I have never heard of you before, but loved this video. I bought my house at 20 back in 2019 for $197,500. My father thought I was insane and was encouraging me not to. I didn’t care if the market went up or down, because my mortgage was going to be roughly $1250 for a 3 bed 2 bath house with a yard for my 2 dogs. Vs my 1 bedroom apartment was raising my rent from $800 to $1050 a month. I had a few thousand to cover my inspections, closing costs, etc. and figured it was a no brainer. Now my home is up $150,000 in equity, I refinance for a better interest rate, and got my mortgage insurance dropped from the equity and my mortgage is now $1010. Best decision I’ve ever made
You are the comment that I can really relate to and apply to my life. Not like Dave Ramsay guests on his shows bragging about making $160k+/year with a $500k house and a few Mercedes, struggling with finance problems.
@@tiberianexcalibur Thank you. Dave Ramsey can be a huge help to many people who struggle with debt. However his advice isn’t practical most of the time.
@Beni the rates are locked once you signed the papers. One of the things he has to worry about is property taxes that goes up every year due to rising value of homes.
hey!! i know you how cool - I actually stated listening to your channel since I am in the market to buy a house. You got a lot of great information for first time homebuyers. thanks
Javier! This is exactly what has happened to me! My husband and I were starting to browse the market and we were like okay cool we need to save about 60K and in a couple years we can get a house, and now we still don't have 20% and houses are SO much more expensive! ughhhhhh :(
2023 due to inflation, house prices will drop. Yeah interest rates will go up. Don’t be afraid of this. Look at the interest rates for the last 5-8 years… they were about what they are today.
I would not bother with trying to save 20% down. Just pay the PMI. If you get a standard loan (not FHA), you can get an appraisal later on if the value goes up to drop the PMI after a certain criteria is met.
@@31joito If you’re in the Phoenix area like Javier, I doubt the prices are going to drop next year. Hundreds, if not thousands of people are moving to this area every day.. it’s not slowing down and the demand is going up every day. I have friends who are “waiting on the sideline” for the market to crash
@@therainbro I'm in the Phoenix area and I agree at this point it looks like the demand is going to keep pushing prices up even with interest rates creeping up..
Great video, that’s exactly what I did. I closed on my first home in Dec 2020, it was a fixer Upper, valued at $150k similar property in the area were $165k move-in-ready. We settled at $140k. Got a Conventional with 2.5% loan. today I have a comfortable monthly payment and about $25k-$30k in equity, I call it “my bridge” home because it will help me get to the home I really want to live in a few years.
This is precisely what happened to me. I had the 3-5% in 2019 but I still owed a little on my car and was waiting for some raises to kick in. Now I’m sitting with my 20% down, closing costs and emergency fund, and nearly priced out of the market. Although, it’s a little unfair of a comparison because when the hell has housing ever moonshotted in such a sharp period of time? Apples to oranges.
If you got 20% down and feel outpriced. Find a home you like do 3.5% down make a high offer use the rest to buy down interest rates or if you qualify for conventional you can buy out pmi upfront. The leftover is closing cost and w.e is left , offer it over appraisal to the seller. If you have any left after that offer to oay theor hoa dues or a % of transfer tax. Its the little things that matter. Also as an agent i always give back .5% of commission to the sellers to help my buyers offers. Ask your agent to do the same!!
@fartoplata- I agree, In my area I’ve seen people who bought their houses in 2015 for 200K now the houses are worth 940K- like, what the hell? No way I’m outbidding anyone. No darn way! After a storm there shall be a calm.
I am a Dave Ransey follower to an extend. I am debt free except for my new mortgage and the only reason I bought a house is because I said "screw 20". By the time I had 20% saved prices had gone up in 2020, if I kept waiting to have 20% again would have taken me another year and a half and I would still be renting today.
Our PMI is only $60 a month and the home appreciated 100k+ in the first year. Losing out on 100k of equity, and potentially being priced out of the market to save $720 a year in PMI just seems ridiculous.
Ok so I purchased my 1st home last year using his and yours advice I watched videos from both of you all and then just tweaked the plan to my income and benefit and safe to say everything worked to my plan so Thanks
Dave Ramsey was good for the start of my debt free journey I got rid of all my consumer debt. I thought I could do the 20% down and the 15 year mortgage but it was just unrealistic in my market. Lol so I decided to jump head first into the market after my credit score went up and used a minimum 3% FTHB program. Best decision I could’ve ever done. The home prices are increasing. And the equity I’m gaining in my home. Went with my credit union to waive PMI. Soooooo the 20% thing for me didn’t make sense.
@@mph5896Why are you asking me? That's what the main comment says happened so I wanted him to explain...I don't think it's possible except for a piggyback 80/10/10.
In truth, many of Dave Ramsey's methods don't make a lot of sense based purely on numbers and he has admitted that quite a few times from what i've seen. I think his plans are more for people to change their habits and mindsets to not rely on taking on more debt
Most his guests live on a very generous and comfortable income, they just don’t know to how to quit buying the most expensive house, car, and running up their credit card. I wish I had their problem.
My PMI is like $60 a month, and with the way home prices are appreciating I could probablly refinance in 1-2 years and not have to pay any at all. The 20% for a downpayment isnt always necessary. Even with the pmi I'm paying several hundred dollars less for a larger, nicer home than I could get renting.
Yes sir. Mine is 68 also. I’m curious how thing will ultimately play out as I did pay at least 20 above last year. My market was so hot I had to pay 12K above appraisal but at the end my payments are in line with what I would pay for renting.
Refinancing cost money. So people really should do their best to have a minimum of 20% down and lock in a great rate because refinancing a home where I’m from Los Angeles area will easily run you 20k. Additionally comparing a mortgage to renting an apartment isn’t an apples to apples comparison. Home ownership is 10x more expensive, just wait until that roof needs replacing and other major repairs, this isn’t to detour from home buying but only to encourage home buyers to actually be able to afford their home
@@theGrayArea2 It can be more expensive (especially to purchase) but the point is that instead of throwing your money away on rent you've invested it. Also before you purchase you can find out how old the roof is and things like that, and make a decision you can afford or are comfortable with. It's all about making a smart investment.
Same! Our PMI is only $31/month. Seriously regret waiting so long saving up for a larger down payment. Even though we had 20% to put down, we ended up holding onto most of it because of how inconsequential the pmi was.
This is exactly what happened to us. Bought a fixer upper in 2018 for $100,000, only put 3% down and paid PMI. Still cheaper than renting. That same house is now worth over $200,000 and we are about to sell and use that money to put 20% down on a construction loan and custom build our dream house. Thank God we bought when we did, or we would have no hope of breaking into the market now.
This man is amazing. I consulted him when I was discouraged about buying a house and he literally explained and broke things down for my husband and I. He knows what he is talking about.
Same thing happens with kids. People tell you to wait until you have the perfect relationship and x amount of money and that you have plenty of time, and should enjoy yourself as long as possible first (whatever that means). By the time you start trying you realise your fertility has bought a retirement home in Florida and gone to live there permanently. The same people who influenced you to delay (maybe because of the disruption it might cause to their lives) start asking why you dont have a kid yet? Like you can just press a magic button and pop them out in your late thirties, no problem.
My parents and my grandparents didn't even put 20 percent down. They did more like 3 to 5 percent. I think Dave's advice worked when rents wasn't 1000, 1500, 2000. If I'm paying that much in rent then you can afford a mortgage in most cases
Single, first time home buyer here. Blessed to be able to have 20% ready for house (within my budget, done my calculations) and looking this year. Personally I'd be ok putting down less than 20 for a house if PMI wasn't such an obvious scam. Im not paying extra to "reassure" a bank I'm a safe bet. If it makes sense for me to put down less than 20 to use cash elsewhere I'll do that, but I'm not giving a bank free money, they already got an interest rate.
