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Why your house is NOT a terrible investment (or at least my house)
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2014 Sep 5, 7:57am 41,386 views 117 comments
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This year I saved $38K in retirement. I also am contributing $12-$15K for my kids' 529s.
You make 120k - (38k + 12k + 48k(PITI)) = 98k
Your estimates for taxes are way off (SSI was way less last year based on me receiving partner payments as half my income).
ok 9k SSI + 98k = 107k+
lahossain says
$2,400 Electricity/Gas/Utilities
$1,200 Cable TV/Internet
$1,200 Insurance
$12,000 Food/Entertainment (family of 4)
No taxes 107k + 16.8k = 123,800 HOLY F*** exactly what I said here
lahossain says
$123,800
No federal or state taxes yeah right....
Broke dick million dollar beach home owner!
You claim that you make 120k and live in a house you bought for 800k that is now worth 1M.
A. You wouldnt qualify for the loan
B. Your claims of all your savings for retirement and kids college would leave you with no money.
C. You are admitting that you live like a poor person in a million dollar home. I would hate to be your neighbor.
D. You spend way too much money on housing for your income. You are a super saver but drop 4k a month on rent or mortgage, that would be ok if you made 200k but not at 120k. You do realize you make 10k/month BEFORE taxes and you are saying spending 40% of your pretax income on a house is OK. Really.....
E. When did you save this 100k? You rented for $3800 from 07 through 11 and now you live paycheck to paycheck which means you lived paycheck to paycheck from 07-14.
You are a housing snob. You got completely lucky on your timing of buying and selling houses. Now you are on here with a stupid thread about how your house is not a terrible investment when you are house poor. In my opinion it makes you look like an idiot. You under estimate the cost of everything in your million dollar home. If you own it for even 10 more years all the shit you said you would just fix will have to be replaced. Kitchen, bathrooms, HVAC, you are talking about full replacements which in a million dollar home you are going to get raped by every contractor. Wake up. Sell your overpriced home that you cannot afford and buy a home you can afford. Think of it this way you bet on housing 2 times and nailed it through blind luck. If the market crashes like 2008 you will be looking at your new neighbors paying 2k a month for the same home that they bought for half the price and you will be kicking yourself for not bailing.
You are a housing snob. You got completely lucky on your timing of buying and selling houses. Now you are on here with a stupid thread about how your house is not a terrible investment when you are house poor. In my opinion it makes you look like an idiot. You under estimate the cost of everything in your million dollar home. If you own it for even 10 more years all the shit you said you would just fix will have to be replaced. Kitchen, bathrooms, HVAC, you are talking about full replacements which in a million dollar home you are going to get raped by every contractor. Wake up. Sell your overpriced home that you cannot afford and buy a home you can afford. Think of it this way you bet on housing 2 times and nailed it through blind luck. If the market crashes like 2008 you will be looking at your new neighbors paying 2k a month for the same home that they bought for half the price and you will be kicking yourself for not bailing.
Honestly, I could care less what you think. If you think I make too little for my house, then be a banker somewhere and turn me down for a loan. Just like the post above, I have the documentation to prove it if you really want to see it but dont want to bore you. If you think Im house poor, fine. Suit yourself. In the meantime, Im on the way to retirement and in 4-5 years, will be done with paying for my kids in state tuition, room, and board. I will also be sitting on $400K in equity, unless the market tanks. Even in 2008, it went down just 15% here. $2K/month? Where do you think I live? Compton?
Yes, I was making $240K before the downturn when the money was good. (ESPN was a client) Now, it's about half. Was able to save a lot then.
I've already said I got lucky. I also though knew when to sell and buy after reading a lot on Pat.net.
Enlighten us on your situation. Do you own or rent? How much? Any money in the bank for emergency fund, college, retirement? Im curious. Or do you just enjoy taking pot shots? Pony up or shut up, Suze Orman.
