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Answers (16)
Best Answer
- David Cooper-Las Vegas, "LasVegasRents"
- Contributions:281
I would buy today. Since you have a prequal letter based on today's extremely low interest rates, you might not qualify if rates go up
David Cooper
David Cooper
- Dan, "the_country_hick"
- Contributions:4699
Computer science is tough. A friend of mine was in that program and had to downgrade his degree. I agree, that degree should be very desirable. That is far and above just being a programmer.
If you insist on buying (it sounds that way from your posts) I would wait until October or November to close (sign the papers to own) at the earliest. That way you can save more money and not hurt your 401k. Also, the selling season should be past and sellers could be a lot more likely to reduce their price. It also gives you a chance to see how you recover from the medical problems and surgery.
If you insist on buying "the perfect house" now you may find the medical problem gets in your financial way. They also may disappear with no problems at all. The point is to give it a little time to see what happens to you and what it does to your finances. Renting might be forced if the surgery took out your down payment money.
I would ask for the medical bill after the insurance company cuts it down before you do anything about replacement living quarters. You may end up owing $50 or $10,000. In a week or 3 when you see the doctor ask him what long term issues are expected if any. It probably is nothing more than a modified diet. It could be more. It could be this is a problem likely to recur again and again. It could be it was a one time problem never to return. Either way you need to know and plan accordingly.
"I can't legally move my kids out of the school district."
"I really need to get this done before school starts."
If you have a court order keeping you in the same school system then you have no reason to have to move before school starts from the kids perspective. If you move 6 weeks into the school year the kids will still be in the same school. I would ask the judge if it was possible to buy a house in a different school system as buying in THAT one is to hard financially for you. The judge might even agree.
As far as living there for 10 years it should not be to much of a loss. By 7 years or so amortization on a 30 year mortgage covers with equity built from your monthly mortgage payments the realtor costs. If house prices dive you could lose some money. If they remain the same or increase with inflation you could make some money. But if you rent instead you would also be out some money.
Perhaps the blogs below can be of help.
This says to look at your numbers and figure out which is best.
"Does it make more sense to buy, or to rent? Here is the way to find out for sure."
This gives some not so obvious reasons why renting could be better than buying for some people at some times. It is worth looking at no matter what you decide.
"Why rent if you could buy for less money? Valid reasons inside."
This gives a very complete list of things to consider before buying anything. It is exhaustive and tough to beat.
"Questions I would ask when purchasing any property."
This gives some things that could cost a lot after a house is bought.
"What should I watch out for when choosing a home to buy so that I don't jump into a money pit?"
If you insist on buying (it sounds that way from your posts) I would wait until October or November to close (sign the papers to own) at the earliest. That way you can save more money and not hurt your 401k. Also, the selling season should be past and sellers could be a lot more likely to reduce their price. It also gives you a chance to see how you recover from the medical problems and surgery.
If you insist on buying "the perfect house" now you may find the medical problem gets in your financial way. They also may disappear with no problems at all. The point is to give it a little time to see what happens to you and what it does to your finances. Renting might be forced if the surgery took out your down payment money.
I would ask for the medical bill after the insurance company cuts it down before you do anything about replacement living quarters. You may end up owing $50 or $10,000. In a week or 3 when you see the doctor ask him what long term issues are expected if any. It probably is nothing more than a modified diet. It could be more. It could be this is a problem likely to recur again and again. It could be it was a one time problem never to return. Either way you need to know and plan accordingly.
"I can't legally move my kids out of the school district."
"I really need to get this done before school starts."
If you have a court order keeping you in the same school system then you have no reason to have to move before school starts from the kids perspective. If you move 6 weeks into the school year the kids will still be in the same school. I would ask the judge if it was possible to buy a house in a different school system as buying in THAT one is to hard financially for you. The judge might even agree.
As far as living there for 10 years it should not be to much of a loss. By 7 years or so amortization on a 30 year mortgage covers with equity built from your monthly mortgage payments the realtor costs. If house prices dive you could lose some money. If they remain the same or increase with inflation you could make some money. But if you rent instead you would also be out some money.
Perhaps the blogs below can be of help.
This says to look at your numbers and figure out which is best.
"Does it make more sense to buy, or to rent? Here is the way to find out for sure."