I still dont even understand the housing crash of 2008, all those mortgage companies had insurance on subprime loans a default should have ended in insurance making the bank whole.
@@stldweller subprime loans were private securities. many didn't have PMI or require it. many lenders were running scams, second/third mortgages on homes ...none of these had PMI, the nature of the investment securities had leverage. ...consider a single home loan, bundled with hundreds if not thousands of others...sold as a single product, and essentially, bets and leverage made against it. so... say. the value of the loans was 100 mil, the bets for and against it might have been 100 billion. just astronomically fuckery numbers. done over and over again on dogshit rated loans. ....not to mention, when wall street realized shit was going south, they then sold those security products to people knowing they were worthless, for artificially propped up amts. So... your big gov retirement accounts were buying up billions worth of worthless securities. another angle... consider for a moment, during hurricane andrew, in florida, several insurance companies went bankrupt, because they couldn't pay on claims against the policies they had written. I'm sure similar issues to that ...loans were being written at 125% of the value of the home, no income verification, no down payment, adjustable rates. interest only loans (people paying 3-5 yrs and paying zero on the principal/only interest.... while at the same time the interest rates were set to balloon to the stratosphere... so your teaser rate...some people could afford, then because just not possible for thousands and thousands of people) all of these super shitty products, sold as top tier investments. And then... people stopped paying, defaults rose. what's a default. people stop paying. if you're not paying an insurance contract (PMI) who knows if those insurance backstops to loans were even active. and because of deregulation, local banks, or actual community focused entities didn't control loans, hedge funds and big banks did... so a "direct to foreclosure" model was adopted... where as maybe in bygone eras... local banks might work with a home borrower to figure out late payments/repayments. nope.. hedge funds cut their losses. tried to flip homes from foreclosures... and this was even before large scale foreclosures occurred. it truly is a colossal soup of fuckery. this idea no one saw it coming is laughable as fuck.
Love this I did exactly the same breakdown with my brother he had 3% to buy 4 years ago. And he Decided to wait . I bought 2017 with 3% down. I am now in my second house and had extra money from my first house to buy an investment property. Do your best to keep your debt to income low and have 3%- 5% ready.
I bought with a USDA loan in September 2020. Did zero down, 2.5% fixed for 30 years, 2600 sq ft, and $265K just outside Austin. I was happy to get it and the market was already getting crazy. The price I paid was already $10K over asking. Final mortgage was $1900, which was about what rent would be for a similar house. One year later, my house is worth $385K, my mortgage stayed the same, but rents on similar homes are $400 more a month. I’m glad I didn’t do it the Dave Ramsey way. I would have been priced out, not to mention unable to compete with a USDA loan.
I love your chanel. My husband and I are 24 and 26 and recently realized we had home buying power. We used to think we needed 100,000 saved before even thinking about it but we realized that we're paying $800+ in rent, and saving 500 each monthly with very good credit. So of we tack on another 300, that we could afford a mortgage payment. We have savings for closing costs and DPA covers our 3% for conventional and we walk away without touching our checking account at all
Home ownership is part of what gets a person into a good place, waiting to be in a good place may never happen as long as you're throwing money away on rent. The better idea is get a house below what it seems you can get. This is why the term starter home exists. Although I see it's getting hard to do right now
I am one of the living proof that this works. Refinance after one year will more than 20% equity. Move from FHA to Conventional, and dropped my PMI. This is beautiful and I à am ready to start again and build that portfolio.👌🏾
I live in a high priced market so I went with the 5% route. It took about 5 years to have over 20% with the pay down and appreciation. 11 years later I have 200k in equity and a cheap mortgage compared to rent.
I started your Chanel and "Win The House You Love" last year. The Knowledge I received from both of your channels was perfect! My husband and I closed on The house we loved on December 6th! Thank you for creating these informative videos!
Consider also playing with the numbers as you might be getting a better rate if you put less down. Get the better rate then just put the rest down afterwards to get rid of PMI. Having great lender explain and helping you save is top on my list.
First time home buyer in Houston, Tx I didn’t use a realtor I did all the footwork myself got a 4 bedroom 2 bath 2160 square feet the owners weren’t budging from 165,000. So I paid for the closing and 3.5 percent down payment ended up spending 19,000 roughly. After the appraisal I walked into 40k of equity. I’ve been watching your videos taking notes. I’m the first one in my family to purchase a house. It’s the not knowing that scares people away. Thanks
I'm in the process of purchasing my next home. I have the 20% and closing costs for a 350,000 (but looking good to 250k-300k) home but I'm going to put down about 10% for the down payment. My PMI is going to be about $45 a month. I made the decision not to put full 20% amount due to that I can save that money future project, investments, and etc. I was on the mind set of no PMI but due to having an excellent credit score the PMI wasn't so bad. My 2nd that I had purchased in 2013 had a PMI of $85 a month for $80,000 and I had a score around 740 at that so I could only image the PMI for a more expensive home at that time. In an idea world 20% would be great but it would take forever to save that amount of money.
I have purchased 3 houses with $0 down using the VA loan, I have two rentals and just sold one for a huge profit. It was always cheaper to get a mortgage instead of renting, if it makes sense for your situation, do it.
I’ve been watching your channel since 2019 and where I started, I feel I’ve come a long way. I’ve never had the perfect scenario, I’ve never had 20% down, a good credit score and debt free. I had two babies in my early 20’s and bought a 3 year old vehicle that would have been my mortgage, and I would have had an apartment but life happens and now I can’t afford to rent there. 😅 But with income tax season coming up, my credit score is better and I’m hoping to buy a cheaper home that I can afford, that’s maybe a little farther out of town. We’ll see! I’ve made my mind up to buy what I can afford even if it’s not perfect, but it will work 😊
Take all the information and advice from the “experts” and then form it into what works best for you. I took some of the things Javi said and some of the things other YTers have said. Also my realtor gave me great advice. But do what’s best for you. Only you know what’s best for you.
Probably a dumb question, but does the realtor work for my benefit, or for the seller's benefit if I'm trying to buy? Or does the seller have a separate realtor and my realtor negotiates with their realtor on the price? Like two lawyers negotiating with each other?? Again this is probably a dumb question. Where can I find out more about this?
Thank you so much for this video. I've been going back and forth with myself about what to do for the last few months and this is exactly what I needed to hear.
I'm always in the middle with this. Trying to understand and prepare the best I can but knowing when to jump and following through. It's all about knowing when and handling whatever comes when you do
Interesting points , saving at the moment to afford a monthly house payment (conservatively taking into account utilities, maintenance, current budget/cost of living spend, and assuming 401k contribution). Great point that folks need to consider the potential cost of waiting to buy (rising home prices = bigger DwnPymt, no equity, ) vs continuing to save.
Javier! Why didn’t you do this video 3yrs ago. I started following Dave since 2019. & been holding off bc the 20% payment 🤦🏻♀️good job on explaining the scenarios
because now he can justify his advice by looking back and knowing what happened - all these guys leave out their bad deals and highlight their successes its how they build their channel
As a former die hard Financial Peace University grad I definitely look back at all my extremely strong held beliefs stemming from what I learned from Dave and think dang I wasted a lot of time. When I do something I do it big. So I was determined not to buy a home in So-Cal until I had 20% and/or I could pay my mortgage off in at most 20 years. 😭 That’s basically an impossibility in my area unless you’re wealthy. I can’t be too mad at myself as I was just trying to be responsible and truly financially secure. But now I wish I had had a better plan then.