You are a housing snob. You got completely lucky on your timing of buying and selling houses. Now you are on here with a stupid thread about how your house is not a terrible investment when you are house poor. In my opinion it makes you look like an idiot. You under estimate the cost of everything in your million dollar home. If you own it for even 10 more years all the shit you said you would just fix will have to be replaced. Kitchen, bathrooms, HVAC, you are talking about full replacements which in a million dollar home you are going to get raped by every contractor. Wake up. Sell your overpriced home that you cannot afford and buy a home you can afford. Think of it this way you bet on housing 2 times and nailed it through blind luck. If the market crashes like 2008 you will be looking at your new neighbors paying 2k a month for the same home that they bought for half the price and you will be kicking yourself for not bailing.
Whats is wrong with being "house poor"? What does that have anything to do whether it is a good investment or not? I agree that the OP got luck with timing but do you think it is better to spend the money on cable TV/entertainment, etc instead? If the numbers work for the OP why be so judgmental? You also know that most of the value of the house is in the land so the replacement cost/maintenance isn't nearly as high as you think. He already stated that in his market, housing never "crashed" even in 2008. I doubt his neighbors are going to be paying 2K for rent.
Anyway I don't think that housing is really an "investment" but there are a lot worse things that you could be spending money on.
Whats is wrong with being "house poor"? What does that have anything to do whether it is a good investment or not? I agree that the OP got luck with timing but do you think it is better to spend the money on cable TV/entertainment, etc instead? If the numbers work for the OP why be so judgmental? You also know that most of the value of the house is in the land so the replacement cost/maintenance isn't nearly as high as you think. He already stated that in his market, housing never "crashed" even in 2008. I doubt his neighbors are going to be paying 2K for rent.
Anyway I don't think that housing is really an "investment" but there are a lot worse things that you could be spending money on.
Thanks Bofo, but Im not house poor. I live pretty well. Two trips overseas/yr, we drive newer cars, and save money for retirement, college, and emergency fund. We go out to eat when we want. We just dont blow money on clothes, etc. Not sure why yup1 got his attitude, but to each their own.
He is smoking something if he thinks the house next door will go to $2K. It just rented a week ago for $3500 to two engineers even though it is not something I would live in. Funny how an ocean view is worth something.
Enlighten us on your situation. Do you own or rent? How much? Any money in the bank for emergency fund, college, retirement? Im curious. Or do you just enjoy taking pot shots? Pony up or shut up, Suze Orman.
I make more than you, my house payment is less than half of yours and is a 15 year loan, I have a 1 year emergency fund, I have retirement savings and am on track to have way more income than I need at age 62, I am planning on paying off my house in the next 5 years.
I know you are full of shit because I have layed out cash light outlays for some of your expenses and I have burned up ALL OF YOUR INCOME! Pony up where are you getting the 5-10 K to live off of you cheap million dollar home "owner".
Yes, I was making $240K before the downturn when the money was good. (ESPN was a client) Now, it's about half. Was able to save a lot then.
You PERMANENTLY lost half your income 5 years ago and bought a house that you can barely afford. I stand by my statement, you are an idiot!
I know you are full of shit because I have layed out cash light outlays for some of your expenses and I have burned up ALL OF YOUR INCOME! Pony up where are you getting the 5-10 K to live off of you cheap million dollar home "owner".
Fine...here is my financial life (taxes paid, retirement saved, etc) for last year. Retirement contributions underlined. Already showed you my kids' 529. I dont know too many people that are worried about their finances and contributing these amounts to retirement and 529 plans.
You do the same, chief. (bet you cant and wont)
Congrats on your financial success! I won't flatter you with the term idiot.
129332 (way to come up with 10k more income)
-17500 401k
-5500 IRA (which I don't think is legal with a 401k)
-4590 FICA
-600 SDI
-5500 FIT
-2000 SIT
-48000 PITI
-15000 529
-12000 Food/ENT
-4800 Utilities/cable/internet/insurance
+13842
-15000 profit sharing that I will assume comes from your company and not out of your 129k salary although I will point out that you made it seem as though it came out of salary.
