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You’ve been getting up early every weekend to go to open houses and have spent hours looking at online listings. You’ve finally found a place that you like, but before you make an offer, an important part of the home-buying process is to learn what problems to watch out for.

Most people don’t want to buy a home that is going to require a lot of work or be difficult to finance because it’s structurally unsound or unsafe. A home might look great on the surface, but a smart buyer will order the proper home inspection(s) to see if the house actually measures up prior to lifting any property contingencies.

It can be stressful or even derail the purchase to find out that you’ll need to do all sorts of costly renovations. After you’ve worked hard to find that dream home, you could find out at the last minute that necessary repairs will make you go over budget and find yourself looking for renovation financing vs. traditional financing.

How to Spot Red Flags During a Home Tour

It’s easy to be distracted by a gorgeous wall of windows, a sweet child’s bedroom, or an in-ground pool. But you’ll need to tune in to other aspects of a home with all your senses if you hope to see any of the home-buying red flags on this list during a home tour.

Use your eyes: You’re looking for cracks in foundation or walls, or window or door frames that are askew. Also listen, particularly for the sound of water dripping or wind whistling through problem window frames. Sniff the air too. If you smell anything dank or moldy, that’s a warning sign for sure. But the smell of air freshener or a burning candle could also signal that the homeowner or sales agent is attempting to conceal an unpleasant odor.

Signs Your Dream Home Could Be a Nightmare

Below are 10 common home inspection red flags that would put a home on the buyer-beware list because of the home repair costs and stress involved in fixing the issues. Consider these factors as you continue your search for your new nest, and especially if you’re a first-time homebuyer, lean on professional inspectors for help.

1. Structural Problems

If there is a problem with the foundation or load-bearing walls in the new home that raises a potential health and safety issue, structural repairs could derail your home loan by making the property ineligible for financing, or could wind up costing thousands of dollars. Structural problems aren’t just expensive to fix, they could also be considered unsafe — which is why they should be at the top of any list of things to check when buying a home.

Look for major cracks in the foundation, problems with doors closing, door frames not being perfectly rectangular, or walls or floors that seem to sag. You’ll want to spend the money for a professional home inspection. If the inspection reveals there is a larger issue, a structural engineer’s report may be able to provide additional insight.

💡 Quick Tip: When house hunting, don’t forget to lock in your home mortgage loan rate so there are no surprises if your offer is accepted.

2. Water-Damage Woes

The biggest cause of rot and mold is moisture. So if your potential new home has leaking pipes or a roof that lets in water, it won’t just be expensive to replace your roof or find where the leak is coming from — the leak could have already created other problems.

Water stains and mold are red flags when buying a home. Not only can mold have implications for your health, it could indicate a bigger problem with the house. If you see either of them, look into the cause of the stain, because a new roof or new plumbing could set you back a significant amount of money. Dry rot and related problems like mold can also fall under health and safety issues and, as a result, affect the home’s eligibility for most types of home mortgage loans.

3. Poor Drainage

Poor grading and drainage can potentially cause huge problems with the foundation or basement of your home, so it should be high on your list of home inspection red flags. When it comes to bad drainage, things to look for when buying a home can include but are not limited to: pooling water around the foundation; leaking in the basement; gutters that are blocked or overflowing; and soil being moved by water in any flower beds around the home. While there are ways to fix poor drainage and improper grading if it’s minor, you might struggle with larger drainage problems if the home is in a low-lying area.

4. Bad Plumbing

The last thing you want is for your sink to spring a leak. Plumbing problems could have an array of causes, including improper installation or older pipes that need to be replaced or are leaching metals into your drinking water. Plumbing that regularly leaks could cause water damage, which, as noted previously, could have some pretty serious consequences (like mold and rot). The home inspector will generally test the plumbing system, but as you look at houses, be observant and try running all the faucets and flushing the toilets. Keep an eye out for any signs of possible water damage and be aware of any funky smells.

5. Pests

There are a few ways to avoid buying a pest-infested home, including having a basic home inspection, for starters. If the general home inspection calls out pest issues, it is recommended to go a step further and request a pest inspection report from a licensed pest inspector.

If the inspector finds signs of bugs, it might be possible to request that the seller fix the infestation before you close on the house. Sometimes, pest infestation can mean a significant discount, which may be appealing to some buyers. But getting rid of certain kinds of insects (or bats) can be very costly, complicated, toxic, and even require you to leave your home while the work takes place. So the discount may not actually be as rosy as it seems. Lenders do not usually close on a traditional home loan with a serious pest issue because it may present a health and safety problem.

6. Electrical Problems

A general home inspection will cover basic electrical items, but some buyers opt for an additional electrical inspection. Depending on when the home was built, there could be improper or even dangerous wiring throughout the house. That could affect eligibility for home financing due to health and safety issues, increase the fire risk in your home, or affect how you budget for buying the house.

