by their refinancing lifetime guarantee. Once you refinance with them the first time, they will waive their lender fees and reimburse your appraisal fee.
It’s also an excellent choice for people who like a person-to-person connection. You can call them at any time to talk directly to a loan officer.
This can be especially helpful for a refinance because there are many reasons for refinancing and many ways to refinance.
After defining your goals, they let you choose from both fixed-rate and adjustable-rate loans. There are other loan types available, such as jumbo and government, or even home equity loans. The minimum credit score is 620.
They are committed to customer satisfaction and back it up with extensive refinance products.
Terms and conditions apply.
Read our full review of loanDepot
2. LendingTree
LendingTree offers a ton of benefits when it comes to refinancing. First, the online process is very easy and can even get you a mortgage rate quote in under three minutes.
LendingTree isn’t a direct lender and instead matches you up with multiple loan offers with mortgage lenders, so you can compare your options.
Here’s why that’s so helpful.
It makes LendingTree’s refinance options much more robust than many other online lenders. For example, you can convert an adjustable-rate mortgage into a fixed rate or refinance your FHA loan or even VA loan.
You can also cash out home equity as part of your refinance or choose from multiple loan terms.
If you’re still in the information-gathering stage of your refinance journey, LendingTree’s website has many valuable resources.
Play around with numbers to check out different scenarios using tools like their refinance calculator and cost estimator.
Read our full review of LendingTree
3. Rocket Mortgage
Another driving force in the online refinance marketplace is Rocket Mortgage, which is part of Quicken Loans.
The application process is straightforward and can be completed entirely online. You can pick your goal for your refinance to help Rocket tailor your loan offers.
You can even link your financials and property information so that you don’t have to gather and upload all the documentation manually. In fact, 98% of financial institutions in the U.S. can be imported for both your bank statements and investment assets.
Rocket Mortgage also allows you not only to browse different options but also customize them. You can choose from a traditional mortgage product, FHA loans, VA loans, USDA loans as well as fixed or adjustable rates. The minimum credit score is 620.
For an exceptional customer service focused experience that’s entirely based online, Rocket Mortgage is certainly worth exploring.
Read our full review of Rocket Mortgage
4. New American Funding
Another direct lender, New American Funding, is a mortgage company that simplifies the online mortgage process. Get started by selecting the type of real estate you want to refinance.
You can choose from:
Single family home
Condo
Townhouse
Multi-unit
Other
You’ll then answer a series of questions about your personal information, including the existing loan amount and your credit scores.
Afterward, you’ll get a quote estimate on the type of refinance loan you could potentially receive. You can also call the 800-number at any time to speak to one of New American Funding’s loan officers.
The average refinance saves their customers about $360 per month. So, they’re definitely worth checking out, especially if your goal is to lower your payment amount.
Read our full review of New American Funding
5. SoFi
SoFi started as a student loan refinance company and has recently branched out to mortgage refinancing as well. One of the key advantages here is that they go beyond the traditional credit score and base your qualification on high-tech algorithms using various criteria.
In addition to the typical refinance and cash-out refinance options, SoFi also offers a refinance product specific to paying off your student loan debt.
As a result, you could end up lowering your monthly mortgage payment on top of getting rid of your student loan payments.
SoFi lets you check your prequalification for a refinance in just two minutes without affecting your credit score. You can usually close on your new loan within 30 days, and you don’t have to pay any lender origination fees.
A final bonus? If you have an existing SoFi loan, you can qualify for an additional 0.125% rate discount on your refinance.
Read our full review of SoFi
6. Guaranteed Rate
This major lender has offices in each state (plus the District of Columbia) but also lets you get started using its Digital Mortgage platform.
Guaranteed Rate requires a minimum credit score of 620 for mortgage approval. However, alternative credit data, such as utility and rent payments, are considered in some cases.
Guaranteed Rate is highly rated for customer service. They consistently receive stellar customer reviews with a satisfaction rate above 95%.
Whether you want a completely online refinance experience or a more personal one, they deliver.
Read our full review of Guaranteed Rate
7. Carrington Mortgage Services
Carrington begins the process by asking you to select one of four goals:
Lowering your interest rate
Lowering your payments or consolidating debt
Remodeling your home
Getting cash out
Fill out a contact form to have them get in touch with you. Alternatively, you can call Carrington anytime between 7:00 a.m. and 6:00 p.m. PST, Monday through Friday.
If you like a lot of personal care and attention throughout the process, you’ll appreciate Carrington. Their mortgage professionals walk with you every step of the way to ensure you have a speedy and successful closing.
Read our full review of Carrington Mortgage Services
8. Bank of America
One of the biggest banks out there, Bank of America puts its resources to good use by creating a comprehensive and easy online user experience.
You can zip through the application from start to finish by uploading all of your supporting documentation and e-signing with a touch of your finger.
Plus, Bank of America practically has a complete offering of refinancing products, including fixed-rate loans, ARMs, jumbo loans, FHA loans, and VA loans. B of A’s interactive website also makes it easy to get a rough estimate of current mortgage interest rates.
All you have to do is type in your zip code and desired loan amount, and you can see where refinance rates start for various mortgage types.
If you already bank with B of A and are a Preferred Rewards member, you may also be eligible for a reduction of your mortgage origination fee anywhere between $200 and $600.
Read our full review of Bank of America
9. Chase
You don’t need to be a bank member to refinance with Chase. And if you prefer to work with a traditional bank over a strictly online lender or matching website, then Chase is a strong choice.
