Homeownership: Rewarded by the IRS and encouraged by financial advisors, owning one’s home has long been celebrated as both the cornerstone of the American dream and the central pillar of lifelong financial security. But is it always the right option? In a rapidly shifting economic landscape, is homeownership, particularly for residents, fellows and even physicians in their early years of practicing, always the wise choice? In some cases, maybe. In many other cases, the answers may surprise you.
In truth, there’s no one-size-fits-all answer to this question. However, the criteria on which to weigh your decision remain fairly standard. Before diving deeper, ask yourself the following questions:
What do you have saved for a rainy day? Crucially, if an unexpected misfortune interrupted your earning capability, would you be able to maintain:
As a homeowner, being unable to pay these bills could land you in trouble. You’ll need a minimum of 3-6 months of emergency funds to keep you afloat. Renters, on the other hand, have fewer worries. For more information, check out our Emergency Fund Guide.
As a potential high net worth individual, many banks may offer a mortgage with less than a 20% down payment. Before taking the deal, consider the following:
Debt Level and Debt-to-Income Ratio
Your debt level and debt-to-income ratio plays a major role in determining both your eligibility for a mortgage and the terms of the loan. Naturally, better credit scores and lower debt increase the likelihood of securing a loan with favorable terms.
Residents, fellows, or those still early in their careers understand that debt and student loan repayments are a natural part of the landscape. Yet still, lenders may tell you “you can afford this loan” or “you can qualify for that house.” Of course, they may be right. Nevertheless, this is the time to don your thinking cap, and view lender offers with a healthy degree of caution. If you're serious about creating financial independence, a healthy rule of thumb is to only consider a house payment you can afford that includes:
These safety margins leave room for other financial goals that are important to you.
Whether it be gold, crypto-currency, or any other investment, the key to successful investing is appreciation. Owning a home is no different. And, like the aforementioned commodities, the key question is this: Are you in it for the long game?
Data indicates that remaining in your house for five years equates to a 50/50 chance your property will appreciate in value. After seven years, that probability increases to 75/25. After factoring in the unexpected (pandemics, recessions, real estate booms, etc) these timeframes can vary significantly. Nevertheless, the point remains the same: The longer your timeframe, the better the chances for a positive financial outcome.
Once the basic questions are resolved, it’s time to dig deeper and consider the following points:
What’s your Why?
What is driving you to buy a home vs renting one? Ask yourself:
In many cases, the conditions for financial stability extend beyond just owning a home. In the modern economic landscape, renting a home can provide plenty of stability. Conversely, homeownership does not guarantee it.
Counting the Costs – All of Them
Renting a home vs owning is rarely an apples-to-apples comparison, and other “fruit” should be considered when doing the math. However, the essentials remain the same.
Typically, renting costs tend to be more predictable, and include:
Typical homeownership costs include:
Owning: Additional “Pros”
Investment - First and foremost, owning a home is indeed an investment. Every mortgage is a step closer to owning the property outright. Conversely, every rental payment is money you’ll never see again.
Equity - After your mortgage is paid, whatever you clear, or “net” when selling is called equity. If you’ve played your cards right, the equity can be significant.
Tax Breaks - In many cases, property taxes are deductible from income. Additionally, if you have a mortgage, and if you itemize, you may deduct the interest on that loan.
Freedom - As a homeowner, you can do with the place as you like. Decorate, renovate, go solar – the sky’s the limit (HOA covenants notwithstanding).
Privacy - As the owner, you decide who gets a key. When you rent, the actual owner gets a key too.
Pride - “Ownership,” and the associated sense of responsibility that comes with maintaining and improving your home can be deeply satisfying and highly motivating.
Renting: Additional “Pros”
Mobility - Hate your commute? Don’t like your neighbors? Friends live across town? When your rental lease is up, the world’s your oyster – make a change.
Flexibility - Renegotiating or parting ways with a landlord is easy. Doing the same with a bank or lender is much more difficult.
A One-stop Repair Shop - What happens when the washer dies or a pipe springs a leak? Busy, home-owning medical professionals must phone around, and remain home to wait for help to arrive. In contrast, renters simply call their landlord.
Most physicians who partner with Forme eventually own a home. In many cases, they own several. However, for most residents and fellows, renting is a much safer bet. Generally speaking, residents or fellows should only choose homeownership if they can meet the following criteria.
Your Financial Position
Your Debt Level and Debt to Income Ratio
A Set, Stable Location
You have An Accurate Comparison
Your Tax Profile
Your “Time and Hassle Index”
We know this can appear complicated. Which is precisely why we’re here for you. To talk to our team Contact Forme. In the meantime, here are a few starting points.
Congratulations! You’re asking the right questions and taking solid steps to secure better outcomes. If we can help you navigate any of this, please reach out to us.
The information provided herein was prepared for educational purposes only and is not a solicitation to buy or sell any security or insurance product, nor an offer to provide investment advice. All examples are hypothetical and for illustrative purposes only. Nothing contained herein should be construed as legal or tax advice and is not intended to replace the advice of a qualified tax advisor or legal professional. The information contained herein may have been compiled from third-party sources we believe to be reliable but cannot guarantee its accuracy or completeness.
Forme Financial is an SEC-registered investment adviser. Additional information about Forme Financial, including its services and fees, is available online at http://adviserinfo.sec.gov/.
This communication contains past specific securities recommendations for illustrative purpose only. Forme Financial makes no assurances, nor should it be assumed, that recommendations made in the future will be profitable or will equal the performance of the securities included in this presentation. Due to various factors including changing market conditions, such recommendations may no longer be appropriate; nor should any past recommendation be taken as personalized investment advice. You may request from us free of charge a list of all securities recommendation made within the immediately preceding period of at least one year accompanied by the following disclosures: (1) the name of each security recommended; (2) the date and nature of each recommendation; (3) the market price of the security recommended at the time; (4) the price at which the recommendation was to be acted upon; (5) the market price of each such security as of the most recent practicable date. It should not be assumed that recommendations made in the future will be profitable or will equal the performance of the securities in this list. Any presentation of the performance of such past specific securities recommendation does not reflect the deduction of an investment management fee, or any transaction costs or custodial charges, the incurrence of which would have the effect of decreasing indicated historical performance results. It should not be assumed that your account performance of the volatility of securities held in your account will of will correspond directly to the referenced past securities recommendations.
Learn more about Forme Financial and how we can impact your financial future.
Forme was purpose-built to assist physicians with their wealth management needs regardless of career stage. We have a highly experienced team of experts - combined with the right technology to offer the most comprehensive coordinated and integrated financial services available.
We're so confident you'll love us, we'll add $1,500 to your account when you join Forme!*
Thank you for your interest, we'll be in contact with you soon.Schedule a time
Looking for financial tips and insights curated specifically for physicians? You'll find it in our monthly newsletter, written by our Forme Financial wealth management experts