7. Neighborhood Troubles

You might have found a beautiful home, but what if the location isn’t ideal? If your home is in a neighborhood that has a high number of vacant properties, a high crime rate, or a poorly rated school system, your investment might not pay off. Ask your real estate agent and neighbors about the neighborhood, stop by at different times, search online for the area’s crime statistics, and check out the reputation of local schools.

💡 Quick Tip: Not to be confused with prequalification, preapproval involves a longer application, documentation, and hard credit pulls. Ideally, you want to keep your applications for preapproval to within the same 14- to 45-day period, since many hard credit pulls outside the given time period can adversely affect your credit score, which in turn affects the mortgage terms you’ll be offered.

8. Homeowners Association Problems

If you’re moving into a development with membership dues, you’ll want to know more about the homeowners association (HOA). Your lender will likely require you to obtain a completed Homeowners Association Questionnaire, and once this form is completed, it could answer many of the questions you may have, such as: How much are the HOA fees? What are the rules around making changes to your property? Is there any pending litigation against the condo association? Can you rent out your place or use it as an Airbnb when you go on vacation? Before you put in an offer, it’s a good idea to find out the answer to these or any other issues of importance to you and your family.

9. DIY Improvements

Watch out for shoddy renovations. If the house looks like it has undergone a recent facelift, have a close look at the workmanship. If there are visible shortcuts, there may be other areas of the house that weren’t properly renovated that could cause you headaches in the future. Check them carefully and make sure the major improvements or additions were done with the proper permits.

10. Older Windows

Older windows could translate into higher heating and cooling costs for your home. Moisture leakage can cause mold issues over time. Those costs add up, so you’ll want to add windows to your list of things to look at when buying a home. On your house tour, look for windows that stick, have discoloration around the indoor casing, or are warping. Updating windows (or replacing them completely) could be costly.

Questions to Ask the Seller or Agent

Real-estate listings will often tout newer mechanicals or a recently renovated kitchen or resurfaced roof. But as you’re preparing to buy a house, it’s always a good idea to ask how recently major repairs have been made on the home. It’s always a good idea to try to gain insight into the age of the major mechanicals, including the roof, HVAC system, and water heater. And if you can get the owner to note any major (or minor) issues with the house, that’s even better.

Sometimes it’s just a matter of getting a heads-up on something the next owner should be aware of, such as the fact that the whole-house water filter needs replacing, or the ice builds up on a particular spot in the driveway in the winter. It’s helpful to know, but not a deal-breaker. If you’re from out of town, asking the owner or agent about their neighborhood might yield some important facts that aren’t obvious to the eye, such as that truck traffic has increased significantly since the new logistics center was built on this side of town, or that utility prices in the area have risen significantly.

The Role of a Home Inspector

Your own efforts to spot warning signs when touring a home likely won’t be enough if you decide to put down an offer on the property. In that case, most buyers want a professional home inspector’s report. Identifying an inspector to report on the property, like checking mortgage rates or getting mortgage preapproval, is another one of those to-dos that you’ll need to tackle on your way to the fun stuff, like figuring out what color to paint your new bedroom. Passing the home inspection will also be an important part of getting through the real-estate purchase contract process.

What is the biggest red flag in a home inspection? A home inspector would likely be looking for the issues on the list above, with structural issues or water damage being two giant warning signs. But home inspectors are trained to see the problems you might not recognize when walking quickly through a property. Many states require inspectors to be licensed, and there are several professional organizations that require their members to follow certain standards of practice. Some buyers, particularly those in very competitive housing markets, will choose to waive inspection. But in general, it’s a good idea to have a property inspected.

If you are financing your home with an FHA loan, there will be specific mortgage loan requirements from the Federal Housing Administration. Your lender will help guide you through this process.

How Inspections Identify Major Issues

An inspector will do a visual examination of the property and will generally be looking for the same problems a potential homebuyer might look for. But with training and experience, an inspector might be more likely to spot a problem. If you hire an inspector, it’s important to understand what isn’t going to be included in a standard inspection, so that you can hire a specialized inspector if necessary. For example, a standard inspection might not reveal issues with well water quality or a septic system. There are separate inspection processes for termites, asbestos, lead paint, and specialized testing for radon gas, for example. A standard inspection also won’t tell you if any improvements in the property were made in compliance with municipal code.

When to Walk Away From a Deal

If a home inspection turns up a serious problem with a property, you’ll need to ask yourself whether you want to press on and purchase the home anyway. If so, you can start by asking the buyer to repair the home, lower the price, or provide a rebate at closing to cover the cost of the repairs, which you would then be responsible for making. If none of these solutions satisfies you, then you may have no choice but to walk away from the deal — and potentially risk losing your earnest money. But if the cost of fixing the issue is beyond what you can afford or want to spend, you may have no other choice.

