Sep
13
2024
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Buying a House When Unmarried? Tips for Unmarried Couples

By | Home Ownership, mortgage | No Comments

Buying a home with a significant other is a big investment and commitment, but having two incomes can more easily open the door to homeownership.

If you’re buying a house with a lover (or with a friend, parent, or sibling), here are a few things to know.

What You Should Know When Buying a House Unmarried

Before sharing a mortgage and house, a few heart-to-hearts about your purchase partner’s financial health and yours are in order. Being frank about debts, income, and projected job security is important. It’s a good idea to explore what-ifs as well.

Here’s a list of suggested questions to answer before sharing a deed or a home mortgage loan:

•   Is the down payment to be evenly divided?

•   Will mortgage payments, insurance, property taxes, any mortgage insurance and homeowners association dues, repairs, and utilities be split evenly? If not, how will they be divided up?

•   What will happen if one person is unable to make their portion of the mortgage payments for a while?

•   What will happen if one homeowner dies?

•   If one person leaves and the mortgage is refinanced to remove one of the signers, who pays for the refinancing?

Most lenders underwrite each individual on the home loan. The weaker link will most likely determine the rate at which you can borrow money as a duo — or whether you can get a loan at all. When lenders pull credit scores from the three main credit reporting agencies, they usually focus on the middle score. Let’s say your middle score is 720, and your co-borrower’s is 650. Lenders will use the lower of the two for the application. Even a small change in interest rate can result in significantly more money paid over time. (See for yourself with this online mortgage calculator.)

Loans underwritten by Fannie Mae do have one exception to this rule. To determine whether an unmarried couple is eligible for a loan underwritten by Fannie Mae, a lender will look at the average of their credit scores. As long as the average tops 620, the loan will be considered even if one borrower’s credit score is below 620 (in the past, if either borrower had a score below 620 they would not have been considered for the loan).

Buying a Home Married vs Unmarried

Married couples often merge their finances and operate as a single unit. If spouses are pulling from the same pool of money, they don’t generally mind shortages from a partner when the mortgage payment is due.

Unmarried co-borrowers going in on a house together may need each party to pull its weight each and every month.

Then there’s this: What if a co-owner dies?

For the most part, a spouse has the legal right to inherit property from their partner whether or not the deceased spouse had a will. Domestic couples may have no automatic right to inheritance if a co-owner dies without a will in place (this is known as dying intestate).

Additionally, depending on the state and the way the married couple holds title, the surviving spouse will receive a partial or full step-up in basis upon the first title owner’s death, meaning the property’s cost basis will be reset to fair market value when one spouse dies. If the inheriting spouse decides to sell the property, the stepped-up basis will greatly minimize capital gains taxes owed or translate to none owed at all.

The step-up in basis is one way that some families harness generational wealth through homeownership. Unmarried co-owners should be clear about how they hold title and what that means in case one partner dies.

How to Handle the Title

Two or more unmarried people can take title to a house. The main two forms are:

Tenancy in common. This arrangement allows equal or unequal ownership; that is, one person may own 60% of the property and the other person, 40%. If one owner dies, their share of the property passes to their heirs. It does not pass automatically to the surviving co-owner.

Tenancy in common allows one owner to transfer their interest to another buyer or use their share as collateral for financial transactions. And creditors may place liens on that person’s share of the property.

Joint tenancy with right of survivorship. Each person owns 50% of the house. Upon the death of one of the joint tenants, the property passes automatically to the surviving owner.

If you want to sell your share, you don’t have to ask for permission to do so. Any financing involving the property must be approved by both parties. Creditors trying to collect a debt from one of the homeowners may petition the court to force a sale in order to collect.

A third option is sole ownership, when only one person is on the title. The person left off the title risks walking away with nothing if the relationship sours.

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Preparing for the Mortgage Application

The mortgage process is mostly the same whether applying solo or with a co-borrower.

It begins by getting a feel for how much house both of you can afford. Getting prequalified and using a home affordability calculator are quick ways to estimate your maximum budget. Then talk about these questions:

Are you aware of each other’s credit scores, incomes, and debt burdens?

Is each of your debt-to-income ratios around 36%, max? If so, good, because this is a team effort.

Have you agreed on the type of loan that fits your needs? If not, a mortgage broker or direct lender can guide you.

Do you want the standard 30-year mortgage term, or is it in the budget to seek a shorter term, which will mean higher monthly payments but less interest paid?

Combining forces can make homeownership possible, especially for first-time homebuyers and anyone in a hot market. That’s exciting.

How to Make the Property Purchase 50/50

When each co-owner has a 50% share of the property, the status is joint tenants with right of survivorship.

Your real estate agent or attorney will need to be careful about the wording in the deed. It should reflect the desire to create joint tenancy, not tenancy in common.

What Happens If You Part Ways?

It’s a good idea to go into the deal with a written buyout agreement, just in case.

