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Is a HELOC a good financial choice?

 A Home Equity Line of Credit (HELOC) is an easy way to borrow money using your home’s value as collateral. Let’s look into how a HELOC works and whether this option is right for you.

  • A home equity line of credit (HELOC) works much like a credit card. With money drawn from a HELOC, you can pay for things like home remodeling/repair fees, credit card debts, or even save it for rainy day funds.
  • A HELOC’s interest rates can be significantly lower than a credit cards

How Much Can You Borrow with a HELOC?

The first step in deciding if a HELOC is right for you is knowing whether you have enough home equity to qualify. This will also determine the amount of the credit line that you’re eligible for. 

Your home equity is the difference between your home’s appraised value and your mortgage balance (assuming you have an existing mortgage). 

Example: HELOC for a home worth $500,000

if your home is worth $500,000 and you have 50% equity, you may be able to borrow as much as $150,000 in a Home Equity Line of Credit (HELOC).

Let’s break that down.

  1. If your home is worth $500,000 and you owe $250,000, your equity is 50%.

    $500,000 – $250,000 = $250,000

    • If your home is worth $500,000 and you don’t have a mortgage, your equity is 100% ($500,000 – 0 = $500,000).

  2. To estimate your possible HELOC credit limit, calculate your combined loan-to-value ratio (CLTV ratio, or your line of credit relative to your home equity). Most HELOC lenders allow a CLTV of at least 80% on your main home, sometimes higher.

    To estimate, multiply your home’s appraisal value by 0.8. This is approximately how much money lenders may let you borrow against your home. With a home value of $500,000, it comes to $400,000.

    $500,000 x 0.80 = $400,000

  3. Then, subtract the amount you still owe on your existing home loan. For our example, let’s estimate that to be $250,000.

    $400,000 – $250,000 = $150,000 credit limit for our example HELOC.

So, How Does a HELOC Work?

A HELOC is a revolving line of credit with a variable interest rate, like a credit card. It also has a fixed term and a defined repayment period, like a mortgage.

A credit card’s credit limit is based on your household income and credit score. You can spend as much, up to the credit limit, or as little as you want in each billing cycle. When you get your statement, you have to make at least the minimum monthly payment, but you can choose to repay the entire statement balance if you don’t want to accrue interest. When your payment is processed, your available credit increases by the amount of your payment that went toward the balance. If a portion of your payment is going to interest, this portion will not contribute to your available credit.

A HELOC is similar, but your credit limit is also based on how much equity you have in your home. Additionally, a HELOC has two periods:

  1. First, there is a draw period, typically several years, during which you can borrow up to your credit limit and make interest-only payments.

  2. Then, there is a repayment period, generally several more years, when you can no longer borrow money but must repay your outstanding balance with interest.

What are the steps to get a HELOC?

  1. Apply with a Benchmark online, in person, or over the phone.

  2. You will be asked to submit supporting documents including photo ID, paystubs, tax returns, proof of assets, bank statements, current mortgage details, and other financial information

  3. If approved, Benchmark will issue an initial, conditional approval

  4. Benchmark will order and schedule an appraisal of your home.

  5. Our underwriters will check your application and make sure everything’s in order

  6. Your final approval will be sent by your underwriter

  7. Close the loan and receive funding. Since a HELOC is not a lump sum loan, you’ll receive a special account or card allowing you to access your HELOC as needed

What else should you know to decide if a HELOC might be a good choice for you?

We recognize that not every loan product is right for everyone. There are a few more things you should know about HELOCs.

  • Like most credit, the better your credit score and credit history, the higher the chances are that you will be approved. 

  • A HELOC is a very low cost way to borrow money, and can be an attractive option if you do not have a substantial amount in savings, and are in need due to a crisis or economic downturn. 

  • You can use a HELOC to pay for almost anything, and funds are easily accessible once open. 

  • If you feel burdened with credit card debt, and you’re looking for a way to save on interest, a HELOC could be a great tool. 

Curious to learn more?