The Takeaway

In certain situations, a buyer may consider making an offer on a house even with one or two of the home inspection red flags on this list. But before committing to a property that needs TLC, you’ll want to add up what the potential repairs may cost. Doing the math now could mean fewer financial surprises when you move in. And in some cases, it may be possible to negotiate with the seller so that major issues are addressed before the closing.

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.

FAQ

What’s the biggest red flag on a home inspection?

There are many issues that can be red flags on a home inspection, but the most serious include structural or foundation problems, major water damage or an active leak, or problematic electrical wiring. All of these can be very costly to repair and can create safety or health hazards.

How often do homebuyers pull out of the deal?

According to the National Association of Realtors®, 5% of would-be buyers pull out of a deal before reaching the closing.

When buying a house, how do I protect myself in case the home inspection finds a problem?

An inspection contingency clause in the contract could allow you to pull out of the deal without losing your deposit if an inspection finds a significant flaw in the home you’re hoping to buy. You and the seller might also come to an agreement whereby the seller repairs the problem or credits you for the cost of repairing it. But with an inspection contingency, you can also walk away.

Can I still negotiate the price after a home inspection?

It’s always possible to try to negotiate a lower price after receiving bad news on a home inspection. But whether or not you will be successful will rely on how eager the seller is to move forward, which can in turn depend on the current market conditions in the area where the property is located. If it’s a seller’s market or the seller already has other offers, you may find there’s no wiggle room.

What happens if red flags are found after closing?

Whether or not the buyer of a home has any recourse if a major defect is found in the property after they take possession will depend in part on whether the seller knew that the defect was present. Evidence that the seller tried to conceal a flaw (by, say, constructing a wall or paving over a leaking oil tank) will be a factor. If neighbors tell the buyer that the seller was aware of a problem, that could also work in the buyer’s favor. Filing a lawsuit to try to recoup the price of repairs can itself be a costly solution, so consider first reaching out to the seller to explore compensation.

Photo credit: iStock/Jitalia17

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.

SOHL-Q126-004

Before buying a house, applying for refinancing, or listing your house on the market, you’ll need to get a home appraisal. This is an important independent assessment of a property’s value, which matters to all parties involved: you, your buyer (if you’re selling), and a lender.

Here, learn the ins and outs of home appraisals so you understand the process and can manage it successfully. You’ll find out:

•  What is a home appraisal?

•  How long does a home appraisal take?

•  How can you prepare for a home appraisal?

•  What can you do if a home appraisal comes in low?

What Is a Home Appraisal?

A home appraisal is an objective and professional analysis of a home’s value. An appraisal aggregates an array of information, including details on the home itself (the floor plan, amenities, and property size), a visual examination, real estate trends in the area, and how much nearby homes sold for.

Generally, an appraisal will be completed when someone is buying, selling, or refinancing a home. It will tell a homeowner whether or not the price they’re putting on the home is fair based on the condition of the home, its amenities, and its location. It’s important to understand that there’s a difference between a home’s assessed value vs. its appraised value. An assessment is used for tax purposes. Having an assessment is not adequate when you are buying, selling, or refinancing a home — you’ll need a formal record of the appraised value.

Home appraisals will let those buying a home know if a home is a good price. (This can be especially reassuring for first-time homebuyers, who are new to the whole process.) An appraisal won’t, however, assure a buyer that a home’s mechanicals are in good working order. For that, a home inspection will be needed, and most buyers have both of these services before they arrive at the closing stage of a home purchase.

According to a National Association of Realtors® study from June 2024, appraisal issues led to delays in 7% of home transactions, so getting the appraisal right the first time around is an important step in buying or selling a home fast. Let’s take a closer look at the process.

When Is a Home Appraisal Required?

A home appraisal is necessary whenever a homebuyer is financing a home purchase. Having an appraisal helps assure the mortgage lender that the property is worth what the buyer has agreed to pay for it. Once a buyer has reached the appraisal stage, the lender will help guide them through how to get a home appraisal by connecting them with its chosen appraisal firm. Buyers financing the purchase with an FHA loan will need to use an appraiser who is specially qualified to do FHA home appraisals.

If you are already a homeowner and are borrowing money with a home equity loan or home equity line of credit (HELOC) using your home as collateral, the lender may require an appraisal in this scenario as well.

Some lenders will accept a desktop appraisal in place of an in-person examination by an appraiser. The appraisal is done remotely using software that analyzes available property data. In this case, the homebuyer will need to obtain an appraisal waiver. But for a home purchase, lenders typically require a visit to the property by an appraiser. So buyers need to put “schedule home appraisal” on their to-do list along with other home-buying tasks, like “figure out down payment amount” and “check mortgage rates.”

Buying, Refinancing, and Selling Scenarios

Here are a few examples of how home appraisals factor into the process of buying, refinancing, or selling a home so that you can see more clearly what is a home appraisal in home buying.