But if a pact is not in place, here are steps you could take to acquire the co-borrower’s share:

1.    Hire an independent appraiser to determine the property value.

2.    Find the difference between the mortgage balance and appraised value. That’s the equity in the house. If you each have a 50% share in the house, divide equity by two.

3.    Negotiate the buyout price. If you can’t come up with cash, take any refinancing costs into consideration and …

4.    Apply for a cash-out refinance. You’ll need to qualify on your own.

5.    Have a real estate agent create a detailed purchase agreement. You are the buyer, and the co-owner is the seller.

6.    If your refinance is approved, you will sign a deed transferring the seller’s interest in the property to you. The cash-out refi loan will pay off the original loan and, with luck, will provide the cash you need to pay your former co-borrower.

7.    The former co-owner signs a certificate of title, deed of sale, loan payoff, and statement of closing costs to make you the sole owner.

If that route is not viable, you may need to get the co-borrower to agree to sell the house. If yours is an assumable mortgage, good. They’re in demand.

The Takeaway

Buying a house with someone you are not married to works similarly to purchasing a property when married, but there are some important conversations to have about how ownership is structured and what might happen if one of you dies or wants to sell. The more solid each buyer is financially, the better the chances of a good mortgage rate.

Looking for an affordable option for a home mortgage loan? SoFi can help: We offer low down payments (as little as 3% - 5%*) with our competitive and flexible home mortgage loans. Plus, applying is extra convenient: It's online, with access to one-on-one help.

SoFi Mortgages: simple, smart, and so affordable.

FAQ

What happens if one of us is not on the mortgage?

If two people’s names are on the deed but just one is on the mortgage, both are owners of the home but only one is liable for repaying the mortgage loan.

What needs to change if I get married?

If co-borrowers marry, the deed will need to be updated.

To add a spouse’s name to the deed, you must file a quitclaim deed. You can transfer the ownership rights from yourself to yourself as well as other people. Once a couple marries, they may want to hold title with rights of survivorship if they do not already.

Can I add my partner’s name to the mortgage after buying the house?

No. You’ll need to refinance your mortgage.

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.


SoFi Mortgages
Terms, conditions, and state restrictions apply. Not all products are available in all states. See SoFi.com/eligibility-criteria for more information.



*SoFi requires Private Mortgage Insurance (PMI) for conforming home loans with a loan-to-value (LTV) ratio greater than 80%. As little as 3% down payments are for qualifying first-time homebuyers only. 5% minimum applies to other borrowers. Other loan types may require different fees or insurance (e.g., VA funding fee, FHA Mortgage Insurance Premiums, etc.). Loan requirements may vary depending on your down payment amount, and minimum down payment varies by loan type.

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.


Tax Information: This article provides general background information only and is not intended to serve as legal or tax advice or as a substitute for legal counsel. You should consult your own attorney and/or tax advisor if you have a question requiring legal or tax advice.

This article is not intended to be legal advice. Please consult an attorney for advice.

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Sep
13
2024
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Understanding the Presidential Election Cycle Theory

By | Growing Wealth, invest, Investing | Comments Off on Understanding the Presidential Election Cycle Theory

The Presidential Election Cycle Theory suggests that the stock market follows a pattern that correlates with a U.S. president’s four-year term.

The first two years of a term tend to be the weakest for stocks, according to the theory, as the president focuses on fulfilling campaign promises, but the market improves in the latter half of a term as the president pumps up the economy ahead of a new election.

Some historical stock market data does tend to sync up with the Presidential Election Cycle Theory, but past performance is not indicative of future results.

And market researchers and investors tend to be doubtful of the strategy, chalking it up to statistical coincidence as opposed to a real sign of a U.S. president’s power over the market.

They argue that company earnings, global economic data, and Federal Reserve monetary policy tend to be bigger influences on stock prices.

What Is the Election Cycle Theory?

Yale Hirsch’s Stock Trader’s Almanac has data going back to 1833 in order to study the Presidential Election Cycle Theory. Below are the average stock market percentage gains in the four calendar years after a presidential election, according to the almanac’s 2020 edition.

Hirsch used the Dow Jones Industrial Average to track stock market performance after 1896 and other stock gauges for the years prior:

Postelection year: 3%
Midterm year: 4%
Preelection year: 10.2%
Election year: 6%

In a Wall Street Journal interview in November 2019, however, Jeffrey Hirsch, the son of Yale Hirsch, said that not all the historical data is relevant. Market observers have argued that going further back in history, U.S. presidents had even less sway over the stock market than in current times.

But according to Hirsch, the theory that the stock market is strongest in the third year of a presidential term has held up.

The almanac states that since 1943, in the third year of the presidential election cycle, both the Dow and S&P 500 have been up 15% on average. Meanwhile, since 1971, the Nasdaq indices have climbed 28.8% on average in the third year.

