Texas 100% Mortgage 80/20 vs. 10% down loans with PMI

January 13, 2008

100% Mortgages vs. 10% down:  Loan Comparison (Texas)  http://www.mylendingplace.com | 512-577-2958, serving all of Texas |  Purchase, Refi, Tx Home Equity

Any licensed mortgage person can do a home loan, but it’s how the mortgage is constructed or designed that’s important.    In this post, let’s explore the question “how much is the right amount to put down on a home loan.” 

Are 100% mortgages a good idea? 

Let’s compare the following:   100% or 80/20 mortgages (100% financing, AKA “zero down mortgages”) VS.  a typical 10% down mortgage   

Most people who put 5-10% down on a home do so to lower their monthly payment and/or to get a better mortgage rate.    Mortgage Rates improve the more you put down because there is less the risk of default.  A person who puts 20% is less likely to default than a person who only puts 5% down.   Therefore the more you put down on a home the lower your rate, the lower your payment.

One’s mortgage rate is tied to the overall risk of the loan; the more down payment, the better rate, the better payment.

(This is why subprime home loans have much higher rates than “A paper.” The rate is tied to overall risk of the loan.)

Borrower profile:   Let’s say Britney Spears wants me to do her mortgage loan.  She has 800 credit score, decent job as a Rehab counselor and now she wants to buy a $200,000 home for her and her hubby , Kevin Federline.  Oh yeah, she wants an awesome rate, so she’s prepared to put 10% down.

$200,000 sales price

10% down =$20K

In addition to this mortgage Britney is the typical American borrower with consumer debt.   She has:

$350/month on a car payment.   Owes $8700.00

$100/month Visa Credit Card.  Owes $4500

$85/month MasterCard Credit Card.  Owes $2900

$75/month Department Credit Card.  Owes $1800, zero percent interest for 1 year.

Total:  $610.00/month servicing  $17,900 in consumer debt.

One good thing about Britney–she has a budget.   And has decided to put 10% down because she’s only budgeting $1250/month.  

Let’s say today’s mortgage rate on a 90% loan is 6.00%, and includes PMI.  Mortgages with PMI have better rates because PMI is an insurance policy you pay (that’s why it’s commonly called mortgage insurance) that protects the bank–not you–should you default on the loan.   Since a bank feels more comfortable lending on a loan they know is insured, they offer better rates on loans with PMI. 

As a general rule, If your mortgage is  80% or over,  you’ll have PMI (private mortgage insurance) but I like to avoid it whenever possible, since PMI benefits the bank, not you–my client.

Loan#1:   Britney’s 90% loan, putting 10% down:   $180, 000 loan amount, 6% rate.  Payment is $1079+ PMI of $145 = $1224.69.   (to make things simple I’m not including taxes or insurance.)

However, as her mortgage consultant, I’m looking at her overall expenses as I’m showing her loan options.    In reviewing her credit report, I notice she’s servicing almost 18K in consumer debt totalling $610/month.  And this $610 is pretty typical.  She’s carried a balance on these credit cards for the last 2-5 years but pays them like clock-work.

But in my eyes, if she gets a 10% down mortgage on top of the consumer debt she’s really paying $1834 each month since her 10% down mortgage is $1224 and her consumer debt is $610 = $1834

 To avoid PMI, I’ll break the loan up into two loans.  An 80% loan. and a second loan for 20%.   Together we get 80+20=100%.  This way, there’s no single loan over 80%, therefore PMI is not required.  (PLUS your closing costs for an 80/20 are much lower.)  

Loan #2:  80/20, 100% percent loan.  As seen below, her payment is $1346.35.   And since the rate is tied to risk of her loan, and 100% loans are higher risk loans, her rate went from a 6.00% to a 6.75%.  

The 100% loan is $121.31/month higher than the 10% down!   Why would I even show this loan to someone, especially Brit who has awesome credit?  

Because when getting a mortgage one should weigh the mortgage in light of one’s overall financial situation.  In Britney’s case she’s paying over $600/month towards high-interest credit cards and car payment (that aren’t tax deductible).  

So while the 100% loan is $121 higher it’s actually the best loan in terms of giving her the lowest monthly payment. I’m looking at overall expenses. 

So I’d say to Brit:   “Put your 10% towards your consumer debt and retire it.  Gone.  Osta la-vesta baby. ”  Now you’re not paying $610 out each month and in doing so you’re lowering her monthly expenses by $610.

I would then show her how the 100% loan would actually save her $489.00 per month.   While the 100% loan has a higher rate, it actually has a lower payment in her overall budget of $489.00.

It’s only when one is out of consumer debt that they can focus on thier mortgage down.  After all, what sense does it make to put 5-10% down on a home when you’re carrying huge balances on credit cards with 10%+ interest rates. I mean, who cares if you get a 3% rate, avoid PMI when you have half your annual income in consumer debt.  

 I don’t say this because I’m being judgemental, I’m saying it because I once tripped over pennies while I paid out nickels.   I’d focus on the rate instead of looking where I was overall financially–in debt  Then the unthinkable happen.   9/11.   One week after Sept. 11, I lost my good paying job and I came face to face with my lack of financial literacy.   I had lots of stuff (all purchased at low rates) and lots of debt.   And very little savings.  I had very little savings because I had developed the habit of having debt.  And as one who’s been there, debt is a habit.  

Now, as a lender–I do my best to offer loans that truly move my clients forward financially.   I promote things like:  savings, getting out of the habit of debt, investing, buying appreciating assets like real estate, starting businesses, etc. 

Back To Brit:  In her case, 100% lending was used as a financial planning tool to get  out of debt and gain control of her finances.   When the consumer debt is gone it gives her more control of her finances.  It easier to pay one or debts consistently than 12, right?

While the rates are important, they aren’t the only thing to consider.  One must look at the total picture.  Together you and your mortgage consultant should look all your options in light of your real-life spending habits and choose one that helps you achieve the greater benefit  This way your home loan moves you forward financially.  

 100% loan are often the best tool  for getting out of debt.   Now the challenge is changing your spending habits so you don’t get back into debt.  This is why I recommend financial planners and CPAs to my clients.   Usually, I tell people to just take 2-3 months “off” and have fun with the extra money.  Take a trip, buy an Ipod or something, but come month #4 I suggest they meet with a financial planner.   For most people, if they don’t have a plan or guidance they simply get back into debt.  

One good way to stay out of consumer debt is to apply 1/2 of what you once put to debt on your mortgage.  When you do this you save a  ton in overall interest.   It also takes a 30 year mortgage to a 10-15 year note.      100% loans are way to get the flexibility of a 30-year payment but with the pay off of a 15 year note.

Mylendingplace is a licensed mortgage company in Austin, Texas.   But we help clients all over Texas.  If you have a Texas Zip Code we can help you with your 80%, 90%, 80/20, 5% down mortgage.   Our phone is 512-577-2958 and our email is jon@mylendingplace.com.

Please call us today.   512-577-2958.  Oh yeah, we also do home equity loans for those who want to pull cash out of their homes.

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