Start the process online by choosing one of two goals: lowering your monthly payment or cashing out your home equity.
From there, you can get started on the prequalification form. Be prepared to enter information on your current mortgage and your finances.
If you ever have a question before or during the application process, you can either call or connect with a home lending advisor in person in one of 28 states.
There are plenty of refinancing options available through Chase, including jumbo, FHA, VA, and HARP loans. As with most other lenders, the minimum credit score is also 620.
Read our full review of Chase
How does refinancing a mortgage work?
Applying for a refinance is very similar to applying for a home loan. It’s also important to note that you don’t have to use your current lender or servicer. You can pick any mortgage lender that you’d like for your refinance.
After shopping around for lenders and comparing your loan options, you’ll have to complete a formal application. This involves submitting your income and financial statements. The loan officer and underwriter will review your materials to make sure you can afford the new terms.
Mortgage Refinance Requirements
Mortgage refinance lenders are primarily concerned with three things: credit score, debt-to-income ratio, and average loan-to-value ratio (LTV).
Credit score: The minimum credit score for most mortgage refinance companies is around 620.
Debt-to-income ratio: Your monthly debt should not exceed 43% of your monthly take-home pay, just like a regular mortgage. In addition to personal loans and credit card debt, they also include your new mortgage payment in that number.
Loan-to-value ratio (LTV): Lenders would like to see a low loan-to-value ratio (LTV). Typically, you should have at least a 20% equity in your home. In addition to personal loans and credit card debt, they also include your new mortgage payment in that number.
You’ll be required to get an appraisal of your home as part of the process. This makes sure the property lives up to its estimated value and helps determine your total equity in the home. You don’t need to do anything special before the appraiser arrives. However, it is wise to clean and tidy up to make a favorable impression.
Thereafter, you just have to wait for closing. Usually, your lender lets you pick the date, time, and location. Next, they’ll send a notary who will walk you through signing the closing documents. Then, you’ll start fresh with your new payment schedule. If you’ve cashed out some of your home equity, you can typically receive a check or have it deposited directly into your bank account.
How to Choose a Lender to Refinance Your Mortgage
When you decide to refinance, picking the right lender is vital to your financial success.
Mortgage refinance lenders structure loans differently, depending on whether you want to minimize closing costs or lower monthly payments—or a combination of the two.
The first thing to look at is what kind of refinance loans the lender offers. For example, you can find FHA refinance loans with lower minimum credit score requirements than conventional loans if you’re looking for a government-backed refinance.
Loan Terms
Alternatively, you may want to refinance into a shorter term than the standard 30-year fixed mortgage. Look for mortgage refinance companies that offer multiple options, such as 10, 15, or 20-year mortgages. Then, you can compare refinance rates and payments and pick the best one.
As with any kind of loan, you also want to shop around for mortgage rates. Not every lender automatically offers the same interest rate or APR. You’ll also want to compare closing costs as part of the evaluation process. You need to know both your upfront costs and long-term costs in terms of interest.
Closing Costs
If you want to minimize the amount of cash you bring to the table, ask whether your closing costs can be rolled into the loan.
There are numerous ways you can tackle mortgage refinancing. That’s why picking the right refinance lender can make a huge difference. They can help you understand the pros and cons of different options, so you can make the right choice.
Don’t be afraid to ask questions. Ask for specific numbers, and talk to a few different lenders to get an idea of their recommendations and refinance process.
When to Refinance a Mortgage
Now that you’ve learned of the best refinance lenders out there, make sure you’re refinancing for the right reasons. Here are some of the most common reasons for refinancing a mortgage.
Lower Your Monthly Payments
It’s entirely possible to refinance to lower your payment amount. To save money over the life of your loan, you could refinance into a lower interest rate if mortgage rates have dropped since you got your loan. Or, if your credit score has improved, you might be able to qualify for a lower refinance rate as well.
If you’re having trouble making your payments, you could also consider refinancing into a longer loan term. This spreads out your existing mortgage amount over more years.
For example, if you’ve been paying your mortgage for 10 years on a 30-year loan, you could extend the existing 20 years over another 30 years. However, you should proceed with caution, depending on your financial situation and retirement plans.
Cash Out Your Home Equity
If you have equity in your home—at least 20%—you could potentially qualify for a cash-out refinance. This allows you to get a lump sum of money and then add that amount to your existing loan. Usually, you can borrow up to 80% of your equity.
Let’s take a look at an example.
Say your home is valued at $200,000, and your mortgage is down to $150,000. That leaves you with $50,000 in equity. The bank will let you borrow up to 80% of that, which is $40,000.
If you qualify for the mortgage, you could then refinance a total of $190,000. You can then use the cash for home renovations, college tuition, medical bills, high-interest debt, or anything else.
Change the Terms
Shorter loan terms typically come with lower mortgage rates since there’s less of a chance for you to default on the loan. Once you’ve paid off a portion of your current 30-year mortgage, you may be able to save on interest by switching to a 15-year mortgage.
If, for example, you’re 15 years into a 30-year fixed mortgage, you only have 15 years left to pay. So, you could potentially save thousands by getting a lower interest rate via an actual 15-year fixed mortgage.
Switch to a Fixed Rate Mortgage
If you initially took out an adjustable-rate mortgage (or ARM) and your fixed period is ending, you should consider refinancing your loan. There’s a cap on how high your adjustable mortgage can go. It could potentially be much higher than current fixed interest rates.
Talk to a lender to see the best option to avoid a significant jump in your monthly payment. And be sure to plan ahead since it can take time for the approval process to finish.