That’s because “incumbent administrations shamelessly attempt to massage the economy so voters will keep them in power,” the almanac states.

Stimulative fiscal measures designed to increase disposable income and a sense of well-being in the voting public have included:

•   Increases in federal budget deficits, government spending, and Social Security benefits

•   Interest rate cuts on government loans

•   Speedups of projected funding

Other points in the Presidential Election Cycle Theory:

•   Wars, recessions, and bear markets tend to occur in first two years; prosperity and bull markets in the second two years

•   The market performed better in election years when a sitting president is running. Since 1949, the Dow climbed 10.1% during election years when the incumbent is up for reelection vs. 5.3% in all election years and 1.6% in years with an open field

•   Times when the stock market rose between August and October in a presidential election year, the incumbent political party has retained power 85% of the time since 1936

•   Markets tend to be stronger when the incumbent party in power wins

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Does History Back Up the Presidential Election Cycle Theory?

The Presidential Election Cycle Theory hasn’t held up well in recent presidential administrations. The S&P 500 posted a strong gain of 19% in 2017, the first year of President Donald Trump’s term. The market also surged 29% in 2019, Trump’s third year and the best annual performance of his administration.

In each of President Barack Obama’s two terms, the first year saw the best annual performance, with the S&P 500 rallying 23% in 2009 and 30% in 2013.

Separately, the stock market has tended to rise more than fall, making the case that charting patterns with the election cycle may have more to do with coincidence. Since 1833, equity prices have risen in 115 calendar years and fallen in 70, data from the Stock Trader’s Almanac shows.

Barron’s also noted in November 2019, citing data from Ned Davis Research, that the weakest time in a four-year presidential cycle has historically actually been September of the pre-election year to May of the election year. Once the winner is determined, the market tends to rally regardless of political party.

Other political factors could also be in play, such as midterm elections. Barron’s also wrote in 2018 that the stock market’s performance during midterm election years hasn’t been stellar. Since 1942, the S&P 500 has gained 6% on average in midterm years, compared with 9.1% during the average year, the article stated, citing Ned Davis Research.

What About This Time Around?

Election Day is November 5, 2024, and the new four-year presidential term will start on January 20, 2025.

In the past, uncertainty over the outcome of a presidential election has led to declines in the stock market. In 2000, confusion over hanging chads in the Florida ballot count meant the race between George W. Bush and Al Gore didn’t come to a swift conclusion.

Investor uncertainty over the outcome caused the stock market to plummet. Markets rebounded after the Supreme Court decision that ultimately resulted in a Bush win.

The conventional wisdom on Wall Street has been that a split government usually leads to strength in the stock market, as the division in power will lead to less ambitious policy changes.

So the potential outcome of a Democrat in the White House and both parties splitting Congress could lead to gains for the Dow and S&P 500. That said, business publications have reported that there is little evidence to back this idea up.

In the 45 years that the same party controlled Congress and the presidency, the S&P 500’s average return was 7.45%, the Wall Street Journal found. In the 46 years power was split, the average return was 7.26%. The index actually slightly outperformed when control of the presidency and Congress was unified under one party.

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What Does The Presidential Election Cycle Mean for Investors?

The history of U.S. presidential elections may not be a big enough sample set for making investment decisions.

An array of factors beyond presidential election cycles influences share prices. Investors typically monitor company earnings, global and U.S. economic data, events like natural disasters and pandemics, and Federal Reserve monetary policy. Separately, periods of uncertainty—whether in monetary or fiscal policy—can also shape market performance.

Annual returns also don’t capture the stock volatility that could have happened during the year. For instance, the stock market rallied in 2020, but it also entered into a bear market, a drop of 20% or more, in the first half amid investor worries over the COVID-19 pandemic’s impact on the global economy.

The Takeaway

The Presidential Election Cycle Theory states that the stock market’s performance improves in the four-year terms of US presidents as they gear up for reelection. Some investors say, however, that other factors, like corporate earnings and central bank policy, are bigger influences on share prices.

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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.


Third-Party Brand Mentions: No brands, products, or companies mentioned are affiliated with SoFi, nor do they endorse or sponsor this article. Third-party trademarks referenced herein are property of their respective owners.

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Sep
12
2024
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How Does Housing Inventory Affect Buyers & Sellers?

By | Budgeting & Goals, Home Ownership, mortgage | Comments Off on How Does Housing Inventory Affect Buyers & Sellers?

For both buyers and sellers, real estate inventory is a key factor to note. When inventory is abundant, buyers may have the upper hand. If the list of available properties is short, sellers may be able to command higher prices. This means that whether housing inventory is high or low can impact your strategy if you are hunting for a home or trying to get yours sold.

It pays to keep your eye on the market, as inventory can sometimes change swiftly. In recent memory, we’ve seen a pandemic-fueled buying frenzy that fueled bidding wars. As mortgage rates rose, some markets evolved into low-demand, high-availability scenarios.