You will also notice that I only allocated $1000/month for food/ent/household goods/pet care/pet food/kids clothes/your clothes/haircuts/makeup/gas/maintenance/repairs/travel/and your trips to the Wendy's value menu..........
+13842
-15000 profit sharing that I will assume comes from your company and not out of your 129k salary although I will point out that you made it seem as though it came out of salary.
You will also notice that I only allocated $1000/month for food/ent/household goods/pet care/pet food/kids clothes/your clothes/haircuts/makeup/gas/maintenance/repairs/travel/and your trips to the Wendy's value menu..........
You overshot the 529 by $3000; it's $15K if I decide to max it out or not; some years might make $124K, some $132K, other $120K, so then it is $12K for the 529. Our $12K is more like $6K for Food/ent; $3800 for Util, cable, internet, etc. I have an LLC so everything passes through to me as the owner for the profit sharing.
The IRA is not illegal. There are income limitations:
http://money.usnews.com/money/retirement/articles/2014/01/06/how-to-max-out-your-retirement-accounts-in-2014
In the end, calling me a liar over $3K in a year is splitting hairs. Im still contributing to all these things and I proved it to you.
What's your point? I can't afford my house, yet Im contributing to all the things financial experts tell you to do? I guess if I were eating cat food, you would be right, but Im not...
This thread has gotten way off the original post. I said that sometimes buying a home is a good investment, other times not. You derailed it by calling BS, and I provided proof otherwise.
Now, again, prove to me how successful you are. Im guessing you are the one lying since someone as laden with money as you wouldnt care if someone else was doing equally as well with saving and their home.
BTW, my wife decided to work part time to raise our kids. She is now going back full time and switching jobs. That should at least double her income since her pre kid salary was 3.5X the current. Still want to say Im overspending?
You will also notice that I only allocated $1000/month for food/ent/household goods/pet care/pet food/kids clothes/your clothes/haircuts/makeup/gas/maintenance/repairs/travel/and your trips to the Wendy's value menu..........
Our $12K is more like $6K for Food/ent;
$500/month for a family of 4? That is $1.38 per meal per person. You are a fucking liar. SNAP (FOODSTAMPS) pays $604/month for a family of 4 in California. You are living off 80% of what a broke dick homeless, living in the car single mother of 3 lives off of, but you are in a million dollar home.
SO JUST IN CASE YOU STILL DON'T GET IT YOU SAID YOU ARE GOOD AT MATH, YOUR MATH DOES NOT ADD UP, THAT MEANS YOU ARE LYING BECAUSE NUMBERS DON'T LIE!
BTW, my wife decided to work part time to raise our kids. She is now going back full time and switching jobs. That should at least double her income since her pre kid salary was 3.5X the current. Still want to say Im overspending?
So you have had this discussion and only now you are going to divulge that yes in fact you have more income, which was my whole fucking point. ASS!
All with a salary between me and my wife of $120K/yr.
You keep changing the facts!
So you have had this discussion and only now you are going to divulge that yes in fact you have more income, which was my whole fucking point. ASS!
What exactly again is your point? The thread is about whether it is better to rent or own. Not about my household budget and whether I can afford to contribute to a 401K and 529 or not.
And cool it with the name calling (ASS, IDIOT, LIAR, etc). It's my thread, I can delete all your comments, even the polite ones, if I want. You dont like that, start your own thread. Allow me to remind you of Patrick's rules:
http://patrick.net/?p=1208339
Users that deliberately insult other users will be suspended for a day or more. Please use the dislike link to mark personally insulting comments.
YUP1,
We get your point. Waitingtobuy got incredibly lucky with his timing. His house is not too expensive for him because he had 300k to put into it when he bought it. For another joe making 120k an 800k house is out of reach.
yup1 says
You keep changing the facts!
My point is that his home is still way too expensive for him. He is living like a poor guy in a million dollar home. He is house poor and has no clue that he is house poor. His neighbors they know he is house poor. His kids they know. His wife oh yeah she knows.