See also: How to Refinance Your Mortgage
When Not to Refinance
When shouldn’t you refinance? If your credit score has dropped significantly since you took out your original mortgage, you may be surprised by higher interest rates. Similarly, refinancing today may not save you money if you qualified for a rock-bottom rate during the recession.
Furthermore, consider that every mortgage refinance comes with closing costs, just like your initial home loan. Therefore, you need to make sure any financial benefits you expect to receive from your refinance outweigh the added closing costs.
All of these considerations can be discussed with a suitable lender, whether in person, on the phone, or online. Do the research it takes to make sure you’re making an intelligent decision on your next home refinance.
Frequently Asked Questions
What are the steps to refinancing a mortgage?
The process of refinancing a mortgage typically includes the following steps:
Determine if refinancing makes sense for your financial situation and goals.
Research and compare different mortgage lenders.
Choose the right lender and loan product for your needs.
Complete a formal application, providing all necessary income and financial documents.
Wait for the lender’s underwriting process, which includes verifying your information and appraising the home.
Once approved, arrange for a closing where you will sign all required documents.
Begin your new payment schedule, or receive your funds if you’ve done a cash-out refinance.
How does refinancing a mortgage affect my credit score?
Refinancing a mortgage can temporarily lower your credit score, as the lender will perform a hard credit check during the application process. This is typically a small drop and should recover over time as long as you continue to make regular, on-time payments. Additionally, the old mortgage will be marked as paid off on your credit report, which can be beneficial to your credit history in the long run.
What are some reasons I might not qualify for a mortgage refinance?
If your credit score has significantly dropped since you took out your original mortgage, you may not qualify for a favorable interest rate, making refinancing less beneficial. Additionally, if your debt-to-income ratio is too high, you may not qualify. Lastly, if you do not have sufficient equity in your home (usually at least 20%), you may not qualify for certain types of refinancing.
Can I refinance my mortgage with bad credit?
While it may be more difficult to refinance your mortgage with bad credit, it’s not impossible. Some lenders specialize in loans for individuals with poor credit, and government programs like the FHA refinance loans may have lower credit score requirements. However, be aware that you will likely be offered higher interest rates.
How much does it cost to refinance a mortgage?
The cost of refinancing a mortgage typically includes an origination fee, an application fee, an appraisal fee, and closing costs, among other potential costs. This can usually amount to between 2% and 6% of the loan amount. However, in some cases, you may be able to roll these costs into your loan to reduce your out-of-pocket expenses at closing.
Can I refinance my mortgage more than once?
Yes, you can refinance your mortgage more than once. However, it’s important to consider the costs of refinancing, such as closing costs and possible prepayment penalties, and weigh them against the benefits you expect to receive. You’ll want to make sure that refinancing makes financial sense each time.
What’s the difference between a cash-out refinance and a rate-and-term refinance?
In a cash-out refinance, you take out a new mortgage for more than what you currently owe, and then receive the difference in cash. This can be useful if you need to cover large expenses or consolidate higher-interest debt.
A rate-and-term refinance, on the other hand, changes the interest rate, the term length, or both of your existing mortgage, but you don’t receive any cash. This is typically done to lower monthly payments or to pay off the loan faster.
When should I consider a fixed-rate mortgage over an adjustable-rate mortgage?
A fixed-rate mortgage may be a better option if you plan to stay in your home for a long period of time and want predictable, stable monthly payments. On the other hand, an adjustable-rate mortgage (ARM) may initially offer a lower interest rate, but it can fluctuate over time. An ARM could be a suitable option if you plan to sell or refinance your home before the interest rate starts adjusting.
Imagine a life where your monthly paycheck isn’t eaten up by debt payments, where your financial choices aren’t driven by outstanding balances on credit accounts, and unexpected expenses don’t plunge you deeper into debt.
This is the essence of a debt-free life. Living debt free means you owe no money to any person or institution. It’s a state of financial freedom that many dream of, yet few achieve.
But like any significant life choice, it’s not without its pros and cons. The aim of this article is to dive deeper into the advantages and drawbacks of leading a debt-free life. Whether you’re buried under credit card debt or still paying off student loans, understanding the impacts of a debt-free lifestyle can help you set goals and envision a future of financial freedom.
Even if you’re simply looking to improve your personal finance habits, this knowledge can empower you to make informed decisions about your financial future. Let’s unravel the truth behind the debt-free life, its challenges, and rewards.
What does it mean to live a debt-free life?
Living a debt-free life can mean different things to different people, but in the broadest sense, it means having no outstanding debts to your name. This means zero credit card debt, no car loans, and no mortgage.
It’s a financial state where your income is entirely yours, unburdened by any obligations to lenders. But it’s crucial to note that not all debt is bad. Some forms of debt, like low interest debt such as a mortgage, can actually work to improve your financial situation over time.
The Path to Debt-Free Living
So, how do you achieve this seemingly elusive state of debt free living? The first step involves knowing exactly how much debt you have. It’s not enough to know your minimum payments or even your monthly payment, you need a full understanding of your entire debt landscape.
This process involves pulling together data from all your credit accounts, from credit cards to personal loans, and noting the interest rates and balances. If your debt consists of high-interest debt like credit cards, consider strategies like debt consolidation to lower the interest charges and make repayment manageable. You can also consider using the debt snowball or debt avalanche method to pay down your debt over time.
Once you know how much debt you have, the next step is creating a monthly budget. Your budget should include your income, living expenses, debt payments, and any discretionary spending. Budgeting is a vital tool in the journey to financial freedom, allowing you to see where your money is going and where you can start saving money.