This gives some not so obvious reasons why renting could be better than buying for some people at some times. It is worth looking at no matter what you decide.
"Why rent if you could buy for less money? Valid reasons inside."
This gives a very complete list of things to consider before buying anything. It is exhaustive and tough to beat.
"Questions I would ask when purchasing any property."
This gives some things that could cost a lot after a house is bought.
"What should I watch out for when choosing a home to buy so that I don't jump into a money pit?"
- Michael Emery, "MikeEmery"
- Contributions:7298
Do you have any idea what the percentage of bankruptcies in the U.S. are health-related?
I worked briefly for a major medical provider in the Twin Cities doing fundraising where we would call past patients and I was astounded at how big a bill some of these folks had after hospital stays. And due to underwhelming insurance, this was debt they were obligated to repay.
Would I buy now if I was in your position? No. Most 'experts' don't anticipate a turn around in the housing market until early 2012 which may well be optimistic. Until that time home prices and interest rates are unlikely to inch upwards any time soon.
Remember that our economy is loosely tied into the economic engines of China, India and other developing nations. There is currently a belief that China's robust economic growth is now slowing as they too are dragged down by the global economic realities. By viewing our economy on a global scale you will glean a clearer sense of the speed of our own economic recovery. And for there to be an economic recovery, most experts believe it will have to be led by a recovery in the housing market - which will be slow to return to anything that approaches a 'normal' state for quite some time.
I worked briefly for a major medical provider in the Twin Cities doing fundraising where we would call past patients and I was astounded at how big a bill some of these folks had after hospital stays. And due to underwhelming insurance, this was debt they were obligated to repay.
Would I buy now if I was in your position? No. Most 'experts' don't anticipate a turn around in the housing market until early 2012 which may well be optimistic. Until that time home prices and interest rates are unlikely to inch upwards any time soon.
Remember that our economy is loosely tied into the economic engines of China, India and other developing nations. There is currently a belief that China's robust economic growth is now slowing as they too are dragged down by the global economic realities. By viewing our economy on a global scale you will glean a clearer sense of the speed of our own economic recovery. And for there to be an economic recovery, most experts believe it will have to be led by a recovery in the housing market - which will be slow to return to anything that approaches a 'normal' state for quite some time.
- klarek the realist
- Contributions:7044
David:
I would buy today.
Luke:
buy now
Did you realtards not read what he wrote? He has medical problems and is undergoing surgery. Do you have any idea what the percentage of bankruptcies in the U.S. are health-related? Do you even care? Of course not. You'd rather see someone go bankrupt or die from a lack of medical treatement than not generate for you a generous commisison. Just disgusting.
I would buy today.
Luke:
buy now
Did you realtards not read what he wrote? He has medical problems and is undergoing surgery. Do you have any idea what the percentage of bankruptcies in the U.S. are health-related? Do you even care? Of course not. You'd rather see someone go bankrupt or die from a lack of medical treatement than not generate for you a generous commisison. Just disgusting.
- auctionsaver
- Contributions:82
The reason that I only have that saved is two fold. I was paying my ex-wife 725/ month in child support for 6 years even though I had them 3 nights and she had them 4. Last year, I paid 5K in legal fees. People with an actual computer science degree are much more rare as they are much harder to acquire. They are science based like physics and chemistry.
My field is not totally unrelated. when I say marketing, it is internet based marketing and I also program and handle our website.
I see myself living there 10 years. After that I may move or look for a second home. Also, I will not have the financial handicap most people my age will: kids.
The one advantage of having your kids early is that you have a good 20 years of kid free living before retirment.
Lastly, my market seems to be getting pretty close to where it should be using a 3% per year appreciation before the housing boom. I expect it to drop some more, but not much more. There is a very high median salary. We have major institutions here such as Merck, Glaxo-smith kline and such. Major industries and professional sectors as well.
If I sold in 8 years, I may take a loss, but I don't expect it to me much. And in that time, I will be paying what I would have paid for rent for a much smaller place with no yard. I am not comparing paying 725 vs $1450 for a mortgage. I am comparing paying $1400 in rent versus $1450 in mortgage payments.
It is easy to say find something cheaper. the problem is the $1450 rent is the cheaper.
My field is not totally unrelated. when I say marketing, it is internet based marketing and I also program and handle our website.