Keep on bragging about your paper gains and how you buying a house was a great investment. I will keep laughing at you saying your food and entertainment budget for a family of 4 is $500/month and with a straight face claiming you are not house poor........
My point is that his home is still way too expensive for him. He is living like a poor guy in a million dollar home. He is house poor and has no clue that he is house poor. His neighbors they know he is house poor. His kids they know. His wife oh yeah she knows.
OK, let me do some basic math for you.
$129,332 of income - $12690 in FICA, SIT, FIT, and SDI = $116,642
$116,642 - $48,000 in PITI = $68,642/yr leftover after taxes and housing
That's $5,720/month to spend on food, clothing, transportation, utilities, etc
Congratulations. You've just redefined being house poor. Oh the humanity! Fortunately, my wife and kids are taking poverty in stride. And the neighbors are chipping in with free food too.
You do realize that my contributions to retirement are VOLUNTARY, right? I do it to lower my tax exposure. 529 is also voluntary.
Would you recommend I live in a $2500/month 2 BR apt in my neighborhood so I only have $7,220/month leftover?
OK, let me do some basic math for you.
$129,332 of income - $12690 in FICA, SIT, FIT, and SDI = $116,642
$116,642 - $48,000 in PITI = $68,642/yr leftover after taxes and housing
That's $5,720/month to spend on food, clothing, transportation, utilities, etc
How is it that you only spend $12,690 in taxes? Also, where is the $17,500 401K money in your calculation? I genuinely want to know because I make significantly more, max out my 401k, my rent is only $2950/month, but end up with roughly the same $5,720 per month after taxes, 401k, healthcare and housing.
Same here. Something is off with your calculations.
For PITI... only the interest and property taxes are deductible, not the principal. In your calculations you reduce all of it pre-tax.
I'll break down a real paycheck this is just a W2-
Gross Earnings: 124,957
Fed Taxable GE: 106,608
Total taxes: 32,800
Total deductions: 29,026
Net Pay: 63,131
Total taxes include: FED and OR Withholding for IT, FED MED and SS.
Before tax: 401k, HSA, dental
I'm left with about 5400$ before i pay rent or PITI.
Major after tax items my money goes
1. daycare 1k a month
2. food 1k month
3. Roth IRAs ~1,000 (both mine and my wifes)
4. Other items ~400$ (Car gas, ect..)
Left with ~$2000 to pay for rent. Current rent is 1350. So i save only 600$ a month
This all before any tax savings such as FED S.D., charitable contributions, ect...
How is it that you only spend $12,690 in taxes? Also, where is the $17,500 401K money in your calculation? I genuinely want to know because I make significantly more, max out my 401k, my rent is only $2950/month, but end up with roughly the same $5,720 per month after taxes, 401k, healthcare and housing.
You are correct, debyne and portal. I used yup1's post above for the taxes (which was from my earlier post) and checked the 1040 this morning. The $5500 is my Jan payment for Fed IT. There was another Fed payment of $2770, and $912 in CA IT due in April. So totals are $11182 FIT and SIT+ $600 SDI +$4590 FICA. Taxes are $16,732. Sorry about that...my bad. The new "net income" is $113,200. Minus my PITI of $48000, I have $65,200/yr, or $5,433/month. The $17,500 for my 401K is voluntary, and my taxes would be higher without it too. Same for my PSP, which is paid by my company (credit to yup1 for seeing that). However, if you want to take the 401K out of the $5433, then it becomes $1458 less, so approx $4K/month leftover or so.
My AGI is $123,832. My itemized deductions are $33,319, and I get an exemption deduction of $10,600. Taxable income is then $74,913, and tax before credits is $10,589. $2319 of child credits, so my tax owed is $8,270.
So between my exemption deduction (married plus 2 kids) and all my other deductions (interest, business, etc), I get more than $43K of deductions for fed income tax. If you are single and rent, you are stuck with one exemption deduction and the standard deduction of $6100, unless you own a business and can deduct a bunch of stuff. My "effective tax rate" is 11%.