Buying A couple looking for their first home is excited to find a property that ticks all the boxes. The two have already obtained mortgage preapproval from a lender, so they know what they can afford to spend. They make an offer, which the seller accepts. The couple puts down a deposit and signs a contract with the seller. At that point, they need to finalize their home loan. The lender connects them with an appraiser and they schedule a visit to the property via the seller’s real estate agent. When the appraisal comes in, the home appraises for the agreed-upon purchase price. The deal moves forward.

Refinancing A homeowner notices that mortgage rates have declined significantly since their home purchase and decides it’s time to refinance. After seeking out rates and loan terms from a few possible lenders, they choose a lender. As part of the refinance process, the home mortgage lender requests an appraisal to ensure that the borrower is requesting financing that is appropriate based on what the home is actually worth. Only once the appraisal is completed can the homeowner close on the new loan.

Selling The appraisal value of a home helps a seller and their real estate agent determine how to price the property for sale. In this case, the seller hires the appraiser and pays for the appraisal before the home ever goes to market. (Note that once a buyer agrees to purchase the property, the buyer’s lender may still request another appraisal of the home. This time, the buyer will pay the appraiser.)

Recommended: Refinance Your Mortgage and Save

How Much Does a Home Appraisal Cost?

Most people can expect to pay between $300 to $600 for a home appraisal, but it could be higher depending on the specific property. The cost of a home appraisal covers things like the appraiser’s training, licensing, insurance, and expertise. It also covers the time it takes for the appraiser to assess nearby sales and market trends as well as conduct an in-person visual examination of the property.

You’re paying for the appraisal report (more on that in a minute), which will show how the appraiser came to their conclusion on the price and information about your home.

Factors That Influence Appraisal Costs

Some properties have costlier home appraisals. You can generally expect an appraisal to be more expensive if the property being examined contains a pond or lake, or if accessing the property is time-consuming due to a remote location. And if the appraiser is inspecting a larger home or a bigger overall property, then the home appraisal cost will go up. This is often the case with properties that require a jumbo loan, which is usually needed by borrowers purchasing homes priced in the upper six-figure and $1 million-plus range.

Who Pays for the Appraisal?

In a home purchase, the homebuyer will pay for the appraiser. However there are a few other situations in which the homeowner will cover the cost:

•  When the homeowner is refinancing, as noted above, or is obtaining a home equity loan or HELOC, an appraisal is often required by a prospective lender.

•  Sometimes a homeowner wants to get an appraisal and see what modifications they can then make to increase their home value when they’re ready to sell the property.

•  If a homeowner is going to sell their home to a family member or friend, an appraisal can help ensure that the parties involved are getting a fair price.

What Is the Home Appraisal Process?

The appraisal process may seem complicated, and you may wonder about how long a home appraisal will take and how deeply a home will be scrutinized. Fortunately, trained appraisers will be able to explain and guide you through every step. Some points to know in advance:

•  Generally, if a home is being sold, the appraisal happens after an offer on a house is accepted and within a week after an inspector has toured the home. (As noted above, sellers sometimes do a pre-listing appraisal.)

•  In most cases, the mortgage lender will seek out a third-party appraisal company as part of the mortgage loan process. The appraiser will come up with an objective analysis of the home and deliver an appraisal estimate.

Next, how long does a home appraisal take? The actual on-premises appraisal can take between one and three hours, depending on how big and complex the home is. Here’s how it typically goes:

•  The appraiser will usually bring a form to collect information about the home including things like measurements, nearby housing trends, the demographics of the neighborhood, the condition of your home, and how it compares to other properties in your area. (Some of this is research the appraiser will do back at their desk.)

•  The appraiser will also review things like the home’s location, quality of construction, parking situation, exterior condition, its age, its structure, the quality of the siding and gutters, and the square footage.

•  They will also research the appliances and mechanical systems, health and safety factors, the number of bedrooms and bathrooms, and the code compliance throughout.

•  The appraiser will usually take photos of the home as well as make notes. If you are the homeowner, try to avoid getting in the way when the appraiser is taking photos or interrupting them while they’re working.

•  The appraiser may ask questions about what has been done with the home to get a more accurate report. If the homeowner doesn’t want to be there for the appraisal, the real estate agent you’re working with can fill in to answer questions that may come up during the appraisal.

After the appraiser finishes, they’ll put together a report reflecting the visit and research into home values in your area and prevailing market trends. The appraiser may need to check that you had permits to make upgrades, which could delay the process. Typically, however, the finished product is delivered within a week to 10 days.

The report is usually about 10 pages long, but it could be longer if a property is large or complex. It will show details about the home as well as local properties that are similar to it. If the appraised value is around the same price as listed, then the sale could close shortly after that.

What If an Appraisal Comes in Low?

If a property appraises for less than the agreed-upon purchase price, buyer and seller have what’s known as an appraisal gap. There are several ways to proceed: The most obvious avenue is for the buyer to appeal to the seller to lower the asking price. If the seller won’t budge on the price (which can easily happen in a hot housing market), the buyer could make up the difference by increasing the down payment amount. Another possible route is to request a second look by the appraiser.

