Buying your first home

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Vic

Elite Member
Jun 12, 2001
50,415
14,307
136
Originally posted by: TreyRandom
I put 0% down on a VA loan - no PMI, thankfully.
VA loans never have mortgage insurance. Instead, the borrowers pay a "funding fee" of 2% of the base loan amount upfront, which is financed into the loan.

Originally posted by: KK
Isn't it required by law that after the loan to house value drops below 78 percent that they take off the pmi?
Yes. Unless it's FHA MIP.
 

TreyRandom

Diamond Member
Jun 29, 2001
3,346
0
76
Originally posted by: Vic
Originally posted by: TreyRandom
I put 0% down on a VA loan - no PMI, thankfully.
VA loans never have mortgage insurance. Instead, the borrowers pay a "funding fee" of 2% of the base loan amount upfront, which is financed into the loan.

Well, sorta. Yes, there's never any PMI, but they've changed the rates a bit, and they're based on how much you put down, whether it's your first or subsequent time you've used them, and whether you're a reservist or regular military.

For regular military:
0-5% down: 2.15% first time, 3.3% subsequent use
5-10% down: 1.5% first time, 1.5% subsequent use
10%+ down: 1.25% first time, 1.25% subsequent use

Reserves/National Guard rates are slightly higher.

link to VA funding fee tables
 

hellman69

Member
Feb 15, 2003
180
0
71
Originally posted by: dullard
1) Stop buying the new things. Why would you want a wonderful new $3000 bedroom set that doesn't look good in your new house? Wait for the house and then buy stuff that looks good in a house (not stuff that looks good in an apartment).

This is important. I've been in my new house for a little over a year. I have thrown out all the nice stuff I bought because it didn't fit with the house. If you want a house, don't buy expensive stuff for it until you have it.

Trevor
 
Sep 29, 2004
18,665
67
91
Put down 5% on my first home suing some special program here in CT.

Never have done anything under 20% since. I currently own about 50% of my current home. Not bad for a 31 year old

What you put down is your business. Do the math though.
 

Linux23

Lifer
Apr 9, 2000
11,303
671
126
Wouldn't it make sense to borrow the money for a down payment instead of throwing your money away on PMI? At least you could get a tax break if you get a loan.
 

grohl

Platinum Member
Jun 27, 2004
2,849
0
76
Put 20% down. Any less means PMI. I put down 10% with our first house and borrowed that from the inlaws. I paid it back and paid down the principal to 20% in the first 3 years, but the money that went to PMI (few thousand) I will never get back.

If you have 20%, put that much down.
 

Capt Caveman

Lifer
Jan 30, 2005
34,547
651
126
When I bought my first home, I put down 20% as I wanted to avoid PMI. I also slowly furnished my home room by room. Do not purchase stuff now. Save the money and buy furniture after you've bought the house as you'll be able to buy furniture that fits the house and your style(which always changes). It'll make moving into your new home a lot easier too.
 

NuclearNed

Raconteur
May 18, 2001
7,837
310
126
My first home I put 0% down on a 30 year loan. I had enough money to put 10%+ down, but I needed it for repairs that had to be made to the house. Within just a few years I had already refinanced it down to a 15 year loan.
 

PingSpike

Lifer
Feb 25, 2004
21,733
564
126
Originally posted by: nakedfrog
<blockquote>quote:
Originally posted by: fLum0x
True, although these are things we see in our living room/den of our first home. I know things change, but i would think it is nice to own some furniture so you don't have to buy the house and the furnishings all at once.

I have a co-worker that did this. He put little to zero down on the ~170k house and spent about 35k on furnishings for the house. All of this added up and I don't want to see all of that at once </blockquote>

It's been just about two years since I bought my house, and we just bought nice furniture for the living room. There's nothing that says you have to do it all at once.
And I definitely can't understand buying $35k of furniture to put in a $170k house... but then again, I like to live within my means, not make payments on things (other than house/car--and hopefully not ever a car again once this one is paid off), and don't care about impressing folks with my furniture.

Yeah, my house has hardly any furniture in it now. We did buy a nice TV stand though...the TV was on the floor previously.
 

lokiju

Lifer
May 29, 2003
18,536
5
0
You could go for 3% down loan and find a seller that'll cover that 3% in closing cost.

Thats what my wife and I are doing right now.

We got a decent 30 fixed rate and got the seller to cover the 3% plus additional closing cost.