Here’s a closer look at how to gauge the local real estate market and navigate high and low housing inventory through the perspective of buyers vs. sellers.

What Is Housing Inventory?

An area’s real estate inventory can be thought of as the current supply of properties for sale. The housing inventory will increase or decrease according to the difference between the rate of new listings on the market and the number of closed sales or houses taken off the market for other reasons.

Although this calculation can be done at any time, it’s common practice to assess the balance at the end of the month. Comparing monthly figures can show if housing inventory is trending up, down, or staying relatively stable.

If there appears to be a rapid trend in either direction, it may signal the need to take quick action on a purchase or sale (seeking preapproval for a home loan, for example), or take a wait-and-see position and hold off for a while.

Even within a town or city, real estate inventory can vary significantly. To better understand your local housing market trends, you can dig deeper into important indicators like average time on the market and average price of nearby homes or in your desired neighborhood. Next, we’ll delve into this in more depth.

High Housing Inventory

An area with a high housing inventory has more properties on the market than there are people looking to buy. This can also be referred to as a buyer’s market, since the larger selection of homes usually favors prospective buyers more than sellers.

These conditions may cause the price of homes to stagnate or, in more extreme cases, fall. Typically, the average property will also take longer to sell in this environment.

Still, there’s a huge variety of financial situations and unique property characteristics out there. Each case will be different, but here are some considerations if you’re buying or selling during a moment of high housing inventory.

If You’re a Buyer Amid High Housing Inventory

In many cases, shopping for a new home during high housing inventory can be a blessing.

•   Take it slow (or at least slower). You may be able to see multiple properties before making an offer and size up which home best suits you. High housing inventory means there are fewer buyers to compete with, so there’s less of a risk that homes will quickly get scooped up.

•   Shop around. Knowledge is power when it comes to making an offer. Having viewed comparable houses in the area firsthand could help when it’s your turn at the negotiating table.

•   Do your research. Other property details, such as price reductions and total days on the market, are potential indicators that sellers might be ready to accept an offer below asking price.

Although buyers can have a comparative edge when housing inventory is high, there is, of course, still a chance of multiple offers and bidding wars for well-priced homes. There are likely to be others who want to take advantage of what may be called a soft market in real estate terms.

Recommended: A Guide to Real Estate Counter Offers

If You’re a Seller Amid High Housing Inventory

Putting a property on the market in a location with high housing inventory may require investing more time to find the right buyer. After all, you’re not the only game in town. However, there are several strategies at a seller’s disposal to unload a house without financial loss.

•   Fix it up. To stand out in a crowded field, it can help to address any persisting issues and accentuate your home’s best assets. Parts of the property in need of common home repairs — the foundation, electrical system, HVAC system, and so on — could discourage potential buyers. Instead of accepting lower offers or other concessions, sellers may save more money by handling the repairs before putting the house on the market.

•   Improve it. Making improvements can be helpful, too. A kitchen reno may be out of reach in terms of time and money, but doing a thorough cleaning and tidying up landscaping are easy fixes that could make a better impression on prospective buyers.

•   Declutter. It’s another way to enhance a house for showings and listing photos. It could also indicate a shorter turnaround for buyers eager to move quickly.

•   Price it right. When all is said and done, setting an asking price that’s not too far above similar properties may be necessary to keep your property on buyers’ radar.

Low Housing Inventory

Also known as a seller’s market or a hot housing market, an area with low housing inventory has a surplus of interested homebuyers and a shortage of available listings.

Usually, sellers in an area with low housing inventory can get a higher price for their property. Thanks to the abundance of buyers, It’s not uncommon to see multiple offers and bidding wars for any type of housing stock.

Let’s take a closer look at how to make the most of low housing inventory for either side of the deal.

If You’re a Buyer Amid Low Housing Inventory

Although the odds may not favor buyers in a low housing inventory environment, they still have some options to increase their chances of finding a dream home.

•   Think beyond price. In a multiple-offer situation, the highest price may not be the most advantageous deal for the seller. Being flexible on the closing date and limiting contingencies can affect an offer’s competitiveness.

•   Get prequalified or preapproved. Doing the legwork, researching the different kinds of mortgages in advance, and getting prequalified can show that buyers are ready to go and financially eligible. Typically, lenders provide potential borrowers with a letter stating how much they can borrow, given some conditions.

◦   Preapproval, which involves analysis of at least two years of tax returns, months’ worth of income history and bank statements, and documents showing any additional sources of income, can carry more weight and speed up the mortgage application process.

•   Consider cash. If you can swing it, a cash offer is often seen as advantageous because there’s no risk of the deal falling through from a denied mortgage loan.

•   Opt for an escalation clause, a method for beating out competing bids. The clause means a buyer automatically will increase their initial bid up to a specified dollar amount. For example, a buyer with an escalation clause could offer $250,000 with an option to bump up to $255,000 if another offer exceeded theirs.