At Benchmark, we are committed to listening to your goals and setting you up for future success. To learn more, Contact your local Benchmark branch. Contact us today for personalized information. Call me yourself or request a call from me. WeI would be honored to provide you with our famous excellent service.

 

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Before You Buy, Do A Financial Self Exam

Man with briefcase walking towards destination

Thinking about buying? If you are serious about owning your very own piece of the American Dream, it makes sense to take inventory of your current finances. By taking a closer look, you will have a better idea of whether you are ready to grab your dream of homeownership by the horns or whether you want to make some adjustments first.

 

If you haven’t read last week’s post, we recommend you do so. It will help give you a clear idea of what it takes to buy.

Read it now: How To Buy A House In 2019 — 5 Tips

 

Now, read on. Here are a few considerations before you decide to buy.

Emergency Fund Integrity

Many financial experts recommend that you have 3-6 months worth of expenses saved up in an Emergency Fund. An emergency could be a car repair, appliance replacement, or sudden unemployment. Rainy days happen, and a substantial rainy day fund can help protect you from the financial blow.

While it is true that a bigger down payment will equate to a smaller monthly mortgage payment, it probably isn’t the best idea to tank your emergency fund. You might even consider opening a separate savings account for your down payment, as we mentioned last week: How To Buy A House In 2019 – 5 Tips

Debt-To-Income Ratio (D.T.I.)

You can think of this as a ratio of current monthly income and payment obligations. Your DTI is communicated as a percentage, where lower is better. A low deb-to-income ratio implies that you have a high cashflow relative to your income, and gives the impression that you are responsible with your finances. It also means that you are at a lower risk for defaulting on a payment, which lenders like.

Is your monthly debt obligation higher than you would like it to be? Here are a couple of ways to cut it down without significantly altering your lifestyle.

Credit Cards

Do you have any credit card debt? Your minimum monthly credit card payment total is factored into your D.T.I. If you have a card with a low enough balance that you could pay it off sooner, you could effectively reduce your debt factor. Doing this repeatedly is commonly known as the “debt snowball,” an emotion guided strategy for paying down debt.

Car Loan

Are you working on paying off a car purchase? If you make payments on a car loan that is relatively close to being paid off, paying it off will reduce your debt score by the monthly required payment on the loan.

Credit History

Is your credit history accurate? Do you have a copy of your credit report? It is a good idea to get a copy of your credit report to check for any errors.

You can contact the credit bureaus if you find an error, and work with them to correct it on your credit report. While a ding on your credit history may not be enough to deny your loan application, it may end up costing you big in the form of a higher interest rate.

You have the right to request 1 free credit report each year. Many credit card companies offer this as a service, as do many identity protection services. You can request your credit report and current credit score from Experian, TransUnion, or Equifax.

Need A Second Opinion?

We know that crunching the numbers isn’t for everyone. Even if you are the best candidate for management of your own finances, not everyone feels motivated to sift through their own numbers. At Benchmark, we advocate for the best financial outcome for our clients.

I am willing to help you order your finances so you can make the most informed decision possible. Call me today, or contact me now.

We work with our clients to help you make the most informed decision possible. Call or contact us today.

We work with our clients to help you make the most informed decision possible. Find your branch, and contact them today.

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Five Tips for Your Emergency Fund

Q: I often hear that you should keep three to six months’ worth of living expenses in an emergency fund, and that some people should keep even more. But in a low-yielding environment, that’s an awful lot of money to have sitting in the bank earning next to nothing. Any advice?

A: You’re right–the past few years have brought a negative convergence for emergency-fund investors. A still-shaky economy and uncertain job market have underscored the importance of building a cash cushion to cover your costs in case of job loss or big, scary, unanticipated expenses such as medical bills or home repairs. At the same time, available yields on emergency-fund-appropriate investments have shriveled to next to nothing.

What to do? Here are some tips:


1. Customize, based on your own situation.

 

Three to six months’ worth of living expenses is a reasonable starting point when setting your emergency fund amount. But think of it as just that: a starting point. From there, you’ll want to customize your emergency-fund amount based on your own situation. The basic question is this: How much time would you want to replace your job if you lost yours? The key swing factors that should affect your decision are how flexible you are in terms of your career choices and lifestyle.