As you pay down debt, you’ll also want to focus on building an emergency fund. This is money set aside to cover unexpected expenses when they arise, like car repairs or medical bills. Having an emergency fund helps ensure that these unexpected expenses don’t push you further into debt.
Pros of Living a Debt-Free Life
Living a debt-free life has several notable benefits.
Financial Stability
Being debt-free can contribute to a greater sense of financial stability. Without debt payments to worry about, you can put more money towards savings or investments. You won’t be worried about covering minimum payments or juggling high interest debt.
Financial Flexibility
A debt-free lifestyle also provides financial flexibility. When you don’t owe money to creditors, you have more freedom to make financial decisions based on your needs and wants, not on your obligations.
Improved Credit Score
Less debt usually leads to a better credit score, especially if you have a history of timely payments. Credit bureaus take note of how much of your available credit you’re using, and lower utilization generally leads to a higher score.
Sense of Accomplishment and Personal Growth
The journey to become debt-free isn’t easy, but it can be incredibly rewarding. The discipline and determination required to pay off your debts can lead to personal growth and a significant sense of accomplishment.
Cons of Living a Debt-Free Life
While the benefits of living debt-free are substantial, there are also some downsides to consider.
Lost Opportunities for Leveraging Debt
While it’s true that being in debt can be stressful, not all debt is bad. Certain types of low interest debt can work in your favor. For example, taking out a mortgage to buy a home or borrowing money to start a business can be considered good debt, as these investments often increase in value over time.
Potential for Reduced Credit Score
While it may seem counterintuitive, having no debt can actually hurt your credit score in some cases. Credit scoring models like to see some level of debt management, so a history of well-managed debt can be beneficial. If you have no debt – and have never had debt – you’ll have no credit history. This can make it harder to rent an apartment or even get good car insurance rates.
Risk of Overly Conservative Financial Practices
Living a debt free life can sometimes result in overly conservative financial practices. Avoiding all debt means you might miss out on investment or business opportunities that require upfront capital.
Debt-Free Living vs. Debt Leveraging
Both debt-free living and leveraging debt as a financial tool have their merits. It’s all about understanding your financial goals and your tolerance for risk. If the thought of any debt causes stress, then the path to a debt-free lifestyle is likely right for you. B
ut if you’re comfortable with some level of risk, and understand the potential for greater returns, then responsibly leveraging debt could be a viable strategy.
5 Tips to Achieve and Maintain a Debt-Free Life
If you decide a debt-free lifestyle aligns with your financial goals, your next step is to develop a detailed strategy to get there. Here’s a closer look at some of the key elements of a plan to achieve and maintain a life free from debt:
1. Create a Realistic Budget
One of the cornerstones of any successful financial plan is a realistic budget. This outlines not only your living expenses, but also your debt payments, savings, and discretionary spending. A budget gives you a clear snapshot of exactly where your money goes each month, enabling you to make informed decisions about your spending.
The first step in creating a budget is understanding your monthly expenses. This includes everything from rent or mortgage payments, utility bills, groceries, and transportation costs to smaller expenses like subscriptions, leisure activities, and dining out.
The second part of your budget will be dedicated to any debt payments you have. This could be credit card debt, personal loans, or car payment. Your goal should be to manage these payments while striving to save money and pay down your debt more quickly.
2. Build an Emergency Fund
Life is full of surprises, and not all of them are pleasant. That’s why an emergency fund is a critical component of any personal finance strategy. An emergency fund is money you’ve set aside to cover any unexpected expenses that might arise, such as car repairs, medical bills, or job loss.
By having this safety net in place, you avoid the need to borrow money in an emergency. How much you need to save will depend on your individual circumstances, but a good rule of thumb is to aim for three to six months’ worth of living expenses.
3. Increase Your Income
Sometimes, cutting expenses isn’t enough to move the needle towards your goal of living a debt-free life. You may need to increase your income to make significant progress.
There are numerous ways to bring in extra money. You could seek a higher-paying job, take on freelance work or start a side hustle, or invest in opportunities that yield a return. The key is to use this additional income wisely, funneling it towards your debt payments or savings.
4. Keep Your Credit Utilization Low
Your credit utilization rate, the ratio of your outstanding credit card balances to your credit limits, can significantly impact your credit score. A lower credit utilization rate (generally below 30%) can lead to a higher credit score.
This is beneficial because a higher credit score can make it easier to secure low-interest loans in the future, should you need to borrow. Maintaining low balances on your credit cards, or paying them off in full each month, can help keep your credit utilization rate low.
5. Be Mindful About Taking On New Debt
Finally, as you work towards your debt-free goals, it’s important to be mindful about taking on new debt. While not all debt is bad, taking on debt should not be done lightly. Before borrowing, take the time to thoroughly consider the potential implications.
Ask yourself if the debt is necessary, and whether it aligns with your financial goals. For example, a mortgage to purchase a home or a loan to start a business could be considered “good” debt, as these are likely to increase your net worth over time. However, high interest debt from credit cards or personal loans for unnecessary purchases can hinder your financial progress.
Remember, achieving and maintaining a debt-free life is a journey, not a destination. It requires discipline, planning, and a commitment to your financial goals. But with these strategies in hand, you’ll be well-equipped to navigate your way to financial freedom.
Conclusion
Living a debt-free life can bring numerous benefits, including financial stability, increased flexibility, and a significant sense of accomplishment. But it’s important to remember that not all debt is detrimental, and in some cases, you can leverage debt to reach your financial goals more quickly.