•   Know what a place is worth. Even in a seller’s market, house hunters would do best to keep appraised values in mind. If buyers pay thousands more than the appraised value of a house, their home equity could take a hit.

If You’re a Seller Amid Low Housing Inventory

When the forces of supply and demand favor sellers, they have a better chance of fielding multiple offers on a property. Still, getting a great deal is not a sure thing as many factors affect property value. Here, some advice to help you take advantage of this scenario.

•   Spruce it up. The same conventional wisdom applies for cleaning and touching up a house to get more foot traffic at showings or open houses.

•   Set a reasonable asking price just below the market value — a figure based in part on comps, or comparables, which reveal what similar homes in the same area have sold for recently. This can be a good way to capture buyer interest. In a multiple-offer situation, this gives buyers room to outbid each other, potentially increasing the purchase price above asking.

•   Look past price alone. If faced with more than one offer, it may be tempting to go for the highest bidder. It can be beneficial to review each buyer’s finances and contingencies to lower the risk of a deal falling through.

•   Recognize that cash is king. Cash offers are generally the most secure. These have risen significantly in the current hot market, according to a National Association of Realtors® report. They made up 32% of sales in February of 2024, the highest rate in a decade.

•   Check contingencies. If there are offers with contingencies like the house passing an inspection, they could allow a buyer to back out of a deal; an offer that waives such contingencies is likely preferable.

Recommended: What Is a Mortgage Contingency? How It Works Explained

Other Considerations When Buying a Home

Housing inventory can be an important factor when looking for a new home and may impact your experience in a positive or negative way. Knowing how to negotiate both scenarios, whether as a buyer or seller, can help you get the best deal with the least amount of stress.

You’ll also have other considerations to keep in mind as you shop for your home. These may include:

•   How much you can put down

•   What type of mortgage works best for you

•   How much your mortgage will cost

•   What your closing costs will be

•   How much you’ll need for any necessary renovations

•   What the property taxes are

The Takeaway

For both buyers and sellers, the amount of available housing inventory can have an impact on the home purchase process. Keeping tabs on the market you’re shopping or selling in and looking carefully at competing properties (buyers) or competing offers (sellers) can help you get the most from your real estate deal.

Looking for an affordable option for a home mortgage loan? SoFi can help: We offer low down payments (as little as 3% - 5%*) with our competitive and flexible home mortgage loans. Plus, applying is extra convenient: It's online, with access to one-on-one help.

SoFi Mortgages: simple, smart, and so affordable.

FAQ

What does inventory mean in real estate?

Inventory is the number of properties available for sale in a particular real estate market. It is often recorded once a month, so that trends can be observed.

Why is housing inventory so low?

Several factors have contributed to low housing inventory: During the Great Recession that began in late 2007, construction of new homes declined and took many years to recover. More recently, mortgage rates trended upward, causing many people who might have sold a starter home to stay put rather than put their home on the market. Finally, investors have been buying up available properties and renting them out, taking them out of the sale market.

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.


SoFi Mortgages
Terms, conditions, and state restrictions apply. Not all products are available in all states. See SoFi.com/eligibility-criteria for more information.



*SoFi requires Private Mortgage Insurance (PMI) for conforming home loans with a loan-to-value (LTV) ratio greater than 80%. As little as 3% down payments are for qualifying first-time homebuyers only. 5% minimum applies to other borrowers. Other loan types may require different fees or insurance (e.g., VA funding fee, FHA Mortgage Insurance Premiums, etc.). Loan requirements may vary depending on your down payment amount, and minimum down payment varies by loan type.

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.


Tax Information: This article provides general background information only and is not intended to serve as legal or tax advice or as a substitute for legal counsel. You should consult your own attorney and/or tax advisor if you have a question requiring legal or tax advice.

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Sep
12
2024

Fixed-Rate vs Adjustable-Rate Mortgages

By | Home Ownership, mortgage, Terminology | No Comments

The 30-year fixed-rate mortgage dominates the American landscape, but the adjustable-rate mortgage (ARM) gains some steam when homebuyers are feeling the pinch of high mortgage rates or house prices.

Because the initial ARM rate is usually lower than that of a fixed-rate loan, buyers who expect to sell within a few years are sometimes attracted to the low rates and payments.

Taking a closer look at each type of mortgage will help you decide whether a fixed-rate or adjustable-rate mortgage works better for your particular situation.

Adjustable-Rate Mortgage Loans

In a nutshell: lower initial rate, more risk.

In most cases, an ARM rate will be fixed for three, five, seven, or 10 years and then periodically adjust.

ARMs are labeled with numbers that delineate a) the length of the introductory fixed phase and b) the frequency of rate adjustments afterward. The 5/1 ARM, for example, has a low five-year introductory rate that can then change every year for the remainder of the loan.