I see myself living there 10 years. After that I may move or look for a second home. Also, I will not have the financial handicap most people my age will: kids.
The one advantage of having your kids early is that you have a good 20 years of kid free living before retirment.
Lastly, my market seems to be getting pretty close to where it should be using a 3% per year appreciation before the housing boom. I expect it to drop some more, but not much more. There is a very high median salary. We have major institutions here such as Merck, Glaxo-smith kline and such. Major industries and professional sectors as well.
If I sold in 8 years, I may take a loss, but I don't expect it to me much. And in that time, I will be paying what I would have paid for rent for a much smaller place with no yard. I am not comparing paying 725 vs $1450 for a mortgage. I am comparing paying $1400 in rent versus $1450 in mortgage payments.
It is easy to say find something cheaper. the problem is the $1450 rent is the cheaper.
- lamaSr
- Contributions:65
auctionsaver,
I'm concerned that if you are currently paying $725, yet only have $3,800 ($5,000 - $1,200) saved outside of your small 401k, you might not have the capacity to afford the mortgage.
Adding to that some uncertainty with your health, I don't see where you're going to make up the additional $775 a month for a mortgage. Add to that the taxes, figure basic maintenance of about $2-3k a year (if you need a furnace or roof, forget it). I think you might be looking at another $1,400 or more going out the door each month. In your financial situation, you will not get any tax benefit from the mortgage interest deduction.
I sympathize with your predicament, but don't know how adding a large monthly bill will help you. I frankly don't think you'll stay above water to enjoy the additional space for long unless you are able to take a second job.
I'm concerned that if you are currently paying $725, yet only have $3,800 ($5,000 - $1,200) saved outside of your small 401k, you might not have the capacity to afford the mortgage.
Adding to that some uncertainty with your health, I don't see where you're going to make up the additional $775 a month for a mortgage. Add to that the taxes, figure basic maintenance of about $2-3k a year (if you need a furnace or roof, forget it). I think you might be looking at another $1,400 or more going out the door each month. In your financial situation, you will not get any tax benefit from the mortgage interest deduction.
I sympathize with your predicament, but don't know how adding a large monthly bill will help you. I frankly don't think you'll stay above water to enjoy the additional space for long unless you are able to take a second job.
- Dan, "the_country_hick"
- Contributions:4699
I would double check into your new degree. I could be wrong but I do not think there are many programmer jobs now that pay well. I was also told many years ago that many companies did not want programmers who were older (think around 40). Ask your school about these issues to find out if jobs are likely to be there or not.
I would suggest you rent instead of buying. This is not even based on the economics of the situation. You are in a job you are wishing you were not in. You want a totally different kind of job. You are going to go to school to learn a new trade. If you do get your degree and get a job offer 2,000 miles away (or even 150) that house would be an anchor that just might not allow you to take the new job you want and have worked hard for.
When your whole life is in flux with many changes possibly happening having a life situation as liquid as possible gives you the most possibilities for change when the time is right for a change. If you had a solid job and were certain it would be there for the next 20 or 30 years the reply could be different.
I would suggest you rent instead of buying. This is not even based on the economics of the situation. You are in a job you are wishing you were not in. You want a totally different kind of job. You are going to go to school to learn a new trade. If you do get your degree and get a job offer 2,000 miles away (or even 150) that house would be an anchor that just might not allow you to take the new job you want and have worked hard for.
When your whole life is in flux with many changes possibly happening having a life situation as liquid as possible gives you the most possibilities for change when the time is right for a change. If you had a solid job and were certain it would be there for the next 20 or 30 years the reply could be different.
- auctionsaver
- Contributions:82
and the the answer to the mortgage is yes, i am approved. they use gross and not take home. you shoudl know that. My gross is about 4500 per month plus child support. The mortgage is about P+I is about 1000.
As to the comment about short term. The daughter will be living with me a minimum 4-6 years. The same 6-8. nowadays. most kids are not in a hurry to move out. so it isn't a short term solution of just a few years. If I stay in too small of a place and they are forced to move out before they are aready, it is going to put them in a bad situation and I don't want to do that.