Ultimately, the decision to live debt free or to leverage debt should align with your individual financial situation and long-term goals. By keeping these considerations in mind, you can embrace debt free living in a way that suits your lifestyle and helps you achieve your financial goals.
Remember, personal finance isn’t about following a one-size-fits-all approach. It’s about understanding your financial needs, your tolerance for risk, and your aspirations. Only then can you chart a path that leads to your version of financial freedom, whether that means zero debt, well-managed debt, or somewhere in between.
There is a sinking feeling in your gut that comes with credit card debt, especially when it starts to feel unmanageable. While negotiating a credit card settlement might not sound like a fun solution, there are scenarios when it may make sense. Let’s dive in.
The Difference Between Secured and Unsecured Debt
First, let’s talk about the type of debt a credit card typically is. When a credit card company issues a credit card, it’s taking a big chance on getting its money back, plus interest. It’s more than likely that the credit card you have is considered “unsecured.”
All that means is that it isn’t connected to any of your assets that a credit card company can seize in the event that you default on your payments. Essentially, the credit card company is taking your word for it that you are going to come through with the monthly payments.
Secured debt works a bit differently. They’re backed by an asset, like your car or home. If you default on a secured debt, your lender could seize the asset and sell it to pay off your debt. Mortgages and auto loans are two common types of secured debt. 💡 Quick Tip: With lower fixed interest rates on loans of $5K to $100K, a SoFi personal loan for credit card debt can substantially decrease your monthly bills.
Credit Card Debt Negotiation Steps
The process of negotiating credit card debt usually begins when you have multiple late or skipped payments — not just one. A good first step is to find out exactly how much you owe, and then research the different options that may be available to you. Examples include a payment plan, an increase in loan terms or lowered interest rates.
Once you have that information, you’re ready to negotiate. You can start by calling your credit card company and asking for the debt settlement department. Or, you can send a note by email or regular mail.
You may have to go through a number of customer service reps and managers before striking a deal, but taking the initiative can show creditors that you are handling the situation honestly and doing what you need to do.
When you do reach an agreement, be sure to get the agreed-upon terms in writing.
Types of Credit Card Debt Settlements
Lump Sum Settlement
This type of agreement is perhaps the most obvious option. Essentially, it involves paying cash and instantly getting out of credit card debt. With a lump sum settlement, you pay an agreed-upon amount, and then get forgiveness for the rest of the debt you owe.
There is no guarantee as to what lump sum the credit card company might go for, but being open and upfront about your situation could help your cause.
Workout Agreement
This type of debt settlement offers a degree of flexibility. You may be able negotiate a lower interest rate or waive interest for a certain period of time. Or, you can talk to your credit card issuer about reducing your minimum payment or waiving late fees.
Hardship Agreement
Also known as a forbearance program, this type of agreement could be a good option to pursue if your financial issues are temporary, such as the loss of a job.
Different options are usually offered in a hardship agreement. Examples include lowering interest rate, removing late fees, reducing minimum payment, or even skipping a few payments.
Why a Credit Card Settlement May Not Be Your Best Option
Watching your credit card balance grow each month can be scary. Depending on your circumstances, a settlement may be the best solution for you.
However, it’s not without its drawbacks. For starters, a settlement may result in your credit card privileges being cut off and your account frozen until a settlement agreement is reached between you and the credit card company.
Your credit score could take a hit, too. This is because your debt obligations are reported to the credit bureaus on a monthly basis. If you aren’t making your payments in full, this will be noted by the credit bureaus.
That said, by negotiating a credit card settlement, you may be able to avoid bankruptcy and give the credit card company a chance to recoup some of its losses. This could stand in your favor when it comes to rebuilding your credit and getting solvent again.
Solutions Beyond Credit Card Debt Settlements
Personal Loan
Consolidating all of your high-interest credit cards into one low-interest unsecured personal loan with a fixed monthly payment can help you get on a path to pay off the credit card debt. Keep in mind that getting a personal loan still means managing monthly debt payments. It requires the borrower to diligently pay off the loan without missing payments on a set schedule, with a firm end date.
For this reason, a personal loan is known as closed-end credit. A credit card, on the other hand, is considered open-end credit, because it allows you to continue to charge debt (up to the credit limit) on a rolling basis, with no payoff date to work towards. 💡 Quick Tip: Before choosing a personal loan, ask about the lender’s fees: origination, prepayment, late fees, etc. SoFi personal loans come with no-fee options, and no surprises.
Transferring Balances
Essentially, a balance transfer is paying one credit card off with another. Most credit cards won’t let you use another card to make your payments, especially if it’s from the same lender. If your credit is in good shape, you can apply for a balance transfer credit card to pay down debt without high interest charges.
Many balance transfer credit cards offer an introductory 0% APR, but keep in mind that a sweet deal like that usually only lasts about six to 18 months. After that introductory rate expires, the interest rate can jump back to a scary level — and other terms, conditions, and balance transfer fees may also apply.
Credit Consumer Counseling Services
Credit consumer counseling services often take a more holistic approach to debt management. You’ll work with a trained credit counselor to develop a plan to manage your debt. Typically, the counselor doesn’t negotiate a reduction in debts owed. However, they may be able to have your loan terms increased or interest rates lowered, which would lower your monthly payments.
A credit counselor can also help you create a budget, offer guidance on your money and debts, provide workshops or educational materials, and more.
Many credit counseling agencies are nonprofit and offer counseling services for free or at a low cost. You can search this list of nonprofit agencies that have been certified by the Justice Department.