If you see a 7/6 or 10/6 ARM, that means the rate on the home loan can adjust every six months after the introductory period.

Pros of Adjustable-Rate Mortgage Loans

A five- or seven-year ARM tends to have an introductory rate that’s lower than that of a 30-year fixed-rate conventional loan. A three-year ARM rate may be much lower.

So during periods of elevated mortgage rates, ARMs offer a great option for borrowers to save money before the initial rate adjustment.

That includes first-time homebuyers who are looking for lower initial rates and monthly payments and who understand that their rate will likely rise if they keep the loan.

ARMs have caps on how much the rate can increase or decrease. There is usually an initial cap, a periodic adjustment cap, and a lifetime cap. More and more of the loans have rates tied to a new index, the Secured Overnight Financing Rate (SOFR). For those, the rate may go up or down a maximum of one percentage point every six months (which is why you see a 7/6 and so on) after an initial adjustment, which could be two or five percentage points, with a 5% lifetime cap.

Cons of Adjustable-Rate Mortgage Loans

ARMs provide less stability than fixed-rate mortgages. After the initial fixed-rate period, there’s no certainty about how much monthly payment amounts will go up or down.

Most ARMs are fully amortizing, but if you choose an interest-only loan, you won’t be paying down any principal for years.

Fans of ARMs point out that buyers can refinance the loan before the initial rate adjustment — to a fixed-rate loan or to another adjustable-rate mortgage — betting that rates will be lower then. But that’s a risk.

Fixed-Rate Mortgage Loans

In a nutshell: long-term predictability.

A fixed-rate mortgage has an interest rate that stays the same for the life of the loan, regardless of changes in the broader economy.

Pros of Fixed-Rate Mortgage Loans

Fixed-rate mortgages offer greater stability and predictability over the long term compared with adjustable-rate loans.

The National Association of Realtors® puts the average homeowner tenure at 10 years, while Redfin found that the typical homeowner had spent almost 12 years in their home. Older homeowners may stay longer. So if you’re not going to get a move on within a few years, it may be comforting to lock in your rate. You can refinance later if rates decrease.

Cons of Fixed-Rate Mortgage Loans

The 30-year fixed-rate home loan has a higher average interest rate than most ARM introductory rates.

Small differences in interest rates can add up. Use a mortgage calculator to see for yourself.

Then again, lifetime rate caps on most ARMs are five percentage points above the introductory rate.

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Lay the Groundwork for a Mortgage

Do you know how much house can you can afford?

You can get an idea by pre-qualifying with lenders and using a home affordability calculator.

Then there’s preapproval for a mortgage, which requires a credit check and provides a specific amount that you can tentatively borrow.

Which lender will offer you the best loan options and the most competitive rates?

Think About How Long You May Keep the House

How long might you live in the home? If you envision a short term, an ARM might make sense.

If the rates you see are close to those of a fixed-rate mortgage, you might go with predictability.

Consider How Quickly You May Want to Pay Off Your Mortgage

If you go the traditional route, should you choose a 15-year or 30-year mortgage?

Generally the shorter the mortgage term, the lower the rate. Some people who can afford to make a high monthly payment take out 10-year loans.

Even if you initially take out a mortgage for a certain number of years, you have the option to pay off the mortgage early.

Understand How Your Adjustable Rate Would Work

If you’re seriously considering an adjustable-rate mortgage, you’ll want to understand the rate caps and adjustments.

If your rate reached the maximum, would you still be able to afford the payments?

It doesn’t hurt to get loan estimates for both fixed-rate and adjustable-rate mortgages when shopping for a mortgage. After learning the loan details, you may decide that an ARM is right for you. If you aren’t comfortable with the terms, you might opt for a fixed rate.

The Takeaway

If you’re looking for a mortgage, you’ll want to think about how long you might stay in the home and whether you’ll want to refinance in the coming years. Weigh the pros and cons of an adjustable-rate loan and a fixed-rate loan to decide what might be best for your situation.

Looking for an affordable option for a home mortgage loan? SoFi can help: We offer low down payments (as little as 3% - 5%*) with our competitive and flexible home mortgage loans. Plus, applying is extra convenient: It's online, with access to one-on-one help.

SoFi Mortgages: simple, smart, and so affordable.

FAQ

Can an adjustable-rate mortgage go down?

Yes, when interest rates fall at the time of the scheduled rate adjustment, it is possible for an adjustable-rate mortgage to adjust down. However, there is usually a floor below which the rate will not fall.

Why would someone choose a fixed-rate mortgage over an adjustable-rate one?

Borrowers are often attracted by the predictability of a fixed-rate mortgage, even though the initial interest rate for an adjustable loan might be lower. The ARM may feel more risky, as rates can rise after the initial rate period.

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.


SoFi Mortgages
Terms, conditions, and state restrictions apply. Not all products are available in all states. See SoFi.com/eligibility-criteria for more information.