Challenging a Low Appraisal

Each lender may have different criteria for formally disputing an appraisal, so should there be an issue, it’s a good idea to contact the lender to review its policies. In most cases, only the lender can request a second appraisal.

Should the reevaluation move forward, one option could be to print out a list of similar homes in the community and show that they were valued at a higher price than the property in question. If you are the seller or buyer working with a real estate agent, the agent may be able to provide examples of comparable homes being of higher value.

Recommended: Track the Value of Your Home

Home Appraisal Checklist

One way to avoid facing the appraisal gap if you are the seller is to take steps to help the process go smoothly from start to finish.

What Appraisers Look for Inside and Out

You’ll want to be aware of what hurts a home appraisal. A homeowner can’t control all of these factors, of course. A home may appraise poorly if the neighborhood is undesirable, if the street is busy or noisy, or if other comparable homes in the area have sold at low prices. But if a homeowner has neglected to make needed repairs or updates, that is an appraisal red flag. This might be something as basic as a badly outdated kitchen, or it could be as severe as a leak that has led to water damage that caused mold to fester.

Tips for Improving the Appraisal Outcome

There are a few things an owner can do before the appraiser visits to help encourage a good outcome.

1.   Declutter. While messiness shouldn’t impact the value of your home, if you get rid of clutter (perhaps donate to a local thrift shop), the appraiser can do their job more easily and quickly.

2.   Clean. Thoroughly clean the inside and outside of the home, including the yard. Break out the cleaning supplies or hire a professional cleaning team. It can improve the overall impression of a home’s condition.

3.   Make minor repairs. It’s also a good idea to repair any cracks in the wall, paint over paint that is peeling, and make any other visual repairs that may need attention. Making some common home repairs may cost a little money, but it’s preferable to having a long list of things flagged in the appraiser’s report.

4.   Check fixtures and appliances. Test the lights, faucets, ceiling fans, and security system, as well as confirming that the windows and doors open and close easily. Run appliances like the oven and dishwasher as well to guarantee there are no problems.

5.   Think curb appeal. The exterior of your home is among the factors that affect property value. Consider trimming hedges, getting rid of cobwebs, cleaning the gutters, pulling weeds, and mowing the lawn. Adding plants or flowers could help, too. (Worth noting: Since the appraiser will be walking outside, avoid watering the grass on the day of the appraisal. This can help avoid mud or dirt being tracked through the house.)

6.   Plan for pets. If you have pets, consider putting them in a designated room or taking them to a family member or friend’s home during the appraisal.

7.   Wrangle upgrade info. If possible, make a list of all the upgrades that have been completed on the home and attach permits and receipts detailing how much it all cost.

With proper preparation on the seller’s end, and prompt scheduling on the homebuyer’s side, an appraisal can come off without a hitch and everyone can move on to the closing.

The Takeaway

Whether you’re buying, selling, or refinancing a home, a home appraisal is a key part of the experience. Knowing what to expect can help ensure the process goes as smoothly as possible. It’s also a good idea to understand the factors that go into an appraisal so you can be prepared if the results are not in the range expected.

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.

FAQ

What will fail a home appraisal?

Deferred maintenance is one major factor that can cause a home appraisal to fail to come in at the desired value. The longer the list of outdated or broken systems or appliances, the more likely the appraiser is to consider the house of lesser value. Or it could be due to the local market: If home sales are declining in value in your area, that could cause your number to go down as well.

How should I prepare for a home appraisal?

If you’re hoping to buy the house, you simply sit back and let the appraiser do their job. If you are the seller, you can prepare for a home appraisal by cleaning up your property and making whatever repairs are required. These moves can both make the process go more smoothly and possibly enhance the home’s value.

Does messiness affect a home appraisal?

A messy or cluttered house should not impact a home appraisal. Licensed appraisers are trained to look past such issues and focus on the house, not its contents. That said, if your property is untended and in rough condition, with peeling paint or overgrown landscaping, for example, that can take the home’s value down a notch.

How long is a home appraisal valid?

A home appraisal is generally considered up to date if the property was appraised in the past 120 days. However it’s ultimately up to the lender to determine whether or not to accept an appraisal based on its date.

What’s the difference between an appraisal and an inspection?

Put simply, a home appraisal tells you what a property is worth, while a home inspection tells you what repairs and updates are needed. Both processes usually include a visual examination of the property. But the appraiser will also be looking at the neighborhood and comparable home sale prices in the area, while a home inspector will be scrutinizing the home’s mechanicals and structural components — such as the HVAC system and roof — and looking for red flags such as rotting window frames or poor drainage.

About the author

Kylie Ora Lobell

Kylie Ora Lobell is a personal finance writer who covers topics such as credit cards, loans, investing, and budgeting. She has worked for major brands such as Mastercard and Visa, and her work has been featured by MoneyGeek, Slickdeals, TaxAct, and LegalZoom. Read full bio.