The Takeaway
When credit card debt starts to become unmanageable, negotiating a credit card debt settlement may be an option to consider. There are different types of settlement options to consider. Understanding what’s available to you — and what makes sense for your financial situation and needs — can help you make an informed decision. If a settlement isn’t right for you, there are other solutions, such as a personal loan or credit counseling services, that may be a better fit.
Think twice before turning to high-interest credit cards. Consider a SoFi personal loan instead. SoFi offers competitive fixed rates and same-day funding. Checking your rate takes just a minute.
SoFi’s Personal Loan was named NerdWallet’s 2023 winner for Best Online Personal Loan overall.
SoFi Loan Products SoFi loans are originated by SoFi Bank, N.A., NMLS #696891 (Member FDIC). For additional product-specific legal and licensing information, see SoFi.com/legal. Equal Housing Lender.
Non affiliation: SoFi isn’t affiliated with any of the companies highlighted in this article.
External Websites: The information and analysis provided through hyperlinks to third-party websites, while believed to be accurate, cannot be guaranteed by SoFi. Links are provided for informational purposes and should not be viewed as an endorsement.
Financial Tips & Strategies: The tips provided on this website are of a general nature and do not take into account your specific objectives, financial situation, and needs. You should always consider their appropriateness given your own circumstances.
Home equity is one of the main benefits of owning a home. Renting puts money into a landlord’s pocket, but owning a home helps you increase the value of your investment over time. When you do build home equity, it opens up cash-out options that can be used for home improvements, education expenses, paying off debt or other projects.
How can you tap into this valuable equity and turn it into cash? Typically you can access equity through a second mortgage, such as a home equity line of credit (HELOC) or a one-time home equity loan, or by using an alternative option like a cash-out refinance.
Let’s take a look at what a HELOC is, how it works and how it differs from other products that allow you to take advantage of the equity you’ve built in your home, like a home equity loan or cash-out refinancing.
What Is a Home Equity Line of Credit (HELOC)?
A home equity line of credit allows you to take out funds based on your home equity and pay it back with a variable interest rate. You can think about it as a credit card: Homeowners have access to a credit line that they can take from and pay back while using their home equity as collateral if they’re unable to make payments. Essentially, HELOCs enable homeowners to borrow against their own home equity.
Generally speaking, HELOCs have lower interest rates compared to similar options, like home equity loans or personal loans. That said, because HELOCs use variable rates, the interest rate will change based on certain benchmark rates and the current market. This, along with the amount of money you’ve spent using the line of credit, will determine your payments.
Although Pennymac does not currently offer HELOCs, we are available to answer any questions you have about how they work or what your other options are. Don’t hesitate to get professional advice. Contact a Pennymac Loan Expert to determine just what you should be doing with your home equity.
How to Qualify for a HELOC
To qualify for a HELOC, you will need a sufficient amount of equity in your home, a good credit score and low debt-to-income (DTI) ratio. Here are some tips to help you start the HELOC process and increase your qualification chances.
Start Building Home Equity
Since you usually need at least 15-20% home equity to qualify for a home equity line of credit, start prioritizing increasing the value of your home. You can build your equity by making slightly larger payments on your principal balance for your current mortgage. You can also consider refinancing your existing mortgage into a shorter-term mortgage.
Know Your Credit Score and History
Your credit score affects your eligibility for a HELOC, similar to when you were a first-time homebuyer applying for a mortgage. Most lenders require a credit score between 580 and 620, although that is ultimately dependent on the type of loan you choose and other qualifying factors.
Decide Why You Need the Funds
You don’t want to be casual with your HELOC spending, so be specific and intentional with borrowing by having a plan in place. While you may use a HELOC to have flexible on-hand funds, that doesn’t mean you should be careless. Set boundaries from the beginning on what you can and can’t spend these funds on, how often you want to make payments, etc.
People often use a HELOC to pay for home renovations, debt consolidation, education and special events, like weddings.
Do Your Research
Talk to multiple lenders, compare rates and benefits and read reviews. Look for a credible lender who is upfront about fees, timelines and other expectations. When deciding who to work with, it’s important to carefully evaluate the HELOC’s fees and terms and the lender’s reputation.
You’ll also want to know the following:
The length of the draw period, i.e., how long you’ll be able to access the funds
The period of time you’ll have to pay the remaining balance after the draw period ends. Sometimes terms can be 15 years and you may have a steep payment.
Is the interest rate fixed once you can no longer access the credit line
Understand Typical Contracts and Look for Fees
Understand the terms of your HELOC agreement. Are there prepayment penalties that prevent you from paying off more of your credit during the draw period? Is there a minimum amount you have to take out, and does it make sense to take out that much with your financial goals? Are there annual fees? What about application fees? Make sure you know the overall cost before signing a contract.
Know Your Debt-to-Income Ratio (DTI)
The debt-to-income ratio is the percentage of your monthly income that goes toward your current debt. Keep in mind that you can only have so much debt before lenders no longer consider you eligible. Paying off debt is a good way to show lenders that you know how to manage your money. Having too much debt, especially compared to your income, will indicate to lenders that you can’t sustain a line of credit with interest. Lenders typically look for your DTI ratio to be less than 43-47%. Reach out to a licensed loan officer who can help you figure out where you stand.
What Can You Use a HELOC For?