My CPA is the guy who steers me through all of this, including I401K and PSP. Thankfully, because of all the writeoffs for my business, etc, it's complicated. My new startup also had a loss last year.
FortWayne
2014 Sep 14, 6:53am
Each story is truly different. I know some people who live in rent controlled place, their annual rent is less than my property taxes. And I know people whose property taxes are about 500/year... pittance.
Debt is still slavery, I know so many more people who were truly screwed by the housing bubble and bust. Many lost all their life savings, it's 20 years of their savings down the drain just like that. The only thing I can say about it at the end of the day is that wall street really fucked almost every American over.
I see a lot of people being real stupid with housing today. Some, mostly immigrants, are willing to go into slavery just to live in one, they'll overpay, they'll suffer, they'll get two jobs... and for what? So they could live like refugees and eventually foreclose when shit hits the fan? Some people can never be helped.
Each story is truly different. I know some people who live in rent controlled place, their annual rent is less than my property taxes. And I know people whose property taxes are about 500/year... pittance.
I agree 100%. My roommate from college lives outside of NYC. He pays $55,000/year in property taxes. That's 50% more than my mortgage. I dont get it.
I see a lot of people being real stupid with housing today. Some are willing to be into slavery just to live in one, they'll overpay, they'll suffer, they'll get two jobs... and for what? So they could live like refugees and eventually foreclose when shit hits the fan? Some people can never be helped.
I have another friend that lived in Santa Monica and was paying $1200/month for a rent controlled 2BR. I asked him why he wanted to buy and he told me he was tired of renting. His new place is nicer, but I'm not sure I would have done the same. I guess because he is 50, he said what the hell. He has no other responsibilities.
Every situation is different. Depends so much on if you have cash saved up, where you want to live, do you want flexibility or to be tied down, do you want to give up a lot just to call the place your own (and it never really is yours).
Kind of the reason I made the OP. When people say all renting is good, all buying is bad, or vice versa, it just depends on so many things you cant say one thing or another.
Math gets murky day by day.
129332 (way to come up with 10k more income)
-17500 401k
-5500 IRA
-9129 FICA (FICA is based off of gross income)
-600 SDI
-8270 FIT
-2910 SIT
-48000 PITI
-15000 529
-12000 Food/ENT
-4800 Utilities/cable/internet/insurance
+5623
Using your numbers but adjusting for your totally light FICA your disposable income gets smaller and smaller.
Oh damn I forgot you only spend $500/month on a family of 4 for food/ent ROFL
Our $12K is more like $6K for Food/ent;
For me, owning has been much better than renting.
You've spent 1.128 million dollars on buying and $180k on rent. The way you're comparing doesn't make sense to me as the advantages of one over the other are predicated on decades of time. Talk to me in twenty years.
How's your net worth? Looks to me like you might be sinking all your money in houses.
You wrote "burned through" when referring to rent which suggests you have an emotional bias toward buying.
Fire your CPA; you can't put $5,500 in your IRA and deduct it from your income while at the same time you put $32.5k into 401K + pension. No car?...There are quite a few issues here but all I'll I can say is if one makes $125k and buys a house for $800k, then "idiot" doesn't even describe him.
I'm sorry that your lunch is a value meal from Wendy's... that's actually pretty terrible.
You can put money into a Roth IRA while maxing out your 401k, so maybe that's what he has. It's also a good way to save for a house or college.
Fire your CPA; you can't put $5,500 in your IRA and deduct it from your income while at the same time you put $32.5k into 401K + pension.
Thankfully, you are not my CPA. Whole lot of anger going on there too.
http://money.usnews.com/money/retirement/articles/2014/01/06/how-to-max-out-your-retirement-accounts-in-2014
Max out your IRA. You can contribute up to $5,500 to an IRA in 2014, which jumps to $6,500 if you are age 50 or older. To max out this type of account over the course of the year, you would need to contribute $458 per month, or $542 monthly if you are age 50 or older. However, if you have a workplace retirement plan, the tax deduction for traditional IRA contributions is phased out for individuals with modified adjusted gross incomes between $60,000 and $70,000 in 2014 ($96,000 and $116,000 for couples).