Dave actually says 10% minimum but recommends 20% because of PMI. It’s a different set of goals. If your primarily goal is to stop renting and buy a house ASAP, sure 3-5% is fine. Dave’s goal is to be in a position where you can own your house free and clear ASAP with no mortgage/payments. If that’s your goal, a larger down payment (or smaller house) is the plan. Just depends on what your individual goals are. Btw, neither should be done for “dads approval”
Thanks for sharing. This is something I kinda stress about but mainly because my area in CA has no 270k or even 350k houses…most homes are selling around $600k in my area so it makes it feel like I’m saving for that 20%
My man! That was a great video. Every home purchase comes with an element of risk but that’s life. I love your approach to this topic and hopefully lots of folks that don’t have a “perfect portfolio” can become home owners and improve their lives. Great work.
I understand your point, but I feel the time frames you mentioned are outliers for mortgage prices. The conservative saving approach isn’t effected that much when you factor in the typical 3-5% yearly rise. I don’t think I’d ever afford a house if prices continuously rose like the two you compared.
Good video...! Inflation is hard to keep up with the price of homes going up year to year. This is the point I make to others when I'm asked as an investor . Glad you are pointing out to your viewers.
I think this was a great video. Something else I've always thought about is the fact that being able to have something now is WORTH spending the extra few thousand dollars of extra interest or whatever the case may be, versus suffering through dealing with your old shitty situation for another year or two or three. Obviously I'm not saying ANY interest rate is worth it but just use your brain and see what's reasonable. Same goes for a car loan. Just because your current car "gets you from a to b" doesn't mean you should hold onto it just to save yourself an extra few bucks when you could be enjoying life a lot more and not worrying about it breaking down all the time if you spend the money on a car loan. You can always pay it off early anyway. But I feel like people like Dave Ramsay would have people living in a crack house for years while they scrape together every penny into their savings rather than getting a loan on a house now and spending the extra money on interest over time. Happiness in life is worth more than just money.
3% down of $270,000 = $8,100 so you’ll be paying interest on the rest of the $268,900 if your doing the bare minimum your definitely not doing a 15 year loan, most likely 30 year so you’ll have a higher interest on your loan on top of having to borrow more you’ll also be paying the interest back twice as long, if you couldn’t save up the 20% without a home mortgage what makes people think they’ll be able to pay off all the extra interest by taking the 3% down ? Especially if your a first time home buyer looking to start a family if you couldn’t save up without a family then it’s going to be that much tougher with kids an all that interest still need to be paid off I can’t tell you how the economy will be in the next 15 years let alone 30 years…
I thought Javier made some good points. I found this helpful . The considerations of timing on purchasing a home can be complex and muli-faceted. It"s good to hear this perspective.
I chose option one. I like Dave Ramsey, I used his snowbowl method to pay down a lot of my debt in a short time. However, I put 5% down cause it gave me the best score/rate, paying extra for a down payment would just get me closer to paying down my 20% and PMI (which is only a $27 difference in my monthly mortgage payment). With 5% down and closing cost I was able to save an extra $7000 to keep in our savings after our house purchase to save for an emergency fund. I used your & Kyle's videos Javier for reference to prepare us for the buying process. Daddy Dave has great advice on how finances should be, it should be something we all should work for to become, however, taking a leap when you are half way there is necessary. Thanks for all the advice 🙏 and helping us to get our first home.
I’m waiting 2.5-3 years to start looking because I want my credit score to be as high as possible, and I want to save a lot of money to comfortably have cash to close AND at least 6-8 months reserves/general savings. And hopefully the market happens to be a little more buyer friendly😌
So you just missed the whole point of this video. The exact scenario he just described will cost you a lot of money, not to mention interest rates will be higher in 2 to 3 years from now, which means you will be able to afford less than now. I will tell you my sister bought their house a little over a year amd a half ago, they are up 100,000 dollars in equity in real life. Waiting will cost you more than you know. Your credit score doesn't matter once it is over 640, you will not get that much better of an interest rate. But hey, you have it all figured out.
@@derrickstewart9485 And you, SIR, in a haste to strike down (for some reason) the plan I have laid out for myself, completely missed everything else I said outside of credit score. I appreciate thoughtful suggestions because that’s what this should be about, but don’t just cut me down because you think I’m being a know it all (as you suggested).
@@derrickstewart9485 It's actually 740, not 640. They will give the same rate to a person with a 740 credit score, as they do to a person with an 800 credit score. But there's a BIG difference between 640 and 740.... But hey, "you have it all figured out," right? Lol
Simply owning a home is not cheap. Appliances mess up. Leaks do happen, plumbing messes up, septic tank backs up, the faucet leaks, floor needs to be redone, A/C quits the needs of maintaining a home plus making payments and PMI, etc just accumulates if your not ready for that that's when stress will kick in! That's not even including any life expectancy car brakes down, heath decline loss of job etc. Renting and creating a safety net for a house seems right
I speak from being young and buying my first house with 0% down and then the market tanks, to buying with 3.5% and having 75K+ in equity and selling, to now having around 100K in equity and buying our dream home. I never had the chance to save for 20% down, partly due to dumb decisions but never found it to be smart to dump so much cash. Now with owning a rental and our dream home we did payoff all our debt and will have a cushion, but that is more for peace of mind given two mortgages is more risk. I would say get over a 740 credit score!
I like your plan, but I’ve been looking around for coops in NYC & they all asked for 20% down payments. I decided to follow Dave’s advice. I kept on saving till I was ready. I was debt free, save 20% down payments & bought a coop for $175k. Don’t forget fees that that you need to purchase a coop. appraisal fees, credit check fees, criminal fees, application fees, lawyers’ fees. Home owners insurance at closing time. They did tell me that have your check book ready at closing time. Renting in NYC is about $1800 - $2,000.
Brought my house Oct. 2020 it was a impulsive decision but the best decision I ever made and wouldn’t change it!!! 2.8 interest rate, 3.5% down. I’m from Philadelphia house in my area now are up 60-100k since o brought my house
I used to be team 20% no matter what, but then did the math for my own situation. What I was concerned about was paying the $700 spread between my rent and my mortgage including PMI, insurance, and taxes. The $700 can be invested, used to pay down the mortgage to get rid of PMI sooner, or just saved for a rainy day. If the rent where I am wasn’t so outrageous I would just wait to buy, but I want access to that $700 each month so I’m moving forward with less than 20%. I would call 20% overprepared, it’s just different for everyone what they need and the impact of their choice.
Best thing I ever did was get an 80/20 and then refinance. Then after a few years I cashed out the equity and bought a different home using JUST THE EQUITY from the first place. Now I own a home with no mortgage. Hate all you want Ramsey followers - sometimes it makes sense to take on debt instead of paying someone else's mortgage by paying them rent.
💯 agree. The Ramsey plan is a no-risk way of safely approaching wealth. It’s meant to be a solution for anybody. Your way is riskier but yields more success.
More specifically you didn't "cash out" equity you did a refinance which isn't free money as you're trying to depict here. So whatever cash you got out will need to be paid back via a new mortgage "refinance"
This is such an eye opening video. Thank you for knocking some holes on our thinking. I had that formula in my head and now am looking at your common sense approach. Thanks again!
I always enjoy this topic. I challenge you to run the numbers on only putting 6% down on a home with PMI VS 20% down and include the differences in interest and PMI as principal payments to keep the monthly line item the same. I have already done this and if you put 20% down and apply the cost of what PMI and interest are to the principal. You’ll save nearly $200k and 12 years on a 300k home @ 6% interest. Run the numbers, it’s better to wait, you’ll even pay it off sooner. Regardless, buying a home is great, there’s just better ways to accomplish the task than others.
