Home Equity Lines of Credit Can Be Effective Financial Planning Instruments for the Affluent
Home Equity Lines of Credit Can Be Effective Financial Planning Instruments for the Affluent
Author:Ari Socolow
on June 28, 2017
- modified on October 6, 2018
I have plenty of friends who have paid off their mortgages and loans as soon as they came into money, and vowed, ever since, never to take out another loan in their lives.
While that sentiment may bode well for those of extraordinary net worth, it overlooks the value that home equity lines of credit can provide to those of more ordinary means (normal folk and even the merely wealthy) in their financial planning.
Let’s examine the basics of home equity lines of credit first in order to understand what makes them appealing. First, home equity lines of credit are typically less costly and more flexible than home equity loans. Importantly, as the borrower, you only borrow the amount that you need, and thus you only pay interest on the amount that you need and draw. And, while the payback schedule, therefore, is highly flexible, the amortization schedule ordinarily does not require payback of the principal drawn until year 10. In other words, the home equity lines of credit are interest only loans for the first 10 years.
Typically, lenders will lend from $200,000 up to $500,000.
Key Advantages for the Affluent
Since you pay interest only as you go and on what you draw out over the first 10 years, the affluent, particularly those who are self-employed, can use a home equity line of credit to float day-to-day expenses. According to Janis Bronstein, a Vice President at FM Home Loans, a Hamptons, NY-based mortgage brokerage, home equity can even out uneven expenses and provide a bridge for other purposes, such as home improvements or auto purchases. If you qualify, you can even use a home equity line of credit to finance the purchase of another home while you are trying to sell your current home. To do this you need to meet the debt to income ratio guidelines and down payment guidelines set forth by the new mortgagor.
The new mortgagor will base their calculations for qualifying based on the assumption that your line of credit is fully drawn.
Pricing and Qualification
The pricing of a home equity line of credit varies from lender to lender. You can see the pricing offered by some lenders here. In general, it is important to understand that the rate of a home equity loan is based on the prime lending rate (“prime”) which is the rate that commercial banks charge their most creditworthy customers. Most lenders add on a margin above the prime rate, and the home equity line, of course, is dependent on your credit score falling within certain parameters and the loan-to-value of what you are financing.
When determining whether you qualify for a home equity line of credit, lenders usually assume that the prime lending rate moves 2% higher than it is on the pricing date (or higher) and look at your ability, based on your cash flow, to pay back the loan with principal amortization over a 20-year term. They perform this stress test to be sure you will have the ability to meet the loan even with fluctuations of prime and a shorter repayment period that might be stated in the loan.
Some Possible Disadvantages
Ms. Bronstein also points out that while home equity loans are generally more flexible and cheaper than home equity loans and less burdensome than credit cards, they do bear risks and disadvantages.
One real risk in a home equity loan is found in the fact that repayment terms are tied to the prime lending rate fluctuates, and may fluctuate greatly. The prime lending rate is more likely to inch up, as opposed to down, over the next few years, as the Federal Reserve raises the Fed Funds rate.
Consumers, therefore, should also analyze whether it makes more sense than a cash-out mortgage refinance. For example, with prime right now at 4.25%, the BestCashCow mortgage refinance tables show a 30-year fixed rate of 3.75% on the date of this publication. That rate and that product may make more sense for a borrower who is going to keep the cash out for a lengthy period. However, some borrowers intending to keep cash out and attracted to the lower rates may will still find home equity lines of credit to be the product of choice, as they can often go up to 90% of the value of the property against which they are issued, and avoid the need for private mortgage insurance (PMI).
See the best home equity line of credit rates where you live here.
Ari Socolow: Ari Socolow is the Chief Economist and Editor-in-Chief at BestCashCow. He is particularly interested in issues relating to financial literacy and bank transparency. Since co-founding this website in 2005, Ari has been frequently cited in the media as an expert on local and national savings accounts, CD products, mortgage and loan products and credit card rewards products.
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Rates and terms are subject to change without notice. Applications are subject to credit approval. The Annual Percentage Rate (“APR”) is a variable rate and is established based on an Index PLUS or MINUS a margin. The Index is the highest United States Prime Rate as published in the Eastern Edition of The Wall Street Journal ("Prime Rate") on the last business day before the start of each month’s billing cycle. The minimum APR is 3.50%. The maximum APR is 18.00%. The rates shown reflect a 1-to 2 unit owner occupied primary residence, including condominiums. Receive a .25% percentage point rate discount if you choose to make your payment using auto debit from a People’s United checking account. Other terms and conditions may apply. There is a $75 annual fee, which is waived for qualified People’s United Bank checking accounts. There is a prepayment penalty fee of $500 if you close your account within two (2) years after the date of your Note. If the Note is secured by property located in the State of New York, borrower(s) must also pay People’s United Bank back the mortgage tax paid by the Bank at the time of the origination of the Note . Home Equity Lines of Credit are available only for 1 - 4 unit owner occupied primary residences, 1 unit second homes and condominiums in Connecticut, Massachusetts, Maine, Vermont, New Hampshire and select counties in the state of New York and are not available on cooperatives or properties listed for sale. The Home Equity Line of Credit has a minimum line amount of $25,000 and a maximum line amount of $750,000. Property insurance is required. Flood insurance may be required.
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For Figure Home Equity Line, APRs can be as low as 2.49% for the most qualified applicants and will be higher for other applicants, depending on credit profile and the state where the property is located. For example, for a borrower with a CLTV of 45% and a credit score of 800 who is eligible for and chooses to pay a 4.99% origination fee in exchange for a reduced APR, a five-year Figure Home Equity Line with an initial draw amount of $50,000 would have a fixed annual percentage rate (APR) of 2.49%. The total loan amount would be $52,495. Your actual rate will depend on many factors such as your credit, combined loan to value ratio, loan term, occupancy status, and whether you are eligible for and choose to pay an origination fee in exchange for a lower rate. Payment of origination fees in exchange for a reduced APR is not available in all states. In addition to paying the origination fee in exchange for a reduced rate, the advertised rates include a combined discount of 0.75% for opting into Credit Union Membership (0.50%) and enrolling in autopay (0.25%). APRs for home equity lines of credit do not include costs other than interest. Property insurance is required as a condition of the loan and flood insurance may be required if your property is located in a flood zone.
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