There are quite a few issues here but all I'll I can say is if one makes $125k and buys a house for $800k, then "idiot" doesn't even describe him.
I'm sorry that your lunch is a value meal from Wendy's... that's actually pretty terrible.
My mortgage is $3077/month. I saved $37K this past year in retirement and am contributing to my kids college fund. What would you suggest I do? Rent for $3000 and get nothing (equity or tax break) in return? Trust me, if I was struggling that much, I would have sold and moved out.
As for Wendy's, a baked potato, chili, and grilled chicken wrap is not so bad for $5. You should try it. (and yes, Im fit with low cholesterol)
You've spent 1.128 million dollars on buying and $180k on rent. The way you're comparing doesn't make sense to me as the advantages of one over the other are predicated on decades of time. Talk to me in twenty years.
How's your net worth? Looks to me like you might be sinking all your money in houses.
You wrote "burned through" when referring to rent which suggests you have an emotional bias toward buying.
Yes, the $1.128M looks right. Over 30 years. The $180K was over 4 years. Over 30 years at the same rent (good luck with that), I would have spent $1.35M in rent, with nothing to show for it. If my house went up an average of 1%/year for the 27 years remaining on my mortgage from where it is now in value, you are looking at $1.3M. And the asset stays in my family.
Twenty years from now, I would have $300K left on my mortgage. At a 1% annual increase, $1.2M in value.
My net worth is $1.3M with my kids' college funds and home equity included. Without home equity, it is $900K. I have no debt outside my mortgage.
I actually don't have an emotional bias towards anything. For me, buying has worked out well twice, and renting in between sucked from a financial perspective and dealing with an asinine landlord. If I had to buy right now my home at $1M, or rent, I would likely rent, although it would be a much lesser quality place for $3000 or even $3500. That's assuming I would even qualify for that big of a mortgage which I wouldnt.
In square footage (2000) and bedrooms/baths (4/2.5), this house is for rent in my neighborhood. It's a dump for $3650/month.
If we eventually move to my wife's country, I'm renting for sure. Much better deal there.
with nothing to show for it.
But you had shelter.
Why must we have SOMETHING more than a roof over our heads to show for the money we pay for a roof over our heads?
After the way that most renters have been taken to the cleaners (2011 to present) I honestly can't understand why someone would recommend this sort of action and especially present it as some sort of pseudo rebellion against the power structure.
Yes, the $1.128M looks right. Over 30 years.
Right, which means you committed to spend something close to $2M. In order to call this "owning", though, you didn't spend 1.128M over 30 years, you spent it immediately upon signing the contract and getting the money out of Escrow or whatever method of money transfer was used. So you spent that money up front and committed to pay interest. That's a big hole. Even just the down payment is a big hole. If you had spent all that money conservatively over the same time in the stock market, or even half that money, where would you be financially?
Twenty years from now, I would have $300K left on my mortgage. At a 1% annual increase, $1.2M in value.
So your "1% annual increase" is a much more reasonable suggestion based on historical data. What you wrote as a title for this thread and what you suggest by your recent sudden rises in equity are less reasonable.
Making an argument against renting based on short-term gains in housing doesn't make sense.
Similarly, if I wrote on patnet about how much money I've made in the stock market since 2008 and suggested that was a reason to rent, I would be unreasonable. I can't reasonably expect to make similar percentages for thirty years.
So I'm just making a decision to rent for the long-term based on as much information as I can comprehend and calculations that give some idea of how renting and buying compare.
Plus, I just got really lucky and haven't had any rent increases since 2007.
But you had shelter.
Why must we have SOMETHING more than a roof over our heads to show for the money we pay for a roof over our heads?
Of course. Renting or "owning' (aka renting from the bank) is shelter.
However, the difference is with renting, you are paying for shelter over a certain time period. No property taxes and no maintenance.