Great content Javier! I'm a loan officer in Michigan just starting a similar channel. Super curious what presentation tech you used in this video to show drawings while split screen with your face in left window. Also curious what camera you are using. If you don't care to share your secrets that's completely fine, keep up the great work/content!
Also, (after reading some comments), I don’t think this is his way of pushing people to buy a home to benefit himself (or other realtors). He is just saying that not everything has to be “perfect” to buy a home, taking the pressure off of yourself and removing some unnecessary anxiety. As always, do what’s best for your life. None of these people in real estate can tell you what’s best for your life (because they’re not the boss of you!); they’re just offering the options based on the financial information you provided.
Husband and I bought our home in 2019; put about 12%, which was about $56,000. Our house is in CA, and total price at $474,000. After a year we refinanced to a conventional loan and our payment is much better now. Not to mention our house is now worth about $640,000 😱
I think which option is better depends on: (1) how risk-averse you are (2) opportunity cost -- during the years you are saving for the 20% down payment, put the money in stock market and let it grow there
I agree in that specific situation but how often does value increase 100k over the course of 2 years? As happy as I would be buying a house and it going up that much in value I would argue that if I did say buy a 400k house and it went down by the same amount I would be far more upset on the happiness scale than I would be happy if your situation came true. Fortunately if the market does eventually even out all of the people buying overpriced houses will realize what they have done and may end up foreclosing. That’s when I’d buy
This was a great video. I'm a perfectionist type person. While I wasn't going to wait till I had 20% down. I did not like the idea of having to pay PMI. But you opened a new perspective to me. Always coming through with great info for us regular folks lol
On your example of when you pay for a $370,000 home. And you have to have about $80,000 down payment which is a 20%. What will your monthly mortgage be well it still be $900 a month compared to the $1400 a month? A while ago up.
This entire argument is extremely contextual. You’ve chosen a 2-year period with an astronomical housing market spike, which makes the equity gains appear enticing and the opportunity cost seem insurmountable. This framework would be more useful if you showed Best Case, Inflation Only, and Worst Case scenarios for the same house price. I get that it’s hard being a realtor and a home buyer right now, but pragmatism can’t go completely out the window.
This is a great point and I’m glad that you made this video. It would take a first time homebuyer with an average income *years* to save up enough for a 20% down payment in this market at these prices. It would help me if everyone followed Ramsey’s advice because there’d be far fewer people buying homes, but I don’t think it’s practical for most people.
I think it is all true only in the sellers market. Makes sense right now I. Oct 2022 to wait for prices to drop, while you are saving up for that 20%. All depends on the timing and the market conditions
Hey Javier! Love the content and appreciate the information. Would you be able to do a video on, “Best ways to make your offer stand out”. In the event of a bidding war? Thank you !
To all those saying you’d refinance to get rid of PMI, definitely think about the new property taxes you’d have to pay. Sometimes it makes sense not to refi to get rid of pmi because property taxes would cost more than the savings. Makes sense not to if your home goes from 500k to 700k, but if it went from 200k to 275k… maybe?
Hmmm.🤔 You do realize that you will have to pay the higher taxes anyway, right? The mortgage company is going to raise your house payment amount if they are not getting enough to cover them in your escrow account at the end of the year. You cannot get by with not paying property taxes one way or another.
On average house in NY area - 750K, 20% down is 150K, good luck saving that, plus ~50K closing and plus emergency fund.. We put 10% down on 550k house and have PMI $67..
I appreciate you Javier, I am in the process of buying my first home. I appreciate you saying that the Dave Ramsey plan is safe. I am a Ramsey fan. Because of his principles of handling money Gods way and grandma’s way. So I am now debt free saving for 3.5 % down and no realtor fees, closing cost on new home being built 1000.00. It’s a 320,000 house. I am getting a 15 year mortgage, and will have the house paid off in 3 to 5 years because, 1 I am not giving anymore money to credit card debt, and loans. The whole point of his principles are your most valuable tool to becoming wealthy is your income. If your paying on debt, you missing out on growth. the money you could have set aside for your future. I agree with you on not putting 20% down. Because my income has increased almost 3x and projected to be 4x this year. I will be able to pay my house off in 3 to 5 years. And have 6 months saved for emergencies and putting 15% into retirement. We love Javier thanks again for all your advice. I just wanted to elaborate on the Ramsey principles. Thanks again
For those who rent, that time you spend saving for that 20% while paying rent is going into a black instead of going towards your home. Could easily be 24k+ for many.
Since markets are far different today and things have really been driven up wouldn't it be best NOW for 20% but maybe back then when markets weren't running then ok 5-10% would be fine.
I'm trying to find some information that covers this, but how do I do the math to see if it makes sense to buy a home if I plan on living in it for no more than 5 years?
So, if I put in 5%, and pay PMI, and then after say 4 years I have paid the remaining 15 percent to be able to skip PMI, I would then have to re-negotiate, right? If interest has gone from 3.5% to 8% on my remaining loan balance, I’d be pretty screwed. Or am I missing something? Would they let me keep my old loan interest rate?
I have never heard of you before, but loved this video. I bought my house at 20 back in 2019 for $197,500. My father thought I was insane and was encouraging me not to. I didn’t care if the market went up or down, because my mortgage was going to be roughly $1250 for a 3 bed 2 bath house with a yard for my 2 dogs. Vs my 1 bedroom apartment was raising my rent from $800 to $1050 a month. I had a few thousand to cover my inspections, closing costs, etc. and figured it was a no brainer. Now my home is up $150,000 in equity, I refinance for a better interest rate, and got my mortgage insurance dropped from the equity and my mortgage is now $1010. Best decision I’ve ever made
You are the comment that I can really relate to and apply to my life. Not like Dave Ramsay guests on his shows bragging about making $160k+/year with a $500k house and a few Mercedes, struggling with finance problems.
@@tiberianexcalibur Thank you. Dave Ramsey can be a huge help to many people who struggle with debt. However his advice isn’t practical most of the time.
@Beni I have a locked in rate of 2.85 percent.
@Beni the rates are locked once you signed the papers. One of the things he has to worry about is property taxes that goes up every year due to rising value of homes.
Where did you buy a 3 bed / 2 bath house with a yard for less than $200K in 2019?
Dave Ramsey is NOT housing market daddy - Javier is the true housing market ZADDY
hey!! i know you how cool - I actually stated listening to your channel since I am in the market to buy a house. You got a lot of great information for first time homebuyers. thanks
Jajajajaja
Lol 😂
😂😂😂
Well he was in the bussiness for a long time dude.
Javier! This is exactly what has happened to me! My husband and I were starting to browse the market and we were like okay cool we need to save about 60K and in a couple years we can get a house, and now we still don't have 20% and houses are SO much more expensive! ughhhhhh :(
2023 due to inflation, house prices will drop. Yeah interest rates will go up. Don’t be afraid of this. Look at the interest rates for the last 5-8 years… they were about what they are today.
@@31joito They aren't going to go down THAT much, the issue is supply and demand in a lot of places.
I would not bother with trying to save 20% down. Just pay the PMI. If you get a standard loan (not FHA), you can get an appraisal later on if the value goes up to drop the PMI after a certain criteria is met.
@@31joito If you’re in the Phoenix area like Javier, I doubt the prices are going to drop next year. Hundreds, if not thousands of people are moving to this area every day.. it’s not slowing down and the demand is going up every day. I have friends who are “waiting on the sideline” for the market to crash
@@therainbro I'm in the Phoenix area and I agree at this point it looks like the demand is going to keep pushing prices up even with interest rates creeping up..