As to the comment about short term. The daughter will be living with me a minimum 4-6 years. The same 6-8. nowadays. most kids are not in a hurry to move out. so it isn't a short term solution of just a few years. If I stay in too small of a place and they are forced to move out before they are aready, it is going to put them in a bad situation and I don't want to do that.
- auctionsaver
- Contributions:82
I am in SE PA. The homes are not hit that hard. Here you can buy a 3BR condo for $170-200K with a HOA fee of 180-300. Or you can buy a single house or twin for 190-240 with 3BR (small ones). Many house are in the 350-700K range. I can't legally move my kids out of the school district. I am a single parent so it is 3 people, not 4.
The problem is that you can rent a 3br apartment for 1400-2000, rent a 3br house for 1600-2500. Rent for a 2BR usually starts at 900-1000.
My rent isn't controlled. The land lady is just nice, but she is older in her mid 60s and I worry about her health. That could easily change. It is also in a bad neighborhood as well.
Unfortunately, moving to something larger is NOT a choice. I made the commitment in the courtroom to find a larger place.
I have talked to my agent, and we looked at things in the 160K range. All of those were either in need of 30K in repairs right off the bat or had HOA fees. If you take out a 170K mortgage with a 200/mon HOA fee, you might as well buy a house for 200K without one. the payment ends up being about the same. And unlike the mortgage, the HOA can/will increase over time.
THERE IS ONE MORE TWIST. I have returned to school to change my degree. I am in a management/marketing job now and am looking to change to computer programming. I am still about 4-5 years out before I could switch careers, but it is also a concern. I would try and stay in the area and the house could still work. but you never know. then again, an employee could let you go tomorrow in today economic environment and you would be in the same position.
The problem is that you can rent a 3br apartment for 1400-2000, rent a 3br house for 1600-2500. Rent for a 2BR usually starts at 900-1000.
My rent isn't controlled. The land lady is just nice, but she is older in her mid 60s and I worry about her health. That could easily change. It is also in a bad neighborhood as well.
Unfortunately, moving to something larger is NOT a choice. I made the commitment in the courtroom to find a larger place.
I have talked to my agent, and we looked at things in the 160K range. All of those were either in need of 30K in repairs right off the bat or had HOA fees. If you take out a 170K mortgage with a 200/mon HOA fee, you might as well buy a house for 200K without one. the payment ends up being about the same. And unlike the mortgage, the HOA can/will increase over time.
THERE IS ONE MORE TWIST. I have returned to school to change my degree. I am in a management/marketing job now and am looking to change to computer programming. I am still about 4-5 years out before I could switch careers, but it is also a concern. I would try and stay in the area and the house could still work. but you never know. then again, an employee could let you go tomorrow in today economic environment and you would be in the same position.
- Teresa Howard, "YourPreferredAgent"
- Contributions:55
Most important thing at this time is to focus on getting well. Your children need you. Once you have recovered, talk with your agent/loan officer again and express your concerns with him/her re: money devoted for a mortgage. He/she should understand your concerns and be willing to find you a home within the price range you can actually afford without being house poor. Take care and good luck.
- Sharon Lewis, "Sharon Lewis"
- Contributions:3923
What area of the country are you in, what city?
Why don't you find a home without high hoa's, make sure the house comes with a home warranty, make sure the ac and roof are in good shape.
Or rent something a little bigger for your kids.
You say '' I will be receiving about 725/month in CS for 2 years and about 550 for the 2 years after my daughter turns 18.''
Four people in a two bedroom sounds awful, your kids are trying to study, work through high school, have friends over, quality of life is important. I am not suggesting you 'buy' something, I am suggesting that you think about how you are living and offer your kids something more. Its only for a few years.
Why don't you find a home without high hoa's, make sure the house comes with a home warranty, make sure the ac and roof are in good shape.
Or rent something a little bigger for your kids.
You say '' I will be receiving about 725/month in CS for 2 years and about 550 for the 2 years after my daughter turns 18.''
Four people in a two bedroom sounds awful, your kids are trying to study, work through high school, have friends over, quality of life is important. I am not suggesting you 'buy' something, I am suggesting that you think about how you are living and offer your kids something more. Its only for a few years.
- David Cooper-Las Vegas, "LasVegasRents"
- Contributions:281
Do you have a pre qualification letter from a lender showing 50% take home pay toward mortgage?