EDIT: What state are you in? What do the homes you'd want go for? This would help determine what is the better option for you.
 

kranky

Elite Member
Oct 9, 1999
21,014
137
106
Well, things have changed drastically in the world of mortgages since this thread was started in 6 months ago, and there's a long way to go before things return to being relatively normal. It's impossible to say what the situation will be in 2-3 years, but if you want to make sure you have all avenues available to you, then save for a decent down payment. People with good credit and a 20% down payment will always be able to get an good mortgage rate and have many lenders to choose from.

If you build your plan on getting an 80/20 loan, or a loan with a tiny down payment, you may not have many lenders willing to work with you, and rates may not be very good if the credit situation remains tight.

 

dfnkt

Senior member
May 3, 2006
435
0
76
I have purchased two homes and had to go with 0% on both of them. I did not have the money to be putting down on the house so I had to do a 100% loan. The only really sucky part about a 100% loan is that you generally will have to pay a monthly fee known as PMI or Private Mortgage Insurance (until you pay 10 or 20% of the loan), on my current home it works out like this.

I have an escrow account so we pay insurance and taxes in the house payment, the taxes go into the escrow account and then the bank will pay the taxes at the end of the year. So for my $40,000 home (1200 SQ Feet) I pay around $285 in principle and interest, $60 in PMI (its a killer), and about $65 for taxes and insurance per month, comes out to around $400 a month. Try whatever you can to get a decent interest rate, I think they are going as low as 6% right now (maybe even 5.5), this will save you a lot of money over the course of 20 or 30 years. Also to save money, if you can afford it, set your payments up to be bi-weekly. Bi-weekly payments cause you to pay off a 30 year mortgage something like 5 years early because you are making an extra payment every year (52 weeks in a year / 2 = 26 payments) you will pay half of the monthly cost every two weeks.

Also please make sure that everything in the house is done the way you want it before you sign to purchase it, you might even see if they will pay for a home inspector to come in and look at the property, they will be able to tell you things that are not up to code or things that going to need repaired soon. If they won't pay for an inspector you might still look into getting one for yourself, it is better to pay a little bit now to get the home inspected that to find out in a year that the roof and plumbing need replaced. Also be aware of the plumbing using galvanized pipes, this will cause your house insurance to be more expensive each month (by a significant amount).
 

jandrews

Golden Member
Aug 3, 2007
1,313
0
0
Well first things first stop buying all that furniture and equipment. Let me relate a story to you. My current girlfriend started buying all kinds of crap because she thought she was going to move somewhere, utensils, furniture etc. Guess what? Something happened and now all that new furniture has just been sitting in her grandparents garage still in the plastic for 2 years now. Obviously your situation is different but buying stuff for a house you dont even own yet is putting the cart before the horse no matter how much fun it may be to go look at things.

Number 2, when are you getting married? I have a friend who was dating his girlfriend for over 5 years and he bought a house with her. Guess what? They broke up and she still owes him 20k he will never see and now he has a house payment on a single income. Definately something to consider.

Anyway, I live in the midwest as well (MN), nice people decent prices good luck.
 

JulesMaximus

No Lifer
Jul 3, 2003
74,472
867
126
First home we put 10% down. My wife and I had enough money to do that.

Our second and current home we put down 20%. Edit-I have a 30 year fixed loan at 5.31%.
 

dullard

Elite Member
May 21, 2001
25,214
3,632
126
Dfnkt, your post has some things that make me want to comment.

1) Using your numbers, $40k mortgage, $285 monthly payments, 30 years means you have a 7.69% interest rate. I wanted to point that out, since you talk about a 5.5% interest rate in your post. The average 30 year mortgage interest rate is 6.45%. The only way you could possibly get close to 5.5% interest now is with a very short term ARM (which is almost always a very stupid financial move). For example, a 1-year ARM is going at 5.84% for the first year, and probably around 8% for 29 years.

2) Using your numbers, you'd pay off 20% of the mortgage in 161 months. With PMI costs, that would be 161*$60 = $9660. You are paying $9660 simply because you couldn't save up $8000 measly dollars for the 20% downpayment! If you can't save up $8000, why do you think you can afford to pay $9660 for PMI?