But also, not building any equity, which on a home such as mine is for the first 7-8 years, 1/3 of the mortgage, and more as time goes on. That's not small potatoes off of a $3K/month mortgage. And with a large enough deduction, you get most if not all of the property taxes back for a long period of time.
In my neighborhood, I couldnt get something nearly as nice as mine if I rented (minus the property taxes and maintenance) for the same price (see above in the thread).
So if you are paying for shelter and the amounts are equal, which would you rather have? Renting and giving all $3K to the landlord, or "owning", and getting a 1/3 rebate back when you sell the home?
JH
2014 Sep 25, 7:52am
amazing you are still stuck on the idea that you are paying $3k, when you are paying over $4k
Right, which means you committed to spend something close to $2M.
Over 30 years, my mortgage will be in the $1.1M range. I pay property taxes, but a lot of that is refunded based on all my deductions. Then there is maintenance (figure $200K over the life of the home) and insurance on the property ($25K over a lifetime; I pay $600/yr, and it will go up over time). I think the number if closer to $1.4-$1.5M than $2M. When the house is paid off, I get my $1.1M back if I sell minus realtor fees. This assumes no increase.
If you had spent all that money conservatively over the same time in the stock market, or even half that money, where would you be financially?
True. I invest in the stock market too and believe in it long term. However, I still need shelter. I would have to pay $4K in my hood to get something comparable now rather than $3100, taxes, insurance, etc. That $4K will surely go up over 30 years.
Longer term, wouldnt I be better having a mortgage and investing the difference between that and rent over the long run? The home isnt an investment so much as a way to diversify your assets.FunTime says
What you wrote as a title for this thread and what you suggest by your recent sudden rises in equity are less reasonable.
What I wrote in the title is "my house", no one else's. It's also a snapshot in time. As I have said over and over, one size does not fit all. Same thing for renting. You might have cheaper rent now, so rent, but over the long run, the rent will almost certainly go up. With owning, the mortgage stays the same--it is property taxes and fixing the house and insurance that go up.
Run the numbers and determine what is best for you in your circumstances, at this time and for the forseeable future.
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I know the history of this site in terms of many being in favor of renting vs owning. My own experience with owning vs renting is different.
I live in a beach community in LA. Bought in 1999 for $329K, sold in 2008 for $620K (after renting out this place for one year to college students). At the downturn, houses here lost maybe 15% in value, tops.
Rented from 2007-2011. Burned through $180K in rent, or $3800/month.
Bought again in 2011 for $799K. My place now has an approximate valuation of $1M to $1,050,000. To rent a place similar to mine, we are looking at about $4K/month.
So in a period of 39 months, my place climbed in value (on paper, mind you) $200K-$250K (let's say $225K). I put in an additional $20K in improvements, maintenance, etc. My property taxes are $850/month, but I get nearly all of that back from the tax deduction for home loan interest and property tax deduction. My mortgage runs me $3077/month, and that amount is on a 30 year loan at 4.25%. Principal paydown each month is about $1K. Interest alone is about $2100/month.
If I sold it today, after 5% commission, I would net $175K of increase in property value. Taking out $20K of improvements and maintenance, it is now $155K. Over 39 months, that's about $4K/month in profit. Again, assuming I sold today, I am making about $1900/month ($4000/month profit-$2100/month in interest) to live here.
In the same period, I would have spent $156,000 in rent. That's a $230K swing in just 39 months! (making $74,000 vs paying $156,000) Even if I dont sell now, I will have spent $102K in interest and improvements, which is better than $156K in rent.
I've been incredibly lucky with real estate. (had some sense on buying and selling at the right time too, but better to be lucky than good)
If I stay here for the next 27 years of my mortgage, other than property taxes, I'm locked in at $3077/month + maintenance on a place that is now 13 yrs old. Who knows what $4k/month in rent will look like in 2041, but it will be a lot more than $4K!
For me, owning has been much better than renting. Each individual has a different experience. One size does not fit all.
#housing