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.

SOHL-Q126-001

What is the monthly payment on a $1 million mortgage at recent interest rates? If we remove property taxes, property insurance, and mortgage insurance from the equation, you can expect to spend between $6,653 and $8,988 a month on principal and interest alone, depending on which loan term you choose. But that’s not the whole story. There’s more you’ll need to know about a $1 million mortgage payment.

Cost of a $1 Million Mortgage

The cost of a $1 million mortgage varies depending on which home mortgage loan you choose and a few other factors, such as interest rate and property taxes. As you may know, different types of mortgage loans have different expenses, such as mortgage insurance, which can change your monthly payment.

Monthly Payments for a $1 Million Mortgage

The monthly payment on a $1 million mortgage is influenced by a variety of factors, which include:

•   Interest rate

•   Fixed vs. variable interest rate

•   Mortgage insurance

•   Property insurance

•   Loan term

•   Type of loan

•   Property taxes

Removing all variables except a 7.00% interest rate, a $1 million mortgage payment would be between $6,653 and $8,988 per month. If you’re a first time homebuyer considering a $1 million mortgage, make sure you understand the true cost of buying and owning a home. Remember that your property taxes and some insurance costs may be dictated by your home’s location. (You may want to analyze the cost of living by state. Some of the best affordable places to live in the U.S. may surprise you.)

If these variables are new to you, a home loan help center may smooth out any confusion you may have.

Where to Get a $1 Million Mortgage

You can get a $1 million mortgage with mortgage lenders such as banks, credit unions, and online lenders. However, they’ll need to offer jumbo home loans since $1 million exceeds the conventional loan limit of $832,750 in most areas. When comparing lenders, look at both interest rates and fees. Loan origination fees, in particular, can vary greatly between lenders.

💡 Quick Tip: A major home purchase may mean a jumbo loan, but it doesn’t have to mean a jumbo down payment. Apply for a jumbo mortgage with SoFi, and you could put down as little as 10%.

What to Consider Before Applying for a $1 Million Mortgage

The monthly payment for a $1 million mortgage isn’t the only thing you should consider. Also keep in mind the total amount you’ll spend on interest for each loan term. For a 30-year loan with a 7.00% interest rate, you’ll spend $1,395,086 on interest. If you opt for a 15-year loan, you’ll spend just $617,890. This means if you can afford a 15-year loan, you’ll save $777,196.

While you’re home shopping, use a mortgage calculator to see the amount of money you’ll spend monthly and over the life of the loan. You may also want to use a home affordability calculator to incorporate your monthly debts and spending habits into the equation. While you may be able to technically afford a large monthly payment, would the expense leave room for dining out, vacations, and retirement contributions?

During the early years of your mortgage loan, more of your monthly payment typically goes toward paying off the interest on the loan, with a smaller proportion paying down the principal you owe. An amortization schedule shows how the proportions shift, and you build equity more quickly in the second half of the loan term. Here are sample schedules for 30-year and 15-year loan terms:

Amortization Schedule, 30-year, 7.00%

Amortization Schedule, 15-year, 7.00%

How to Get a $1 Million Mortgage

Anyone who has ever bought a home will tell you there are tips to qualify for a mortgage. The biggest ones include saving up for a large down payment, paying down your debts, and working on your credit score before applying for a mortgage. Paying off balances lowers your debt to income (DTI) ratio and helps you qualify for better mortgage terms. The maximum DTI is usually around 43%, but it can vary with each lender and borrower.

💡 Quick Tip: Lowering your monthly payments with a mortgage refinance from SoFi can help you find money to pay down other debt, build your rainy-day fund, or put more into your 401(k).

The Takeaway

If you need to borrow $1 million to buy a home, a 15-year mortgage will require around a $9,000 a month mortgage payment, whereas a 30-year mortgage requires around $6,650. Assuming a 7.00% interest rate, homebuyers can expect to spend between $617,890 and $1,395,086 on interest alone.

Keep in mind that property taxes, home insurance, and mortgage insurance may increase your monthly payment. If you’re in the market to buy a $1 million house, principal and interest will comprise a majority of your monthly costs.

When you’re ready to take the next step, consider what SoFi Home Loans have to offer. Jumbo loans are offered with competitive interest rates, no private mortgage insurance, and down payments as low as 10%.

SoFi Mortgage Loans: We make the home loan process smart and simple.

FAQ

How much is a $1,000,000 mortgage a month?

You can expect to spend around $6,653 a month with a 30-year mortgage term and $8,988 a month with a 15-year term. This assumes you have a 7.00% interest rate (and doesn’t take into account property taxes, mortgage insurance, and property insurance).

How much income is required for a $1,000,000 mortgage?

Housing costs should be at or below 30% of your income. If you were to choose a 30-year mortgage, this suggests that your income should be around $265,000 a year. Choose a 15-year mortgage, and your income should be around $360,000.

How much is a down payment on a $1,000,000 mortgage?