Great video, that’s exactly what I did. I closed on my first home in Dec 2020, it was a fixer Upper, valued at $150k similar property in the area were $165k move-in-ready. We settled at $140k. Got a Conventional with 2.5% loan. today I have a comfortable monthly payment and about $25k-$30k in equity, I call it “my bridge” home because it will help me get to the home I really want to live in a few years.
That’s Awesome good for you 👍
I am praying and looking this year for my first home
Me too
This is precisely what happened to me. I had the 3-5% in 2019 but I still owed a little on my car and was waiting for some raises to kick in. Now I’m sitting with my 20% down, closing costs and emergency fund, and nearly priced out of the market. Although, it’s a little unfair of a comparison because when the hell has housing ever moonshotted in such a sharp period of time? Apples to oranges.
If you got 20% down and feel outpriced. Find a home you like do 3.5% down make a high offer use the rest to buy down interest rates or if you qualify for conventional you can buy out pmi upfront. The leftover is closing cost and w.e is left , offer it over appraisal to the seller. If you have any left after that offer to oay theor hoa dues or a % of transfer tax. Its the little things that matter. Also as an agent i always give back .5% of commission to the sellers to help my buyers offers. Ask your agent to do the same!!
Thanks for the free advice. I’ll sock it away for if things start getting desperate.
@fartoplata- I agree, In my area I’ve seen people who bought their houses in 2015 for 200K now the houses are worth 940K- like, what the hell? No way I’m outbidding anyone. No darn way! After a storm there shall be a calm.
@@ritoa.5946 Hey bro do you work in the southern cali area
I am a Dave Ransey follower to an extend. I am debt free except for my new mortgage and the only reason I bought a house is because I said "screw 20". By the time I had 20% saved prices had gone up in 2020, if I kept waiting to have 20% again would have taken me another year and a half and I would still be renting today.
Our PMI is only $60 a month and the home appreciated 100k+ in the first year. Losing out on 100k of equity, and potentially being priced out of the market to save $720 a year in PMI just seems ridiculous.
Same boat but my equity didn’t go up as much as you. 5 percent down in my case
@Beyond Tribalism in my case I borrowed 314K.
@Beyond Tribalism Bought house for 420k in Tampa, FL in Nov 2020. Borrowed 378k; put 10% down.
Ok so I purchased my 1st home last year using his and yours advice I watched videos from both of you all and then just tweaked the plan to my income and benefit and safe to say everything worked to my plan so Thanks
Congrats @Tracey G! 🎉
Dave Ramsey was good for the start of my debt free journey I got rid of all my consumer debt. I thought I could do the 20% down and the 15 year mortgage but it was just unrealistic in my market. Lol so I decided to jump head first into the market after my credit score went up and used a minimum 3% FTHB program. Best decision I could’ve ever done. The home prices are increasing. And the equity I’m gaining in my home. Went with my credit union to waive PMI. Soooooo the 20% thing for me didn’t make sense.
Can you have PMI waived without putting 20% down?
Yes if you went with a conventional loan. But It can not be waived with an FHA loan unless you refinance
Why do I keep thinking this guy paid in extra points upfront and was marketed no PMI by the bank?
@@olfab1 Why would a lender waive PMI? That is the cushion the lender requires to give you a loan.
@@mph5896Why are you asking me? That's what the main comment says happened so I wanted him to explain...I don't think it's possible except for a piggyback 80/10/10.
In truth, many of Dave Ramsey's methods don't make a lot of sense based purely on numbers and he has admitted that quite a few times from what i've seen. I think his plans are more for people to change their habits and mindsets to not rely on taking on more debt
He was chastising a guy for buying a brand new car when a used older model was more than the new car!
Most his guests live on a very generous and comfortable income, they just don’t know to how to quit buying the most expensive house, car, and running up their credit card. I wish I had their problem.
Fools proof advice
My PMI is like $60 a month, and with the way home prices are appreciating I could probablly refinance in 1-2 years and not have to pay any at all. The 20% for a downpayment isnt always necessary. Even with the pmi I'm paying several hundred dollars less for a larger, nicer home than I could get renting.
Yes sir. Mine is 68 also. I’m curious how thing will ultimately play out as I did pay at least 20 above last year. My market was so hot I had to pay 12K above appraisal but at the end my payments are in line with what I would pay for renting.
Yeah same PMI for me wasn’t as bad as i thought it would be, mines even less
Refinancing cost money. So people really should do their best to have a minimum of 20% down and lock in a great rate because refinancing a home where I’m from Los Angeles area will easily run you 20k. Additionally comparing a mortgage to renting an apartment isn’t an apples to apples comparison. Home ownership is 10x more expensive, just wait until that roof needs replacing and other major repairs, this isn’t to detour from home buying but only to encourage home buyers to actually be able to afford their home
@@theGrayArea2 It can be more expensive (especially to purchase) but the point is that instead of throwing your money away on rent you've invested it. Also before you purchase you can find out how old the roof is and things like that, and make a decision you can afford or are comfortable with. It's all about making a smart investment.
Same! Our PMI is only $31/month. Seriously regret waiting so long saving up for a larger down payment. Even though we had 20% to put down, we ended up holding onto most of it because of how inconsequential the pmi was.
This is exactly what happened to us. Bought a fixer upper in 2018 for $100,000, only put 3% down and paid PMI. Still cheaper than renting. That same house is now worth over $200,000 and we are about to sell and use that money to put 20% down on a construction loan and custom build our dream house. Thank God we bought when we did, or we would have no hope of breaking into the market now.
This man is amazing. I consulted him when I was discouraged about buying a house and he literally explained and broke things down for my husband and I. He knows what he is talking about.
“It’s not going to be perfect but it can be good enough.” ✨ I appreciate the words of encouragement!
Same thing happens with kids. People tell you to wait until you have the perfect relationship and x amount of money and that you have plenty of time, and should enjoy yourself as long as possible first (whatever that means). By the time you start trying you realise your fertility has bought a retirement home in Florida and gone to live there permanently. The same people who influenced you to delay (maybe because of the disruption it might cause to their lives) start asking why you dont have a kid yet? Like you can just press a magic button and pop them out in your late thirties, no problem.
My parents and my grandparents didn't even put 20 percent down. They did more like 3 to 5 percent. I think Dave's advice worked when rents wasn't 1000, 1500, 2000. If I'm paying that much in rent then you can afford a mortgage in most cases
Yeah it’s wild rent is essentially throwing away your money on PMI and interest.
Single, first time home buyer here. Blessed to be able to have 20% ready for house (within my budget, done my calculations) and looking this year. Personally I'd be ok putting down less than 20 for a house if PMI wasn't such an obvious scam. Im not paying extra to "reassure" a bank I'm a safe bet. If it makes sense for me to put down less than 20 to use cash elsewhere I'll do that, but I'm not giving a bank free money, they already got an interest rate.
That is what I call the Mendoza line , FY PMI
I still dont even understand the housing crash of 2008, all those mortgage companies had insurance on subprime loans a default should have ended in insurance making the bank whole.
