Homes are pricey out there, no question. But rentals are pricier still. Recent research shows that buying a median-priced home is often more affordable than renting a comparable home. These findings apply to most markets across the country.
But Big Cities Are Different, Right?
At least some are. Looking into the Census Bureau data, LendingTree did find median housing costing more for buyers in the biggest metro areas. Owning costs more (around $1,200+ a month more) in New York City, San Francisco and San José, California. Yet in August 2021, REALTOR.com® found that it’s cheaper for renters to buy a starter home in nearly half the largest metro areas. The U.S. median rent had surged nearly 10% in just one year — to top $1,600. And that, says REALTOR.com®, is about $200 more than the monthly mortgage on a starter home.
Companies are hiring, and salaries are beginning to rise, bringing some first-time home buyers to the market. Mortgage rates are still relatively low, so there’s a window of opportunity here. It might be perfect for some renters who have waited until the right time to make their moves.
Where Are the Buyers’ Best Bets? Look to the South and Midwest.
Axios cites research showing that affordable house are, as of 2022, best sought in Florida, Georgia, and the southern states, and in the Midwest as well. In contrast, the West Coast and the northeastern states have some of the most expensive home markets in the country. Nevertheless, California’s average monthly mortgage payment comes out less than renting would. And in many other states, it’s a close call, so buying a house can be more economical than renting. For a few examples: New York State, Illinois, Ohio, Pennsylvania, Michigan, Texas, and North Carolina buyers generally don’t pay much more (if any more at all) on their monthly housing costs than they’d have paid in rent.
Those who can buy, then, could soon be saving money — once they get past the down payment and closing cost hurdles.
Buying generally pays off as long as the home buyer can commit to living in a new home for more than five years. Why, as a rule, does a buyer need to stay in the home for at least five years to make the purchase worthwhile? Largely because closing costs and related fees are so high. Buying a home means putting a large chunk of money into a down payment, beginning mortgage and interest payments, possibly paying private mortgage insurance, and shelling out more for property taxes, moving costs, and maybe even penalty fees for early withdrawals from retirement accounts. It all adds up.
☛ Private mortgage insurance, or PMI, is required in some cases. Find out more, with A Guide to Private Mortgage Insurance on Deeds.com.
If the homeowner quickly turns around and sells, there are all the costs involved in readying the home for the market again. Sellers pay transfer taxes, agent’s commissions, and a host of other charges and fees. As transaction costs are usually higher than 10% of a list price, the seller will have needed to build equity in the home to cover that, and building equity takes time.
Assuming the buyer is in the position to stay in the home, then, there is another way buying offers a financial boost. That’s in the IRS deductions for the buyer’s mortgage interest, and even for the property taxes.
Buying also gives a resident more control. Because of this, home ownership is a sign of stability to creditors, so they’ll be likely to approve buyers for higher credit limits.
Moreover, making mortgage payments can boost a homeowner’s credit profile. Continuous and timely monthly payment reflects well on a person’s credit score.
And Then There’s That Equity-Building Point.
Granted, not every home increases in value. If a home falls into disrepair, if there are foreclosures nearby, or if the market falters, buyers can lose value. Yet an owner can make upgrades to the property to increase its appraisal value. And in general, property values tend to rise. The outlook for the 2022-2030 market is widely considered promising, with massive housing demand expected to persist.
Meanwhile, renting does not pay off in equity at all. As the credit company Experian explains: “While it’s not guaranteed that a home you buy will gain value, you certainly won’t get back any money you pay in rent.”
☛ With each monthly loan payment, a homeowner earns equity. Mortgage loans allow a buyer to get an asset that can go up in value — especially with inflation — while the interest on the loan stays at a fixed rate. This dynamic helps make real estate a remarkable asset. Learn more about building wealth through homeownership.
Some buyers find that their monthly mortgage payments are as much as rent when they start, but over time, they gain a growing financial edge. Rents go up, but their mortgage payments are locked in. Of course, that’s oversimplifying. Taxes, homeowners’ association fees, and other housing-related costs such as utilities can rise. But the main point holds: In a time of rising inflation, a fixed-rate mortgage is a great financial tool.
Nice If You Can Do It—But Not All Renters Can Get a Loan Approval!
It’s a fair objection. The cost of home buying is still outpacing increases in wages nationwide. The average working person still has difficulty getting a mortgage. For many people, buying a home would take up more than a third of their income. It’s very hard to get an affordable loan in that situation.
What, then, if you just can’t get a loan approval? Here are some ideas for improving credit:
☛ Strengthen Your Position to Finance Your Home: Here’s Your Five-Point Credit Repair Plan.
An improved credit profile results in a better mortgage that saves the buyer thousands of dollars in interest. Take time to send your mortgage specialist documentation of your timely rent payments as well as the rest of the documentation you’re asked to submit.
Working with a co-buyer might be an option for you. We have put some information together for our readers on how co-buying affects the deed. Finally, don’t overlook the possibility of finding a partner to purchase a home with you as tenants in common.
There’s no good reason to give up on your dream of owning a home if it’s what you really want. There are ways to make things work. And we think technology is going to open more opportunities for renters to become buyers in the years ahead.
Making the Shift From Renter to Buyer Means Playing the Long Game.
For all of the reasons we’ve explored here, a mortgage can get cheaper than renting over time. In many places, it’s cheaper already.
And in all markets, the owner who faithfully pays down the mortgage gains the financial power of home equity. Buyers are thinking long-term when they decide to invest in a home versus sticking with renting.
Supporting References
Jennifer A. Kingson for Axios: Owning Is Cheaper Than Renting in Much of the U.S. (Jan. 11, 2022).
REALTOR® Magazine: Starter Homes Still Cheaper Than Renting in Many Areas (Aug. 27, 2021).
Tendayi Kapfidze for LendingTree.com: LendingTree Compares Renting and Owning a Home in the 50 Largest Metropolitan Areas in the U.S. (updated May 19, 2021).
Emily Starbuck Gerson for Experian.com: Is it Better to Own a Home or Rent? (Apr. 18, 2021).
Photo credits: Alex Qian and Ketut Subiyanto, via Pexels.