Consider holding a larger emergency fund (six months’ to a year’s worth of living expenses–or more) if you:

  •  Have a high-paying job
  • Hold a position in a highly specialized field
  • Are self-employed
  • Work on a freelance/contract basis
  • Have dependents
  • Have a nonworking spouse
  • Have high fixed expenses, such as a mortgage, auto loans, and tuition bills
  • Have a pre-existing medical condition that could result in hefty health-care bills if you were forced to purchase private health insurance

On the flip side, you may be able to get by with a smaller emergency fund if you:

  • Have a good degree of career flexibility because you are in a lower-paying position and/or haven’t yet developed a specialized career path
  • Have other sources of income that could help defray a large share of household expenses, such as a working spouse
  • Have a great degree of lifestyle flexibility (for example, you would be willing to relocate or get a roommate)

2. Focus on the essentials

Setting aside even three months’ worth of living expenses might sound like a daunting sum, particularly if you look back on your real-life spending habits. But once you strip out discretionary expenses that you could easily live without if you needed to, your emergency-fund amount is going to look a lot more manageable. To help find the right emergency-fund target, look back on your fixed expenses during the past several months: mortgage or rent, taxes, utilities, insurance, car payments, and food bills.

Bear in mind, however, that one key expense category could spike up if you lost your job: health-care costs. Your company’s human resources administrator should be able to provide you with a quote on what obtaining COBRA continuation health coverage would cost, and you can also go to ehealthinsurance.com to obtain a range of insurance quotes for a person/family in your age range.

3. Build a two-part emergency fund.

If you’ve decided to be conservative and build a large emergency fund–and I think that’s a good strategy for those of you with higher-paying jobs and high fixed costs–you might consider splitting it into two pieces. For example, you might park three months’ worth of living expenses in a traditional emergency-fund parking place (or a combination of them): your checking and savings account, a CD, money market account, or money market mutual fund.

To help address the fact that those truly safe investments are yielding next to nothing, you could then put another nine months’ worth of expenses (or more) in a vehicle that would deliver a slightly higher yield in exchange for modest fluctuations in principal value. A short-term bond fund such as  T. Rowe Price Short-Term Bond or Vanguard Short-Term Bond Index could be appropriate for this role. If you’re in a higher tax bracket, consider a short-term municipal fund; Fidelity and Vanguard field.

4. Multitask through a Roth.
What if you’re trying to build an emergency fund while saving for retirement at the same time? If that’s you, you can consider building at least part of your emergency in a Roth IRA. This can be a viable option because the Roth, unlike a traditional IRA or 401(k), enables you to withdraw  your contributions at any time and for any reason prior to age 59 1/2. Under a best-case scenario, the assets in your Roth would increase until you began withdrawing them in retirement. But if you lost your job, you could withdraw your Roth contributions if you needed the money to cover living expenses.

The key drawback to this approach is that ideally, you’d hold any assets you have earmarked for your emergency fund in something safe, such as a money market fund or CD. But those safe investments have very low long-term return potential, making them inappropriate if your goal is long-term growth for retirement.

5. Set up additional safety nets.
Finally, while emergency funding is on your mind, investigate additional safety nets that you could turn to if you’ve exhausted your emergency assets. For example, check to see whether your company’s retirement plan allows for loans. Because you’ll pay interest to yourself rather than a bank when you take a 401(k) loan, tapping these assets is preferable to turning to a bank loan or credit card if you find yourself in a financial bind. (The key downside, of course, is that you’re short-shrifting your own retirement savings.)

Obtaining a home equity line of credit may also make sense for homeowners who have built up substantial equity in their properties. The key to making this strategy work is to use the HELOC only in case of a true financial emergency and after you’ve exhausted other types of funding, rather than to cover discretionary expenditures such as cars and vacations.

Post courtesy of Christine Benz at morningstar.com.