*SoFi requires Private Mortgage Insurance (PMI) for conforming home loans with a loan-to-value (LTV) ratio greater than 80%. As little as 3% down payments are for qualifying first-time homebuyers only. 5% minimum applies to other borrowers. Other loan types may require different fees or insurance (e.g., VA funding fee, FHA Mortgage Insurance Premiums, etc.). Loan requirements may vary depending on your down payment amount, and minimum down payment varies by loan type.

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.


Third-Party Brand Mentions: No brands, products, or companies mentioned are affiliated with SoFi, nor do they endorse or sponsor this article. Third-party trademarks referenced herein are property of their respective owners.

SOHL-Q324-049

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Sep
11
2024

What Is a 7/6 ARM?

By | Home Ownership | Comments Off on What Is a 7/6 ARM?

If you’ve been shopping for a home, you’ve likely had to learn some new lingo. For instance, a 4/2 refers to a four-bedroom, two-bathroom house; the amount of time that a house has waited for buyers may be abbreviated DOM (days on market).

Shopping for a mortgage has its own linguistics — and the 7/6 ARM meaning can be inscrutable at first. The quickest definition: A 7/6 ARM is an adjustable-rate mortgage with an interest rate that remains fixed for seven years, before changing once every six months for the remainder of the loan term.

But who benefits from a 7/6 ARM, and what are its downsides? Good thing you asked — we’ve got answers below.

Explaining the 7/6 ARM

ARMs (adjustable-rate mortgages) are different from more common fixed-rate home loans because — you guessed it — their interest rate adjusts over time based on market conditions. However, the lender can’t just bounce the interest rate around willy-nilly. There are guidelines and, thankfully, caps in place. Here’s how it works:

Initial Fixed-Rate Period

As mentioned above, a 7/6 ARM has an initial fixed-rate period of seven full years. That’s what the “7” refers to — and what the number in place of the 7 refers to in other advertised ARMs. (For example, a 5/1 ARM has a five-year initial fixed interest rate; for the remainder of the loan, rates can be adjusted once per year.)

Because the interest rate will begin to adjust once the initial period is up, borrowers can often qualify for a lower interest rate during this initial fixed period than they otherwise would with a traditional fixed-rate mortgage (whose interest rate and monthly payments will be identical for the life of the loan).

Adjustment Period

The adjustment period is what begins once that initial fixed-rate period is over — so for a 30-year 7/6 ARM, the adjustment period lasts 23 years. (Most ARMs have 30-year terms; in fact, 30-year terms are the average mortgage term length among U.S. borrowers.)

During the adjustment period, the interest rate can be adjusted. For a 7/6 ARM specifically, adjustments can happen up to once every six months. That’s what the “6” refers to.

Interest-Rate Caps

Some good news for those who take out ARMs: Although rates can be adjusted (and, yes, go up if market conditions swing that way), there are built-in limits. For instance, you might see an adjusted-rate mortgage advertised the following way: 7/6 ARM 5/1/5. Don’t let the additional numbers scare you! They simply refer to the interest rate caps and floors.

In this example, the first “5” means 5.00% is the most your rate could rise or fall during the first adjustment, while the “1” caps how many percentage points it can rise and fall during each subsequent adjustment after that. Finally, the last “5” indicates that your loan’s rate won’t rise or fall more than 5.00% at any point over the lifetime of the loan. So, for instance, if your initial fixed rate was 6.00%, this cap means the rate will never be lower than 1.00% or higher than 11.00%.

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with as little as 3% down.

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Recommended: Mortgage Calculator

Pros and Cons of a 7/6 ARM

Now that you understand how a 7/6 ARM works, let’s talk about who it best works for — and when.

Advantages of a 7/6 ARM

The main benefit of an ARM is its lower initial interest rate — and 7/6 ARMs have one of the longest initial fixed-rate periods. While the rate may later shoot up by as much as 5.00% (or whatever your loan’s interest rate cap is), many people take out ARMs with the intention of using the lower interest rate to pay off the loan as quickly as possible — ideally before the adjustment period kicks in at all.

Disadvantages of a 7/6 ARM

The disadvantages of a 7/6 ARM are related to its benefits. While 7/6 arm rates initially may be low, rates may get much higher in the adjustment period. If you don’t successfully pay back the loan before it begins, you may find yourself with much higher monthly payments — and since it’s hard to predict what your financial circumstances will be seven years down the road, this can be a risky bet to make.

Qualifying for a 7/6 ARM

So, what does it take to successfully qualify for a 7/6 ARM? While each home loan lender has its own requirements as part of the mortgage process, there are some basic rules of thumb to be aware of.

Credit Score Requirements

For starters, most lenders have a credit score floor of 620 for ARMs. (If you can qualify for a government-backed type of mortgage, such as an FHA loan or VA loan, that credit score floor may be lower.)