Because a $1,000,000 mortgage typically means a jumbo loan, you may need to make a down payment of at least 10%. That means your minimum down payment would be $111,112 on a home priced around $1,112,000.

Can I afford a $1,000,000 house with a $70K salary?

No, a $70,000 annual salary would not be enough to cover the cost of a mortgage on a $1,000,000 house. This salary assumes about $5,833 gross a month (before taxes and deductions), which is not enough to cover the minimum payment required of either loan term.

Photo credit: iStock/Paul Bradbury

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SOHL-Q425-184

You may have come across the term “ESOP” and wondered, what does ESOP stand for? An employee stock ownership plan (ESOP) is a type of defined contribution plan that allows workers to own shares of their company’s stock. While these plans are covered by many of the same rules and regulations that apply to 401(k) plans, an ESOP uses a different approach to help employees fund their retirement.

The National Center for Employee Ownership estimates that there are approximately 6,533 ESOPs covering nearly 15 million workers in the U.S. But what is an employee stock ownership plan exactly? How is an ESOP a defined contribution plan? And how does it work?

If you have access to this type of retirement plan through your company, it’s important to understand the ESOP meaning and where it might fit into your retirement strategy.

What Is an Employee Stock Ownership Plan (ESOP)?

An ESOP as defined by the IRS is “an IRC section 401(a) qualified defined contribution plan that is a stock bonus plan or a stock bonus/money purchase plan.” (IRC stands for Internal Revenue Code.) So what is ESOP in simpler terms? It’s a type of retirement plan that allows you to own shares of your company’s stock.

Though both ESOPs and 401(k)s are qualified retirement plans, the two are different in terms of how they are funded and what you’re investing in. For example, while employee contributions to an ESOP are allowed, they’re not required. Plus, you can have an ESOP and a 401(k) if your employer offers one. According to the ESOP Association, 93.6% of employers who offer an ESOP also offer a 401(k) plan for workers who are interested in investing for retirement.

How Employee Stock Ownership Plans Work

In creating an ESOP, the company establishes a trust fund for the purpose of holding new shares of stock or cash to buy existing shares of stock in the company. The company may also borrow money with which to purchase shares. Unlike employee stock options, with an ESOP employees don’t purchase shares themselves.

Shares held in the trust are divided among employee accounts. The percentage of shares held by each employee may be based on their pay or another formula, as decided by the employer. Employees assume ownership of these shares according to a vesting schedule. Once an employee is fully vested, which must happen within three to six years, they own 100% of the shares in their account.

ESOP Distributions and Upfront Costs

When an employee changes jobs, retires, or leaves the company for any other reason, the company has to buy back the shares in their account at fair market value (if a private company) or at the current sales price (if a publicly-traded company). Depending on how the ESOP is structured, the payout may take the form of a lump sum or be spread over several years.

For employees, there are typically no upfront costs for an ESOP.

Employee Stock Ownership Plan Examples

A number of companies use employee stock ownership plans alongside or in place of 401(k) plans to help employees save for retirement, and there are a variety of employee stock ownership plan examples. Some of the largest companies that are at least 50% employee-owned through an ESOP include:

•   Publix Super Markets

•   WinCo Foods

•   Amsted Industries

•   Brookshire Grocery Company

•   Houchens Industries

•   Performance Contracting, Inc.

•   Parsons

•   Davey Tree Expert

•   W.L. Gore & Associates

•   HDR, Inc.

Seven of the companies on this list are 100% employee-owned, meaning they offer no other retirement plan option. Employee stock ownership plans are popular among supermarkets but they’re also used in other industries, including engineering, manufacturing, and construction.

Pros & Cons of ESOP Plans

ESOPs are attractive to employees as part of a benefits package, and can also yield some tax benefits for employers. Whether this type of retirement savings plan is right for you, however, can depend on your investment goals, your long-term career plans, and your needs in terms of how long your savings will last. Here are some of the employee stock ownership plans pros and cons.

Pros of ESOP Plans

With an ESOP, employees get the benefit of:

•   Shares of company stock purchased on their behalf, with no out-of-pocket investment

•   Fair market value for those shares when they leave the company

•   No taxes owed on contributions

•   Dividend reinvestment, if that’s offered by the company

An ESOP can be an attractive savings option for employees who may not be able to make a regular payroll deduction to a 401(k) or similar plan. You can still grow wealth for retirement as you’re employed by the company, without having to pay anything from your own pocket.

Cons of ESOP Plans

In terms of downsides, there are a few things that might make employees think twice about using an ESOP for retirement savings. Here are some of the potential drawbacks to consider:

•   Distributions can be complicated and may take time to process

•   You’ll owe income tax on distributions

•   If you change jobs means you’ll only be able to keep the portion of your ESOP that you’re vested in

•   ESOPs only hold shares of company stocks so there’s no room for diversification

Pros and Cons of ESOP Plan Side-by-Side Comparison

By comparison, a 401(k) could offer more flexibility in terms of what you invest in and how you access those funds when changing jobs or retiring. But it’s important to remember that the amount you’re able to walk away with in a 401(k) largely hinges on what you contribute during your working years, whereas an ESOP can be funded without you contributing a single penny.