David Cooper
David Cooper
- Call The Sisters, "Call The Sisters"
- Contributions:373
Get back on your feet health wise first. Talk to a lender and let them tell you the price of the home you should be seeking based on your income.
Not sure what area of the country you are in. Some homes qualify for rural housing or USDA loans which require little or not down payment.
Look at foreclosed homes in your area. Fannie Mae has Homepath and Homepath renovation loans to assist acquiring these properties. Some programs may allow you to roll in 3% of your closing costs. Some of the foreclosures in my market need little to no work. Others require extensive re-hab. You may have to search for a while, but there are very good deals out there in all markets.
Look at your current housing situation, but also consider your future needs once your children are out on their own. Devoting 50% of your income to housing seems high even for FHA. Not a good idea.
Not sure what area of the country you are in. Some homes qualify for rural housing or USDA loans which require little or not down payment.
Look at foreclosed homes in your area. Fannie Mae has Homepath and Homepath renovation loans to assist acquiring these properties. Some programs may allow you to roll in 3% of your closing costs. Some of the foreclosures in my market need little to no work. Others require extensive re-hab. You may have to search for a while, but there are very good deals out there in all markets.
Look at your current housing situation, but also consider your future needs once your children are out on their own. Devoting 50% of your income to housing seems high even for FHA. Not a good idea.
- Dan, "the_country_hick"
- Contributions:4699
As far as I am concerned spending around half of your income on anything is not the right way to go if it can be avoided.
I do understand the desire to have more space for the kids. On the other hand the kids will be gone in not to many years. That means buying a house JUST for them is a bad idea. I can tell you that kids would prefer to be with the parent they like best living in a cardboard box instead of the other parent living in a mansion. It may feel cramped, but do the kids mind? Do they understand that a bigger place would cost more than you can afford?
I would NOT include your cs in your financial figuring. The ex just might "forget" to pay it and then you would be in financial trouble.
As far as using your 401k money most financial experts will say never to do that. There is a financial penalty for taking out money now that added to the taxes you have to pay hurts you far more than expected.
There is another issue. I think you already figured it out. Some unexpected expense comes up and then all of your "surplus" money goes down a big sinkhole.
As you know having surgery is not fun. The bills are not nice to deal with either. I would definitely want to recover from surgery before making an offer. Once you recover you can see that you and your job are safe.
As a few examples of a worst case scenario consider.
The roof starts to leak and must be replaced. That needs several thousand to get done.
The furnace (and/or a/c) dies which will cost at least $3,000 to replace. No, it is not repairable. The firebox cracked and no replacement is available.
The electric wiring dies. It costs at least $3,000 to repair. It happened to a relative with old knob and tube wiring. But a mouse could chew the wires and create a similar problem.
The septic system needs to be replaced. That could be $4,000 or more depending. Even a city sewer could cost well over $1,000 if the underground pipes broke.
A normal occurrence these days is the tax bill growing larger each year and house insurance also costing more. That has made some houses unaffordable with everything else staying the same.
You are also likely to see even lower prices in the future. Some links below show this.
Do you know what the housing bubble really looks like? ... - Zillow Real Estate Advice
The Fallacy of a Pain-Free Path to a Healthy Housing Market - Economic Letter, December 2010 - FRB Dallas
Cheapest Homes in 40 Years? Not Even Close… | The Big Picture
Shiller: Housing Could Fall Another 25% But Is Harder to Predict Than the Weather - Yahoo! Finance
10 Key Charts to See Before You Buy or Sell Your Home « Real Estate Prices & Mortgages on HousingStory.net
How Interest Rates Affect Property Values
I understand your wanting to get a more comfortable place. I do not blame you at all. I just hate to see you find the wrong solution for a short term problem.
There is another long term question to consider. In a few years when the kids are gone would you be able to have a place to live for the rent you pay now? If you got a fantastic deal on a rental it would be a shame to lose that and then wish you had it back in another 2 or 5 years.
I do understand the desire to have more space for the kids. On the other hand the kids will be gone in not to many years. That means buying a house JUST for them is a bad idea. I can tell you that kids would prefer to be with the parent they like best living in a cardboard box instead of the other parent living in a mansion. It may feel cramped, but do the kids mind? Do they understand that a bigger place would cost more than you can afford?