@@stldweller subprime loans were private securities. many didn't have PMI or require it. many lenders were running scams, second/third mortgages on homes ...none of these had PMI, the nature of the investment securities had leverage. ...consider a single home loan, bundled with hundreds if not thousands of others...sold as a single product, and essentially, bets and leverage made against it. so... say. the value of the loans was 100 mil, the bets for and against it might have been 100 billion. just astronomically fuckery numbers. done over and over again on dogshit rated loans. ....not to mention, when wall street realized shit was going south, they then sold those security products to people knowing they were worthless, for artificially propped up amts. So... your big gov retirement accounts were buying up billions worth of worthless securities.
another angle... consider for a moment, during hurricane andrew, in florida, several insurance companies went bankrupt, because they couldn't pay on claims against the policies they had written. I'm sure similar issues to that ...loans were being written at 125% of the value of the home, no income verification, no down payment, adjustable rates. interest only loans (people paying 3-5 yrs and paying zero on the principal/only interest.... while at the same time the interest rates were set to balloon to the stratosphere... so your teaser rate...some people could afford, then because just not possible for thousands and thousands of people) all of these super shitty products, sold as top tier investments. And then... people stopped paying, defaults rose. what's a default. people stop paying. if you're not paying an insurance contract (PMI) who knows if those insurance backstops to loans were even active. and because of deregulation, local banks, or actual community focused entities didn't control loans, hedge funds and big banks did... so a "direct to foreclosure" model was adopted... where as maybe in bygone eras... local banks might work with a home borrower to figure out late payments/repayments. nope.. hedge funds cut their losses. tried to flip homes from foreclosures... and this was even before large scale foreclosures occurred.
it truly is a colossal soup of fuckery. this idea no one saw it coming is laughable as fuck.
Love this I did exactly the same breakdown with my brother he had 3% to buy 4 years ago. And he Decided to wait . I bought 2017 with 3% down. I am now in my second house and had extra money from my first house to buy an investment property.
Do your best to keep your debt to income low and have 3%- 5% ready.
I bought my second home in 2020 with five percent down, 15 year fixed, 2.25%, and pmi of $16. So happy.
I bought with a USDA loan in September 2020. Did zero down, 2.5% fixed for 30 years, 2600 sq ft, and $265K just outside Austin. I was happy to get it and the market was already getting crazy. The price I paid was already $10K over asking. Final mortgage was $1900, which was about what rent would be for a similar house. One year later, my house is worth $385K, my mortgage stayed the same, but rents on similar homes are $400 more a month. I’m glad I didn’t do it the Dave Ramsey way. I would have been priced out, not to mention unable to compete with a USDA loan.
I love your chanel. My husband and I are 24 and 26 and recently realized we had home buying power. We used to think we needed 100,000 saved before even thinking about it but we realized that we're paying $800+ in rent, and saving 500 each monthly with very good credit. So of we tack on another 300, that we could afford a mortgage payment. We have savings for closing costs and DPA covers our 3% for conventional and we walk away without touching our checking account at all
Home ownership is part of what gets a person into a good place, waiting to be in a good place may never happen as long as you're throwing money away on rent. The better idea is get a house below what it seems you can get. This is why the term starter home exists. Although I see it's getting hard to do right now
I am one of the living proof that this works. Refinance after one year will more than 20% equity. Move from FHA to Conventional, and dropped my PMI. This is beautiful and I à am ready to start again and build that portfolio.👌🏾
I live in a high priced market so I went with the 5% route. It took about 5 years to have over 20% with the pay down and appreciation. 11 years later I have 200k in equity and a cheap mortgage compared to rent.
I wish I could find a house for under $500K in a nice neighborhood with great schools in Los Angeles, CA 😭 The house I'm looking now is $780!
I started your Chanel and "Win The House You Love" last year. The Knowledge I received from both of your channels was perfect! My husband and I closed on The house we loved on December 6th! Thank you for creating these informative videos!
Consider also playing with the numbers as you might be getting a better rate if you put less down. Get the better rate then just put the rest down afterwards to get rid of PMI. Having great lender explain and helping you save is top on my list.
That’s why I called Tits McGee. My earnings quadruped. Just kidding guys. Don’t fall for comments like that they are a scam.
First time home buyer in Houston, Tx I didn’t use a realtor I did all the footwork myself got a 4 bedroom 2 bath 2160 square feet the owners weren’t budging from 165,000. So I paid for the closing and 3.5 percent down payment ended up spending 19,000 roughly. After the appraisal I walked into 40k of equity. I’ve been watching your videos taking notes. I’m the first one in my family to purchase a house. It’s the not knowing that scares people away. Thanks
I'm in the process of purchasing my next home. I have the 20% and closing costs for a 350,000 (but looking good to 250k-300k) home but I'm going to put down about 10% for the down payment. My PMI is going to be about $45 a month. I made the decision not to put full 20% amount due to that I can save that money future project, investments, and etc. I was on the mind set of no PMI but due to having an excellent credit score the PMI wasn't so bad. My 2nd that I had purchased in 2013 had a PMI of $85 a month for $80,000 and I had a score around 740 at that so I could only image the PMI for a more expensive home at that time. In an idea world 20% would be great but it would take forever to save that amount of money.
Do you know What would the pmi on a 420,000 house look like??
I have purchased 3 houses with $0 down using the VA loan, I have two rentals and just sold one for a huge profit. It was always cheaper to get a mortgage instead of renting, if it makes sense for your situation, do it.
Thats what i am planning on doing in a few months
Thought you had to use house as your primary with a VA loan, it can't be secondary or income?
@@a.miller8316 you have to live in your primary for at least a year then you can move out and turn it to a rental
I’ve been watching your channel since 2019 and where I started, I feel I’ve come a long way. I’ve never had the perfect scenario, I’ve never had 20% down, a good credit score and debt free. I had two babies in my early 20’s and bought a 3 year old vehicle that would have been my mortgage, and I would have had an apartment but life happens and now I can’t afford to rent there. 😅 But with income tax season coming up, my credit score is better and I’m hoping to buy a cheaper home that I can afford, that’s maybe a little farther out of town. We’ll see! I’ve made my mind up to buy what I can afford even if it’s not perfect, but it will work 😊
Wish i would've bought in my area 2 years ago with 5% 🤥 I found Dave right before the panda and thought i really needed 20% 😪. Life lessons lol
Take all the information and advice from the “experts” and then form it into what works best for you. I took some of the things Javi said and some of the things other YTers have said. Also my realtor gave me great advice.
But do what’s best for you. Only you know what’s best for you.
Probably a dumb question, but does the realtor work for my benefit, or for the seller's benefit if I'm trying to buy? Or does the seller have a separate realtor and my realtor negotiates with their realtor on the price? Like two lawyers negotiating with each other?? Again this is probably a dumb question. Where can I find out more about this?
@@KP99 your realtor work for you. Then you have the listing realtor that works for the seller. They both assist their clients in negotiations
Thank you so much for this video. I've been going back and forth with myself about what to do for the last few months and this is exactly what I needed to hear.
I'm always in the middle with this. Trying to understand and prepare the best I can but knowing when to jump and following through. It's all about knowing when and handling whatever comes when you do
Interesting points , saving at the moment to afford a monthly house payment (conservatively taking into account utilities, maintenance, current budget/cost of living spend, and assuming 401k contribution). Great point that folks need to consider the potential cost of waiting to buy (rising home prices = bigger DwnPymt, no equity, ) vs continuing to save.
Javier! Why didn’t you do this video 3yrs ago. I started following Dave since 2019. & been holding off bc the 20% payment 🤦🏻♀️good job on explaining the scenarios
because now he can justify his advice by looking back and knowing what happened - all these guys leave out their bad deals and highlight their successes its how they build their channel
As a former die hard Financial Peace University grad I definitely look back at all my extremely strong held beliefs stemming from what I learned from Dave and think dang I wasted a lot of time. When I do something I do it big. So I was determined not to buy a home in So-Cal until I had 20% and/or I could pay my mortgage off in at most 20 years. 😭 That’s basically an impossibility in my area unless you’re wealthy. I can’t be too mad at myself as I was just trying to be responsible and truly financially secure. But now I wish I had had a better plan then.
big Dave fan here,
what would you do different?