However, your credit score isn’t the only factor lenders assess when qualifying you for a loan. They’ll also look into your income and verify your employment, as well as considering your debt-to-income ratio or DTI — the measure of how much of your gross income each month is already tied up in making loan payments. In most instances, you’ll need a DTI ratio of 50% or less to qualify for an ARM.

When to Consider a 7/6 ARM

Given the specific risks and benefits of a 7/6 ARM, in what circumstances do they work best?

Those who are confident they’ll be able to pay off the loan before the initial fixed-rate period elapses could be well served by the upfront interest savings of this type of loan. Additionally, those who plan to sell their home within that initial seven-year period may also get the benefits of lower interest rates without following through on the adjustable-rate period.

Finally, people who are betting on a rise in income over the initial seven-year period may also be confident enough to take out a 7/6 ARM — but given how much higher your monthly payments could go at that time, this is a gamble best made with a lot of forethought.

Alternatives to a 7/6 ARM

Those who are interested in a 7/6 ARM might also consider ARMs with other terms, such as a 5/1 ARM or a 10/6 ARM.

Fixed-rate mortgages are also an option — one that offers predictability in both interest rate and overall payment amount. Of course, that interest rate may not be as low as the initial fixed rate period of an ARM.

Recommended: Choosing a Mortgage Term

The Takeaway

A 7/6 ARM is an adjustable-rate mortgage with a seven-year-long fixed-interest-rate period, followed by an adjustment period where the rate can change every six months. ARMs can be risky for those who plan to keep the mortgage for its entire term, but for those who plan to sell their home or pay off the mortgage before the initial fixed-rate period elapses, they can be money-savers.

Looking for an affordable option for a home mortgage loan? SoFi can help: We offer low down payments (as little as 3% - 5%*) with our competitive and flexible home mortgage loans. Plus, applying is extra convenient: It's online, with access to one-on-one help.


SoFi Mortgages: simple, smart, and so affordable.

FAQ

How is the interest rate on a 7/6 ARM calculated?

The interest rate on a 7/6 ARM — like any mortgage loan — is calculated using a wide variety of factors, including market conditions, the federal interest rate, the creditworthiness of the borrower and more. However, with an adjustable-rate mortgage specifically, that rate can change over time (sometimes tracking specific market indices). For the best information on how your loan is calculated, talk directly with your mortgage lender.

What happens when the initial fixed-rate period ends?

When the initial fixed-rate period of an adjustable-rate mortgage ends, the rate begins to be, well, adjustable — which means it can be changed (within the confines of the rate caps, floors, and adjustment intervals listed in the loan agreement). For example, with a 7/6 ARM, after the initial seven-year fixed interest period, the rate can be adjusted once every six months for the remainder of the loan’s term.

Can I refinance a 7/6 ARM before the adjustment period?

Yes, you can refinance a 7/6 ARM — or most any ARM — before the initial fixed-rate period is over and the adjustment period begins. However, it’s important to consider that refinancing comes with its own costs (which, like initial closing costs, can easily rack up to 3% or more of the total home value), so factor in those expenses when deciding what makes the most financial sense for you.

Photo credit: iStock/Perawit Boonchu

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.


SoFi Mortgages
Terms, conditions, and state restrictions apply. Not all products are available in all states. See SoFi.com/eligibility-criteria for more information.



*SoFi requires Private Mortgage Insurance (PMI) for conforming home loans with a loan-to-value (LTV) ratio greater than 80%. As little as 3% down payments are for qualifying first-time homebuyers only. 5% minimum applies to other borrowers. Other loan types may require different fees or insurance (e.g., VA funding fee, FHA Mortgage Insurance Premiums, etc.). Loan requirements may vary depending on your down payment amount, and minimum down payment varies by loan type.

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.

¹FHA loans are subject to unique terms and conditions established by FHA and SoFi. Ask your SoFi loan officer for details about eligibility, documentation, and other requirements. FHA loans require an Upfront Mortgage Insurance Premium (UFMIP), which may be financed or paid at closing, in addition to monthly Mortgage Insurance Premiums (MIP). Maximum loan amounts vary by county. The minimum FHA mortgage down payment is 3.5% for those who qualify financially for a primary purchase. SoFi is not affiliated with any government agency.
†Veterans, Service members, and members of the National Guard or Reserve may be eligible for a loan guaranteed by the U.S. Department of Veterans Affairs. VA loans are subject to unique terms and conditions established by VA and SoFi. Ask your SoFi loan officer for details about eligibility, documentation, and other requirements. VA loans typically require a one-time funding fee except as may be exempted by VA guidelines. The fee may be financed or paid at closing. The amount of the fee depends on the type of loan, the total amount of the loan, and, depending on loan type, prior use of VA eligibility and down payment amount. The VA funding fee is typically non-refundable. SoFi is not affiliated with any government agency.

SOHL-Q324-023

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