I would NOT include your cs in your financial figuring. The ex just might "forget" to pay it and then you would be in financial trouble.
As far as using your 401k money most financial experts will say never to do that. There is a financial penalty for taking out money now that added to the taxes you have to pay hurts you far more than expected.
There is another issue. I think you already figured it out. Some unexpected expense comes up and then all of your "surplus" money goes down a big sinkhole.
As you know having surgery is not fun. The bills are not nice to deal with either. I would definitely want to recover from surgery before making an offer. Once you recover you can see that you and your job are safe.
As a few examples of a worst case scenario consider.
The roof starts to leak and must be replaced. That needs several thousand to get done.
The furnace (and/or a/c) dies which will cost at least $3,000 to replace. No, it is not repairable. The firebox cracked and no replacement is available.
The electric wiring dies. It costs at least $3,000 to repair. It happened to a relative with old knob and tube wiring. But a mouse could chew the wires and create a similar problem.
The septic system needs to be replaced. That could be $4,000 or more depending. Even a city sewer could cost well over $1,000 if the underground pipes broke.
A normal occurrence these days is the tax bill growing larger each year and house insurance also costing more. That has made some houses unaffordable with everything else staying the same.
You are also likely to see even lower prices in the future. Some links below show this.
Do you know what the housing bubble really looks like? ... - Zillow Real Estate Advice
The Fallacy of a Pain-Free Path to a Healthy Housing Market - Economic Letter, December 2010 - FRB Dallas
Cheapest Homes in 40 Years? Not Even Close… | The Big Picture
Shiller: Housing Could Fall Another 25% But Is Harder to Predict Than the Weather - Yahoo! Finance
10 Key Charts to See Before You Buy or Sell Your Home « Real Estate Prices & Mortgages on HousingStory.net
How Interest Rates Affect Property Values
I understand your wanting to get a more comfortable place. I do not blame you at all. I just hate to see you find the wrong solution for a short term problem.
There is another long term question to consider. In a few years when the kids are gone would you be able to have a place to live for the rent you pay now? If you got a fantastic deal on a rental it would be a shame to lose that and then wish you had it back in another 2 or 5 years.
- Deborah Holmes, "Debbie Holmes"
- Contributions:386
Why don't you wait until you get out of the hospital? Unless of course this house is extra special and you feel you must have it. What part of the country are you in? Is your market rising or falling? How would it help your family life to have more space? Would I slightly smaller (and less expensive home) improve your situation? In my market the home are fairly inexpensive and I can get people into home cheaper then rent. This does not sound like this is the case.
Being sick is frightening and stressful. I am not sure I would ad a home deal on top of it.
Being sick is frightening and stressful. I am not sure I would ad a home deal on top of it.
- luke rummell, "lincolncityoregon"
- Contributions:128
buy now
Should I hold buying a house?
I am a single dad (37) with two kids (16&14) and living in an unbarebly small 2 bedroom apartment with my son and I sharing a room with a bunk bed. I am divorced and was forced to due to finances (ex-wife.. rrrr). The situation was rectified last year and I have both of them and she pays me support. I make about 55K per year and clear about $3200 after insurances, taxes and 401k (6%). I will be receiving about 725/month in CS for 2 years and about 550 for the 2 years after my daughter turns 18.
In the area that I am in, the only thing decent to buy will put you at about $1450/month in a mortgage (total) plus util. I am renting for $725 now which is ridiculously cheap (most are $110 in my area for a rent and $1400 for a 3BR).
I am virtually debt free, $1200 on credit card that I am paying off and have good credit (720). about 5K in the bank and 20K in my 401K.
I was planning on buying a house in the $180-200K range using 7K of my 401K using a 401K loan and getting the seller to pay 6% closing costs. My rate is 4.5 for an FHA through my CU. I really need to get this done before school starts. I found the "perfect house"
HERE IS THE PROBLEM: 3 hours before meeting with my agent to put in a bid for a house. I went to the hospital. I have diverticulitis and am getting surgery on Monday morning. I am still getting paid at work using my sick days. It has made me reconsider what I am doing. I originally wanted to spend 160, but realized all those houses had serious issues or had association fees in teh 200+/- range. At 1500, I am spending close to 50% of my take home pay (less support). Am I making a mistake?
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