I just told my 23 year old daughter the same thing! She just got approved to buy a house. First time viewer & new subscriber!
Dave actually says 10% minimum but recommends 20% because of PMI. It’s a different set of goals. If your primarily goal is to stop renting and buy a house ASAP, sure 3-5% is fine. Dave’s goal is to be in a position where you can own your house free and clear ASAP with no mortgage/payments. If that’s your goal, a larger down payment (or smaller house) is the plan. Just depends on what your individual goals are.
Btw, neither should be done for “dads approval”
Thanks for sharing. This is something I kinda stress about but mainly because my area in CA has no 270k or even 350k houses…most homes are selling around $600k in my area so it makes it feel like I’m saving for that 20%
My man! That was a great video. Every home purchase comes with an element of risk but that’s life. I love your approach to this topic and hopefully lots of folks that don’t have a “perfect portfolio” can become home owners and improve their lives. Great work.
I agree with you. I love Dave, but am so grateful I bought my 155000 house with only 3 percent down in Colorado when I did .
I understand your point, but I feel the time frames you mentioned are outliers for mortgage prices. The conservative saving approach isn’t effected that much when you factor in the typical 3-5% yearly rise. I don’t think I’d ever afford a house if prices continuously rose like the two you compared.
Good video...! Inflation is hard to keep up with the price of homes going up year to year. This is the point I make to others when I'm asked as an investor . Glad you are pointing out to your viewers.
I think this was a great video. Something else I've always thought about is the fact that being able to have something now is WORTH spending the extra few thousand dollars of extra interest or whatever the case may be, versus suffering through dealing with your old shitty situation for another year or two or three. Obviously I'm not saying ANY interest rate is worth it but just use your brain and see what's reasonable. Same goes for a car loan. Just because your current car "gets you from a to b" doesn't mean you should hold onto it just to save yourself an extra few bucks when you could be enjoying life a lot more and not worrying about it breaking down all the time if you spend the money on a car loan. You can always pay it off early anyway. But I feel like people like Dave Ramsay would have people living in a crack house for years while they scrape together every penny into their savings rather than getting a loan on a house now and spending the extra money on interest over time. Happiness in life is worth more than just money.
3% down of $270,000 = $8,100 so you’ll be paying interest on the rest of the $268,900 if your doing the bare minimum your definitely not doing a 15 year loan, most likely 30 year so you’ll have a higher interest on your loan on top of having to borrow more you’ll also be paying the interest back twice as long, if you couldn’t save up the 20% without a home mortgage what makes people think they’ll be able to pay off all the extra interest by taking the 3% down ? Especially if your a first time home buyer looking to start a family if you couldn’t save up without a family then it’s going to be that much tougher with kids an all that interest still need to be paid off I can’t tell you how the economy will be in the next 15 years let alone 30 years…
I thought Javier made some good points. I found this helpful . The considerations of timing on purchasing a home can be complex and muli-faceted. It"s good to hear this perspective.
You're amazing love your videos. Pls keep helping us.
I chose option one. I like Dave Ramsey, I used his snowbowl method to pay down a lot of my debt in a short time. However, I put 5% down cause it gave me the best score/rate, paying extra for a down payment would just get me closer to paying down my 20% and PMI (which is only a $27 difference in my monthly mortgage payment). With 5% down and closing cost I was able to save an extra $7000 to keep in our savings after our house purchase to save for an emergency fund. I used your & Kyle's videos Javier for reference to prepare us for the buying process. Daddy Dave has great advice on how finances should be, it should be something we all should work for to become, however, taking a leap when you are half way there is necessary. Thanks for all the advice 🙏 and helping us to get our first home.
You just got a subscriber because you talk with honesty and being real
I’m waiting 2.5-3 years to start looking because I want my credit score to be as high as possible, and I want to save a lot of money to comfortably have cash to close AND at least 6-8 months reserves/general savings. And hopefully the market happens to be a little more buyer friendly😌
This is a great 💡 idea.
So you just missed the whole point of this video. The exact scenario he just described will cost you a lot of money, not to mention interest rates will be higher in 2 to 3 years from now, which means you will be able to afford less than now. I will tell you my sister bought their house a little over a year amd a half ago, they are up 100,000 dollars in equity in real life. Waiting will cost you more than you know. Your credit score doesn't matter once it is over 640, you will not get that much better of an interest rate. But hey, you have it all figured out.
@@derrickstewart9485 And you, SIR, in a haste to strike down (for some reason) the plan I have laid out for myself, completely missed everything else I said outside of credit score. I appreciate thoughtful suggestions because that’s what this should be about, but don’t just cut me down because you think I’m being a know it all (as you suggested).
@@currency2266 Thank you! Thankfully I’m in no rush so I want to make good use of the timeline I’m giving myself.
@@derrickstewart9485 It's actually 740, not 640. They will give the same rate to a person with a 740 credit score, as they do to a person with an 800 credit score. But there's a BIG difference between 640 and 740.... But hey, "you have it all figured out," right? Lol
Simply owning a home is not cheap. Appliances mess up. Leaks do happen, plumbing messes up, septic tank backs up, the faucet leaks, floor needs to be redone, A/C quits the needs of maintaining a home plus making payments and PMI, etc just accumulates if your not ready for that that's when stress will kick in! That's not even including any life expectancy car brakes down, heath decline loss of job etc. Renting and creating a safety net for a house seems right
That’s why I love this guy man Javier you my boy !
I speak from being young and buying my first house with 0% down and then the market tanks, to buying with 3.5% and having 75K+ in equity and selling, to now having around 100K in equity and buying our dream home. I never had the chance to save for 20% down, partly due to dumb decisions but never found it to be smart to dump so much cash. Now with owning a rental and our dream home we did payoff all our debt and will have a cushion, but that is more for peace of mind given two mortgages is more risk. I would say get over a 740 credit score!
I like your plan, but I’ve been looking around for coops in NYC & they all asked for 20% down payments.
I decided to follow Dave’s advice. I kept on saving till I was ready. I was debt free, save 20% down payments & bought a coop for $175k. Don’t forget fees that that you need to purchase a coop. appraisal fees, credit check fees, criminal fees, application fees, lawyers’ fees. Home owners insurance at closing time. They did tell me that have your check book ready at closing time.
Renting in NYC is about $1800 - $2,000.
Brought my house Oct. 2020 it was a impulsive decision but the best decision I ever made and wouldn’t change it!!! 2.8 interest rate, 3.5% down. I’m from Philadelphia house in my area now are up 60-100k since o brought my house
I used to be team 20% no matter what, but then did the math for my own situation. What I was concerned about was paying the $700 spread between my rent and my mortgage including PMI, insurance, and taxes. The $700 can be invested, used to pay down the mortgage to get rid of PMI sooner, or just saved for a rainy day. If the rent where I am wasn’t so outrageous I would just wait to buy, but I want access to that $700 each month so I’m moving forward with less than 20%. I would call 20% overprepared, it’s just different for everyone what they need and the impact of their choice.
Best thing I ever did was get an 80/20 and then refinance. Then after a few years I cashed out the equity and bought a different home using JUST THE EQUITY from the first place. Now I own a home with no mortgage. Hate all you want Ramsey followers - sometimes it makes sense to take on debt instead of paying someone else's mortgage by paying them rent.
Especially now with the rental market also being sky high.
Well we love you
💯 agree. The Ramsey plan is a no-risk way of safely approaching wealth. It’s meant to be a solution for anybody. Your way is riskier but yields more success.