Essentially, homeowners can use a HELOC for whatever they need to, though it’s not wise to use these funds for nonessentials or day-to-day expenses. HELOC funds are best used for the following:
Home improvement. Home improvement is one of the best uses of HELOC funds. From renovations to additions, projects that increase the value of your home also help contribute to your home equity. Plus, there are potential tax deductions for certain home improvement projects.
Emergency funds. If you find yourself without a job or facing other emergencies, HELOCs are a good source of revolving funds that can be carefully managed, even in the draw period. Because interest doesn’t accrue on unused funds, you can use and pay off only what you need.
Debt consolidation. Though you should be careful not to generate more unnecessary debt, you can use a home equity line of credit to consolidate current credit card debt. Instead of dealing with high-cost credit card loans, you switch to a low-cost line of credit.
Medical bills. Medical bills can add up quickly, especially for unexpected or ongoing health concerns. People often take advantage of the low cost and low interest rates of HELOCs for these types of health expenses.
Education costs. Some people also use a home equity line of credit to pay off student loans or pay for tuition, especially because HELOC interest rates can be lower than student loan interest rates.
How Much Can You Borrow?
Even if you have substantial home equity, most lenders only allow you to take out some of what your home equity is worth.
Typically, you can use up to 85% of your home equity value, though it could be less depending on your financial history and other personal qualifications. Factors that influence your overall eligibility, how much you can borrow and the interest rate you may qualify for include:
Credit score and credit history
Current debt
How much home equity you have
Reliable income
Payment history
How to Pay Back a HELOC
A home equity line of credit is paid back with interest on whatever you take out of your revolving funds. However, HELOCs have a unique two-phase repayment method. These two phases are the draw and repayment periods, though the names can be misleading since you will make payments during both periods.
Phase 1: The Draw Period
The first phase is the draw period. This is when the credit line is open and your funds are available to use.
During the draw period, you can borrow funds as needed and only have to make minimum payments, or sometimes even interest-only payments for what you have borrowed. However, funds aren’t limitless; they’re revolving. If you hit the limit of available funds, you’ll need to pay back some of the money before you can continue borrowing.
The draw period is usually between 5 and 15 years. Some borrowers, like investors, commonly take out the maximum amount of funds and pay it off several times over. More commonly for homeowners, HELOCs can just be paid in minimum payments. Any other payments made on the principal loan during this time will lessen the amount you have to pay back during the repayment period.
Phase 2: The Repayment Period
Once your draw period is over, the repayment period begins when you must make recurring monthly payments. You also can’t take anything more, as access to the home equity line is closed. Payments will vary depending on whether or not you paid any interest during the draw period and how long each period is. Since most HELOC loans use variable interest rates, how the rate changes also affects payments.
Minimum payments may become significantly larger if you choose interest-only payments, so even if you have an interest-only payment option during the draw period, consider both the current and future financial consequences. These two periods aren’t necessarily split evenly, either; a 30-year HELOC loan is common, with a 10-year draw period and a 20-year repayment period.
It’s important to know when your draw period ends and when your repayment period begins so you can properly prepare. If you aren’t prepared to adjust financially, it’s tempting (or necessary) to open other lines of credit to pay what you owe on the HELOC, which can bury you in debt. It’s also possible to refinance if you aren’t ready to or don’t want to enter the repayment period when it arrives.
Pros and Cons of a Home Equity Line of Credit
HELOCs are a great way to put the money sitting in your home to work, but there are both pros and cons that homeowners should be aware of. Not every scenario calls for a HELOC loan, so consider the following benefits and drawbacks.
Advantages of a HELOC
Lower upfront costs. Compared to home equity loans, HELOCs tend to have lower upfront costs, which may help a homeowner decide what type of cash-out option they prefer.
Low or no closing costs. There are typically no closing costs for HELOCs. If there are closing costs, they are very low.
Lower interest rates. Traditional credit cards tend to have higher interest rate fees, but HELOCs generally offer lower interest rates. This makes consolidating debt a bit easier.
Interest is charged sparingly. Interest accrues only on funds that you actually use. You may have $200,000 available, but if you’ve only used $20,000, interest is applied just to that 10% utilized.
Flexibility. Because you don’t have to pay interest on more than what you’ve taken out, homeowners have much more flexibility and opportunity with their spending. You’ll have affordable funding options if something unexpected pops up or a project costs more than anticipated. You can use it for what you need, even for education.
Tax deductions. In some instances, the government allows homeowners with HELOCs a tax deduction for interest payments. Please consult your tax advisor regarding the tax benefits of HELOCs.
Disadvantages of a HELOC
Minimum draws. Some lenders require you to use a certain amount of the equity funds for their own benefit. Even if you end up not needing the minimum, you still have to take out and pay back (with interest) that money. Most lenders also charge an inactivity fee if the account isn’t being used.
Upfront costs. Though lower cost than other loans, HELOCs may still require application fees, home appraisal costs and other procedures. Consider the upfront expenses and determine if they’re worth the funds you would have access to.
Variable interest rates. Variable rates can go up and down depending on the market and federal lending rate, which can affect your monthly HELOC payments. When they are low, it’s great for borrowers, but high-interest rates can take a toll.
Fees. Without properly vetting a lender, you may find yourself stuck with unexpected or overwhelming fees such as cancellation fees, application fees, annual fees and prepayment penalties.
Potential credit damage. If you are unable to make payments, as with any loan, your credit score will take a hit.
Risking your home. Remember, your home is the collateral. If a homeowner mismanages their funds, misses payments and ultimately defaults when the repayment period rolls around, they could lose their home.
