Buying your first Austin home is a personal decision that you should make independent of what the market may or may not be doing.
Time means nothing. You can’t predict what will happen to home prices in your neighborhood in the next few months, let alone the next few years. But if you’re looking to make the long-term commitment of home ownership, it helps to approach the decision like you would any business decision. You don’t want to buy on emotion, or because everyone else is doing it. This is the biggest financial move a young person may ever make. You should make the investment because it makes sense for your finances. You buy when you’re ready.
So how, exactly, do you know when your finances are ready? We provide a checklist of 6 things first-time Austin area home buyers should have squared away before they consider a purchase — no matter where analysts say home prices are heading.
You are ready to buy when …
No. 1: You have a budget — and you know how to use it . Owning your own place comes with a slew of new expenses, so good money-management skills are a must-have. If you don’t have a household budget right now, start one. You need to know where you are financially — where your money is coming from and where it goes every month — to know exactly how much you can afford to spend on a new home.
Once you have your current finances sorted out, draw up a mock budget for home ownership. Find out how much homes cost in your area and how much your mortgage payment will run. Then, factor in higher utility bills, homeowners insurance, property taxes, homeowners association fees, and maintenance and upkeep costs, as well as higher commuting costs if you’re considering a neighborhood farther from work. If you simply cannot afford the increased expenses that come with a house, it’s never a good time to buy — no matter what’s happening in the Austin real-estate market.
No. 2: You have a sizable down payment — 95% of the time, a down payment of around 10% is required to purchase an Owner Financed property. The amount of down payment required varies from home to home, but if you have the 10% down or close to it, you’re most likely right where you need to be to purchase a home with Owner Financing.
Traditionally, to get your foot in the door with conventional financing, you’ll need a down payment worth 20% of the home price. That means for a $250,000 home, you’ll need $50,000 upfront. Sure, there are ways to get around that steep requirement with zero- or low-down loans, but those options will cost you. You may have to pay extra for private mortgage insurance or take out a piggyback loan with a much higher interest rate. With the slowing housing market, having that 20% down payment becomes even more important because you’ll start off with some equity in case you have to move earlier than expected. In the early years, you aren’t building any equity with the mortgage payment. If the market changes or your personal circumstances change and you’re forced to sell, you could lose money if you made little or no down payment. The equity in your home can also give you an extra source of cash in an emergency.
No. 3: You have a reliable source of income — Buying an Austin home is a long-term financial commitment, so you’ll need consistent cash flow to cover those monthly payments — not to mention the little extra expenses that come with homeo wnership. If you’re in school, plan to go back to school, have a less-than-reliable job or plan to start a family, you need to take a good look at your future cash-flow abilities. Will you be able to make your mortgage payment six months from now? How about six years from now?
No. 4: You have an emergency savings fund — If you have enough cash on hand to cover three to six months of your living expenses, you’re one step closer to being prepared for home ownership. Just in case something happens to disrupt your steady income — say a serious illness, unexpected layoff or even a natural disaster that prevents you from working — you want to make sure you can still afford to make your mortgage payments until you can get out of your rough patch.
No. 5: You can make a long-term commitment — Are you ready to stay put for at least three to five years? Typically, that’s how long you’ll have to keep the house in order to recoup your buying and selling costs. If you sell before then, you may lose money on the deal. And if you do turn a profit, you’ll have to pay capital gains taxes if you lived in the house less than two years. The length of your stay becomes even more important now that home appreciation has slowed from its previous pace. If you don’t think you’d stay put for that long, you may be better off renting.
No. 6: You are prepared to become your own landlord — Even if you can afford home ownership, don’t buy simply because you can. You need to make sure you’re ready to live the lifestyle. Owning a place comes with a fair share of new responsibilities and costs — not the least of which is becoming your own landlord. When you rent an apartment, you simply call the landlord if something breaks. With your own home, if it’s broke, you fix it — or you’ll have to pay someone else to fix it. You’re also responsible for upkeep, including yard work and shoveling snow (unless, of course, you buy a condo without a yard). Will you have the time, energy or desire to maintain the property? How about the money for all those little extras, such as buying your own lawn mower and hiring the occasional plumber?