More specifically you didn't "cash out" equity you did a refinance which isn't free money as you're trying to depict here. So whatever cash you got out will need to be paid back via a new mortgage "refinance"
@@YourOwnWay Well the risk with the Dave Ramsey way is that you are priced out of the market forever
Javier thanks for opening up my eyes.
I've been talking to many friends and I think this will be my year to buy.
This is such an eye opening video. Thank you for knocking some holes on our thinking. I had that formula in my head and now am looking at your common sense approach. Thanks again!
you should do a break down on how much in interest you save by putting 20% down opposed to 3-5% you might find a big difference...
Who is staying in a home for 30 years? Build up your equity and either refinance or buy a new home with 20 percent down afterward.
I always enjoy this topic. I challenge you to run the numbers on only putting 6% down on a home with PMI VS 20% down and include the differences in interest and PMI as principal payments to keep the monthly line item the same. I have already done this and if you put 20% down and apply the cost of what PMI and interest are to the principal. You’ll save nearly $200k and 12 years on a 300k home @ 6% interest. Run the numbers, it’s better to wait, you’ll even pay it off sooner. Regardless, buying a home is great, there’s just better ways to accomplish the task than others.
Great content Javier! I'm a loan officer in Michigan just starting a similar channel. Super curious what presentation tech you used in this video to show drawings while split screen with your face in left window. Also curious what camera you are using. If you don't care to share your secrets that's completely fine, keep up the great work/content!
On point! Thanks for giving me some confidence back
Also, (after reading some comments), I don’t think this is his way of pushing people to buy a home to benefit himself (or other realtors). He is just saying that not everything has to be “perfect” to buy a home, taking the pressure off of yourself and removing some unnecessary anxiety.
As always, do what’s best for your life. None of these people in real estate can tell you what’s best for your life (because they’re not the boss of you!); they’re just offering the options based on the financial information you provided.
Thank you so much for this point of view it makes the star process of buying a home not as stressful.
I think the goal should be 10% conventional because pmi can be requested to be removed after 20% paydown or market appreciation.
I wouldn’t go FHA but I would consider USDA
@@mssha1980 why you wouldn't go with FHA?
Could you do a video about buying a townhome or a home with HOA costs? The good and bad of it. Thank you!
Husband and I bought our home in 2019; put about 12%, which was about $56,000. Our house is in CA, and total price at $474,000. After a year we refinanced to a conventional loan and our payment is much better now. Not to mention our house is now worth about $640,000 😱
I think which option is better depends on:
(1) how risk-averse you are
(2) opportunity cost -- during the years you are saving for the 20% down payment, put the money in stock market and let it grow there
I agree in that specific situation but how often does value increase 100k over the course of 2 years? As happy as I would be buying a house and it going up that much in value I would argue that if I did say buy a 400k house and it went down by the same amount I would be far more upset on the happiness scale than I would be happy if your situation came true. Fortunately if the market does eventually even out all of the people buying overpriced houses will realize what they have done and may end up foreclosing. That’s when I’d buy
This was a great video. I'm a perfectionist type person. While I wasn't going to wait till I had 20% down. I did not like the idea of having to pay PMI. But you opened a new perspective to me. Always coming through with great info for us regular folks lol
Totally agree. I'm in California and every time I get close to 20% the prices go up just like in your example. Crazy moving target!
On your example of when you pay for a $370,000 home. And you have to have about $80,000 down payment which is a 20%. What will your monthly mortgage be well it still be $900 a month compared to the $1400 a month? A while ago up.
Do the same calculation for 2007 and 2010.
This entire argument is extremely contextual. You’ve chosen a 2-year period with an astronomical housing market spike, which makes the equity gains appear enticing and the opportunity cost seem insurmountable. This framework would be more useful if you showed Best Case, Inflation Only, and Worst Case scenarios for the same house price. I get that it’s hard being a realtor and a home buyer right now, but pragmatism can’t go completely out the window.
So glad you blessed us with this video!
My favorite video from you. Just what I needed to hear
This is a great point and I’m glad that you made this video. It would take a first time homebuyer with an average income *years* to save up enough for a 20% down payment in this market at these prices. It would help me if everyone followed Ramsey’s advice because there’d be far fewer people buying homes, but I don’t think it’s practical for most people.
Why would you use the housing Buble prices instead of the historic annual average increase in home value
You had me in the begging but some of your math is a lil spicy
💯 Love your video, keep up the good work!
Really puts things into perspective. Thanks!
I think it is all true only in the sellers market. Makes sense right now I. Oct 2022 to wait for prices to drop, while you are saving up for that 20%. All depends on the timing and the market conditions
Hey Javier!
Love the content and appreciate the information. Would you be able to do a video on, “Best ways to make your offer stand out”. In the event of a bidding war?
Thank you !
Excellent stuff. Thank you.
To all those saying you’d refinance to get rid of PMI, definitely think about the new property taxes you’d have to pay. Sometimes it makes sense not to refi to get rid of pmi because property taxes would cost more than the savings. Makes sense not to if your home goes from 500k to 700k, but if it went from 200k to 275k… maybe?
Hmmm.🤔 You do realize that you will have to pay the higher taxes anyway, right? The mortgage company is going to raise your house payment amount if they are not getting enough to cover them in your escrow account at the end of the year. You cannot get by with not paying property taxes one way or another.
I agree with your approach
On average house in NY area - 750K, 20% down is 150K, good luck saving that, plus ~50K closing and plus emergency fund..
We put 10% down on 550k house and have PMI $67..
Great perspective, thanks for the content
I appreciate you Javier, I am in the process of buying my first home. I appreciate you saying that the Dave Ramsey plan is safe. I am a Ramsey fan. Because of his principles of handling money Gods way and grandma’s way. So I am now debt free saving for 3.5 % down and no realtor fees, closing cost on new home being built 1000.00. It’s a 320,000 house. I am getting a 15 year mortgage, and will have the house paid off in 3 to 5 years because, 1 I am not giving anymore money to credit card debt, and loans. The whole point of his principles are your most valuable tool to becoming wealthy is your income. If your paying on debt, you missing out on growth. the money you could have set aside for your future. I agree with you on not putting 20% down. Because my income has increased almost 3x and projected to be 4x this year. I will be able to pay my house off in 3 to 5 years. And have 6 months saved for emergencies and putting 15% into retirement. We love Javier thanks again for all your advice. I just wanted to elaborate on the Ramsey principles. Thanks again
For those who rent, that time you spend saving for that 20% while paying rent is going into a black instead of going towards your home. Could easily be 24k+ for many.
Since markets are far different today and things have really been driven up wouldn't it be best NOW for 20% but maybe back then when markets weren't running then ok 5-10% would be fine.
I'm trying to find some information that covers this, but how do I do the math to see if it makes sense to buy a home if I plan on living in it for no more than 5 years?
I saved over $30k to buy my house. Downpayment and closing costs I took a bit over $12k to the closing table. Just signed Dec 2021.
Thanks Javier for clarifying that! I’m looking to purchase my first home in a couple of months.
So, if I put in 5%, and pay PMI, and then after say 4 years I have paid the remaining 15 percent to be able to skip PMI, I would then have to re-negotiate, right? If interest has gone from 3.5% to 8% on my remaining loan balance, I’d be pretty screwed. Or am I missing something? Would they let me keep my old loan interest rate?
great video man. ill do the 3-5 percent down. in the future can u make a video on buying a hud home. thanks
Thank you! So glad you did this video about the recent post by Ramsey. Would love to hear your take about the 1 hour long webinar he did!