Attraction to nonessentials. Having large amounts of available funds can be freeing, but some homeowners struggle to use their funds only for essential or intentional spending, which can lead to greater debt that’s harder to pay off. HELOCs are not meant for day-to-day expenses like a regular credit card.
The Difference Between a Home Equity Loan and Line of Credit
HELOCs and home equity loans are similar in that they are both loans that use the value of your house as collateral and tend to have lower interest rates. However, there are some key differences.
What Is a Home Equity Loan?
A home equity loan is a form of consumer debt that allows you to borrow money against your home’s equity. The loan is paid separately in addition to your first mortgage which is why a home equity loan is often called a “second mortgage.” The following are some of the main differences between a home equity loan and a HELOC.
Lump sum payment. Home equity loans aren’t a revolving source of funds like HELOCs are. Instead, homeowners still use their home equity funds, but are given the money as a one-time lump sum.
Fixed interest rate. Unlike a home equity line of credit, home equity loans usually come with fixed interest rates. A fixed interest rate also means a fixed payment — you’ll know exactly what you are going to pay every month regardless of what’s going on in the market.
Prepaid interest costs and closing costs. With a home equity loan, you may have prepaid interest costs that you’ll have to sometimes pay at closing time. You also usually have to pay 2-5% of the loan amount in closing costs, whereas a home equity line of credit doesn’t often have closing costs.
Home equity loans are often used when borrowers need a big sum of cash for a one-time expense. If you need more flexibility, a HELOC loan lets you acquire funds as needed. If you know exactly what you need the money for and prefer fixed payments, a home equity loan is probably best.
HELOC Alternative: Cash-Out Refinancing
HELOCs are flexible and offer a lot of freedom, but they aren’t for everyone. If homeowners don’t want to take out a second mortgage, there are other options like cash-out refinancing.
What Is Cash-Out Refinancing?
A cash-out refinance is a new “first” mortgage that replaces your original mortgage with a new one through refinancing. Unlike the original, a cash-out refinance allows homeowners to borrow cash that they can use as needed. The new mortgage loan will be higher than the old one, and the difference between the loan amounts is distributed directly to the homeowner.
Cash-out refinancing allows you to maintain just one mortgage rather than two while still getting the immediate cash you need. These also offer fixed rates, which some people prefer for consistency.
How do you decide between a cash-out refinance and a HELOC? Determine whether you’d like to replace your current mortgage to get the cash you want (cash-out refinance) or add a second mortgage to get that cash (HELOC). For help understanding which could be the best fit for your needs, talk to a Pennymac loan expert.
HELOC Rates
Most often, the interest rate on a HELOC is variable. Variable rates come with pros and cons, and they are largely dependent on the current market and economy. Your eligibility will also affect the kind of rate you qualify for. Rates usually start lower at the beginning of the loan, or in this case, at the beginning of the draw period.
However, the rates will change based on benchmark interest rates, which can lower or raise your payments in both HELOC phases. Still, many lenders offer caps so that your interest rate won’t exceed a certain percentage. This is especially important to look for in a contract and consider as you’re trying to decide on a lender or on applying for a HELOC.
Also consider that HELOCs are a type of second mortgage, and generally speaking, rates for second mortgages are higher because the lender is taking on more risk.
HELOC FAQs
Here are some of the common questions many homeowners have regarding home equity lines of credit.
How Does Home Equity Work?
Many people want their home equity to work for them instead of being stagnant. That’s why HELOCs, home equity loans and cash-out refinance options exist. Homeowners should understand that though home equity refinancing can be helpful, you’re putting your home at risk if you aren’t properly prepared for the payments. Done correctly, though, home equity can be a great alternative source of funds and debt management.
How Can You Use Your Home Equity?
You can use your home equity loan for all sorts of reasons, as long as the lender hasn’t set certain limitations. Some lenders do limit what the line of credit can be used for, so it’s always best to discuss such limitations with lenders before signing anything. Also remember that funds shouldn’t be used for nonessentials or like a traditional credit card. Most often, people use HELOC loans to add value to their home through home improvement, to pay off extensive bills or expenses or to consolidate their current debt to get a better rate and lower costs.
Can You Pay Off a HELOC Early?
As long as the lender sets no prepayment penalties, you should be able to pay off a HELOC early, even in the draw period. The more you pay off during the draw period, the less you’ll have to spend during repayment. If, for example, the variable interest rate is relatively low during the draw period, you could pay the interest plus a little extra on the principal balance. Again, some lenders will penalize you for paying more than the required minimums, so learn about the lender’s prepayment policies.
How Long Does the Closing Process Take for a HELOC?
Closing a home equity line of credit usually takes 1-2 weeks. However, it can take up to 4 weeks to get everything settled, and even after that, you may have to wait several days or weeks before accessing the available funds. It all depends on the appraisal process, documentation timeline and the lender’s underwriting process.
What’s the Difference Between a HELOC and a Home Improvement Loan?
The main difference between a HELOC and a home improvement loan is how you receive the funds. HELOCs allow borrowers to take out smaller amounts of money depending on how home projects change and evolve. Home improvement loans are also limited to specific home projects, whereas HELOCs can be used outside the home for any purpose.
Is a HELOC Right for You?
A home equity line of credit can be a great solution for established homeowners who need more flexible spending options. If funds are used carefully, for the right reasons and through a reliable lender, borrowing against your home equity is a viable option for many.
However, a home equity loan may be a better option if you could benefit from a lump sum of immediate funds and prefer fixed interest rates and predictable monthly payments. To learn more about turning your home equity into cash in hand, speak with a Pennymac loan expert today.