💡 Quick Tip: Did you know that you must choose the investments in your IRA? Once you open a new IRA and start saving, you get to decide which mutual funds, ETFs, or other investments you want — it’s totally up to you.

ESOP Contribution Limits

The IRS sets contribution limits on other retirement plans, and ESOPs are no different. In particular, there are two limits to pay attention to:

•   Limit for determining the lengthening of the five-year distribution period

•   Limit for determining the maximum account balance subject to the five-year distribution period

Like other retirement plan limits, the IRS raises ESOP limits regularly through cost of living adjustments. Here’s how the ESOP compares for 2025 and 2026.

Cashing Out of an ESOP

In most cases, you can cash out of an ESOP only if you retire, leave the company, lose your job, become disabled, or pass away.

Check the specific rules for your plan to find out how the cashing-out process works.

Can You Roll ESOPs Into Other Retirement Plans?

You can roll an ESOP into other retirement plans such as IRAs. However, there are possible tax implications, so you’ll want to plan your rollover carefully.

ESOPs are tax-deferred plans. As long as you roll them over into another tax-deferred plan such as a traditional IRA, within 60 days, you generally won’t have to pay taxes.

However, a Roth IRA is not tax-deferred. In that case, if you roll over some or all of your ESOP into a Roth IRA, you will owe taxes on the amount your shares are worth.

Because rolling over an ESOP can be a complicated process and could involve tax implications, you may want to consult with a financial professional about the best way to do it for your particular situation.

ESOPs vs 401(k) Plans

Although ESOPs and 401(k)s are both retirement plans, the funding and distribution is different for each of them. Both plans have advantages and disadvantages. Here’s a side-by-side comparison of their pros and cons.

Recommended: Should You Open an IRA If You Already Have a 401(k)?

3 Other Forms of Employee Ownership

An ESOP is just one kind of employee ownership plan. These are some other examples of plans an employer might offer.

Stock options

Stock options allow employees to purchase shares of company stock at a certain price for a specific period of time.

Direct stock purchase plan

With these plans, employees can use their after-tax money to buy shares of the company’s stock. Some direct stock purchase plans may offer the stock at discounted prices.

Restricted stock

In the case of restricted stock, shares of stock may be awarded to employees who meet certain performance goals or metrics.

Investing for Retirement With SoFi

There are different things to consider when starting a retirement fund but it’s important to remember that time is on your side. No matter what type of plan you choose, the sooner you begin setting money aside for retirement, the more room it may have to grow.

Prepare for your retirement with an individual retirement account (IRA). It’s easy to get started when you open a traditional or Roth IRA with SoFi. Whether you prefer a hands-on self-directed IRA through SoFi Securities or an automated robo IRA with SoFi Wealth, you can build a portfolio to help support your long-term goals while gaining access to tax-advantaged savings strategies.

FAQ

Can employees contribute to an ESOP?

In most cases, the employer makes contributions to an ESOP on behalf of employees. Rarely, employers may allow for employee contributions to employee stock ownership plans.

What is the maximum contribution to an ESOP?

The maximum account balance allowed in an employee stock ownership plan is determined by the IRS. For 2025, this limit is $1,415,000, and for 2026, it’s $1,455,000, though amounts are increased periodically through cost of living adjustments.

What does ESOP stand for?

ESOP stands for employee stock ownership plan. This is a type of qualified defined contribution plan which allows employees to own shares of their company’s stock.

How does ESOP payout work?

When an employee changes jobs, retires, or leaves the company for any other reason, the company has to buy back the shares in their account at fair market value or at the current sales price, depending if the company is private or publicly-traded. The payout to the employee may take the form of a lump sum or be spread over several years. Check with your ESOP plan for specific information about the payout rules.

Is an ESOP better than a 401(k)?

An ESOP and a 401(k) are both retirement plans, and they each have pros and cons. For instance, the employer generally funds an ESOP while an employee contributes to a 401(k) and the employer may match a portion of those contributions. A 401(k) allows for more investment options, while an ESOP consists of shares of company stock.

It’s possible to have both an ESOP and a 401(k) if your employer gives you that option. Currently, almost 94% of companies that offer ESOPs also offer a 401(k), according to the ESOP Association.

About the author

Rebecca Lake

Rebecca Lake has been a finance writer for nearly a decade, specializing in personal finance, investing, and small business. She is a contributor at Forbes Advisor, SmartAsset, Investopedia, The Balance, MyBankTracker, MoneyRates and CreditCards.com. Read full bio.

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.

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.

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.

Investment Risk: Diversification can help reduce some investment risk. It cannot guarantee profit, or fully protect in a down market.