3) You are correct that you can pay off a mortgage sooner with bi-weekly payments. But I do want to clarify two points. Point (1): two bi-weekly payments of half a monthly payment is NOT the same as one monthly payment. Remember, there will be many months where you have to pay three bi-weekly payments. Let me put that in numbers. Suppose your monthly payment is $400. Half of that amount is $200. Suppose you pay that every other Friday. In August 2007, you could pay it on Friday the 3rd, Friday the 17th, and Friday the 31st. So in August 2007, you paid 3*$200 = $600. Notice how this is far more than paying the standard $400 in August. Many people don't realize that they have to come up with three bi-weekly payments in many months and don't plan for it properly. It is those 3rd payments in those months that cause you to pay off the mortgage earlier. Point (2): Rather than pay someone to set up a bi-monthly plan for you, just have a standard monthly plan and pay an extra $200 whenever you can. You'd be far better off this way in most cases. You have more flexibility and you aren't charged fees for this feature as it is free with all monthly payment mortgages (most bi-weekly plans have additional fees).

4) If you bought that house in August 2007, and if you make a payment in August, you'd pay $1280 in interest this year. You'd also pay 5*$60 = $300 in PMI. Total tax deductable payments = $1580. Now lets look at your IRS income tax form. Standard deduction for a married couple = $10,300. Your probable itemized deductions: $1580 (plus whatever state taxes you paid which is probably only a couple grand). BZZT. You get no tax benefits this year because your itemized deductions are under $10,300. That is, unless you have massive medical bills or a massive other mortgage that brings your itemized deduction above $10,300. Small/cheap houses don't charge enough interest to get a tax deduction. And even if you did get a tax benefit, you ONLY get the benefits from the portion that is over $10,300. Sorry to break the news to you, but your house won't save you a penny on your taxes unless you have some really unusual conditions that you didn't post about.

The house mortgage deduction typically only helps people with a remaining mortgage balance of ~$100k to ~$1M. Thus, it is a tax deduction mainly for the upper middle class/lower wealthy class. It doesn't help the poor (no home), lower middle class (too cheap of a home), or the really wealthy (they just buy a home outright and don't borrow money for it).
 

MetalMat

Diamond Member
Jun 14, 2004
9,692
36
91
Originally posted by: weadjust
I got a first time home buyers grant. I got $3,500 to buy the house.

So -$3,500 was my down payment.

How did you get this?
 

dullard

Elite Member
May 21, 2001
25,214
3,632
126
Originally posted by: MetalMat
How did you get this?
Many lenders were willing to lend more money than the house is worth. Of course, you pay a pretty penny in interest for that "benefit".

I suspect with the mortgage industry in turmoil now, doing that now will be quite difficult or even impossible. Although, you might ask around to see if any bank/broker is still willing to do so. Vic here should know if those products are still available.
 

kranky

Elite Member
Oct 9, 1999
21,014
137
106
Originally posted by: dullard
4) If you bought that house in August 2007, and if you make a payment in August, you'd pay $1280 in interest this year. You'd also pay 5*$60 = $300 in PMI. Total tax deductable payments = $1580. Now lets look at your IRS income tax form. Standard deduction for a married couple = $10,300. Your probable itemized deductions: $1580 (plus whatever state taxes you paid which is probably only a couple grand). BZZT. You get no tax benefits this year because your itemized deductions are under $10,300. That is, unless you have massive medical bills or a massive other mortgage that brings your itemized deduction above $10,300. Small/cheap houses don't charge enough interest to get a tax deduction. And even if you did get a tax benefit, you ONLY get the benefits from the portion that is over $10,300. Sorry to break the news to you, but your house won't save you a penny on your taxes unless you have some really unusual conditions that you didn't post about.

Don't forget about charitable contributions.

 

dullard

Elite Member
May 21, 2001
25,214
3,632
126
Originally posted by: kranky
Don't forget about charitable contributions.
Yeah, there are some other items that can be deducted. I just don't see someone who can't afford a $8k downpayment, who is struggling with $60/month PMI, and who claims a low AGI will have sufficient other deductions to ever use the itemized deductions.

And even if he does stretch to make it to say $10,500 (via charity, medical bills, etc), he now gets a tax deduction of a whopping $10,500 - $10,300 = $200. In say a 15% tax bracket, that nets a savings of $30 on your taxes. Buying a house, planning on tax benefits, and getting a measly $30 is not going to make him happy. And that is even if he can make his deductions stretch to that amount.

I stupidly made the mistake of thinking mortgage interest is deductible on my first home (luckilly it didn't really matter to me). Which is why I like to drive home the point.
 
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