Should I pay off my Home's Mortgage?

Is paying off your home necessary? There are some who say that paying off your home mortgage is the best thing you can do and others who say your regular monthly home payment pays you some important financial dividends. Who’s right? They both are. You just need to decide which course is right for you.

What are your benefits if you continue making your regular monthly payment on your home loan?

·         You will continue to have a tax write off of the interest and property taxes you paid on your home. This can save you on your taxes provided the deduction is more than the U.S. IRS standard tax deduction.

·         Money you might add to your payment to pay off your loan early can be dedicated to retirement investments. Enlarging your account and improving your overall retirement plan.

Recent surveys show that 50% of seniors aged 65-74 still have a mortgage or other loan on their homes. This debt can be difficult to pay off if one no longer has earned income. There is a lesson we learned during the last recession; adjustable mortgages and fixed incomes do not mix.

Important Tip: If you are approaching retirement and still have an adjustable mortgage, it is time to refinance and get a fixed rate loan as soon as you can. A one percent increase in a $300,000 mortgage can make the monthly payment go up well over $200! Can your retirement income survive an increase such as that?

Many of us think about paying our home off early. Homeowners often dream of the day they can have a mortgage pay off party where neighbors and family come for the ceremonial burning of the deed papers. What are your benefits in making larger payments during your peak earning years on your mortgage?

·         You will pay less interest for your home over time.

·         After the home loan is paid off, you will have more liquid money available to you on a monthly basis. These are funds that can be dedicated to IRA’s and other retirement programs.

·         If you remain in the home when you retire, you will not have a monthly mortgage payment so your retirement money will go farther and your home will still have equity. This gives you greater financial security.

·         You will still get to write off your property taxes provided the standard deduction is less than your total tax deductions for your income level.

·         Should you need it in your future for personal care as a senior, your home equity is available for a reverse mortgage.

For seniors who have owned their homes for many years, the income deduction on their home may be minimal and, even with property taxes, inadequate as a tax deduction. It may be time to start thinking about your time horizon. When will you retire? Would you benefit most from a mortgage payoff or would maintaining your mortgage be a better plan?

If you have a specific time horizon in mind for paying off your loan, go to an amortization calculator on the web, (we have them at www.meriwest.com/calulators) enter your principle and interest rate and the term in which you wish to pay it off and the program will return a monthly payment for you. That payment will make it possible to pay off your loan within your time horizon if it is maintained throughout the remaining term of the loan.

Remember that any additional money you include with your payment will always be applied to your principle balance. You can do this on a regular monthly basis or apply a lump sum annually to reduce your principle amount. Either method will pay your loan off faster.

Please be aware of any prepayment penalties that may be included in your loan paperwork. These can make it difficult to pay a loan off early as it charges you a penalty amount for paying off your loan prior to maturity or a certain time period, such as the first five years of the loan.

For many, the only acceptable home loans are those that do not have prepayment penalties for early payment of principle. These penalties can prevent you from paying off your mortgage and prolong the pain of paying interest to the funder.

Interest expense is the largest single expense we have in our home purchase. It will be more than our downpayment. Often, if you pay your loan for the total of the thirty year term, you will pay out an interest amount more than the original amount of the first mortgage. This is dependent on the interest rate.

As homeowners, we need to decide if paying interest after retirement makes sense for us in regard to our personal tax and income situation.

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Would you like to learn more about retirement planning? Cetera Advisors LLC* have formed a partnership with Meriwest Credit Union to offer a complete array of financial investment options and personalized financial planning designed for your specific personal needs. Comprehensive financial planning, long-term and short-term investment strategies and retirement planning are available to all of our members on a confidential basis.

You can discover your options by meeting with one of the registered representatives in the convenience of any of our Meriwest financial centers or by calling (408) 866-1002.

* Security and advisory services offered through Cetera Advisors LLC (doing insurance business in CA as CFGA Insurance Agency), member FINRA/SIPC. Cetera is under separate ownership from any other named entity. The products offered are not insured by the NCUA, NCUSIF or any other regulatory agency, are not deposits or obligations of, nor guaranteed by the credit union or any affiliated entity, and may lose value.

Does Good Debt Exist?

Good debt does still exist. Home debt, if you are not dramatically underwater is still good debt. Please remember that the majority of home owners have seen some degradation of their equity, but most homeowners are not underwater. The generally accepted number is somewhere between 20-25% of all homeowners have a home that is underwater. Most of these were either purchased or refinanced during the recent boom in prices, especially 2005 to 2008. It is a simple truth that 75% or more of all U.S. homeowners are not underwater. Homes purchased today with a reasonable downpayment of 20% or more may have some stagnant price growth in the near term, but historically, owning a home is a sure path to wealth creation. When you consider the tax advantages of owning a home and the increase in value even if it only follows regular inflation rates, new homeowners will incur good debt.

Is college debt good debt? Many are of the opinion that education is important and the resulting debt from financing it is still a good debt. That is provided the student finishes and graduates. Statistics show that lifetime earnings of those with bachelors and masters degrees are substantially higher than those with only a high school education. I have many former college students in my workshops who have not graduated and have substantial student loan debts. Those debts become good debt and will be well worth it when they finish their degrees.

Is all credit card debt bad debt? Not necessarily. Often, young persons will use a credit card like it is going out of style. They will pay for movies, dinners out, concerts, and other fun items with their credit cards. That is some bad debt; debt where you have little or nothing but memories to show for it. I think the responsible use of credit cards is in purchasing assets for your home or car. Use the card for furniture, needed appliances or a major car repair. That way, when you are on your couch writing a check for your Visa card payment, you are sitting on your asset. (A little finance humor.)

Vehicle debt can often be termed good debt. Your car is an economic development vehicle. It gets you to work on time and gets your kids to school. Is spending 2 hours plus on a bus or train daily the best use of your personal time? It is a matter of opportunity cost. How much is your personal time worth?

In the end, I think that the difference between good debt and bad debt is subjective. Our income, education, and cultural background all play a role in how we view the value, really the personal value, of our debt. 

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Our next financial workshop:

Today's Real Estate Market and Tips for Purchasing Foreclosed Property
Saturday, October 13, 2012 - 10:30 a.m.
Chesbro Financial Center, San Jose, CA

Pay a Collection Fast and Put it in your Past!

  If collection agencies can buy my debt at a discount, can I pay it at a discount? Yes, often you can pay it at a discount but it depends on the age of the debt being collected. New collections are not typically discounted as they are being collected by internal collection departments or a business is using a collection agency as a vendor to collect for them. The collection is discounted when that debt ages and gets sold to an outside agency for collection.

 Contact the collection agency and test the waters of negotiation with them. Depending on how old your debt is, they may be willing to give you a significant discount. Often debt that is two years old or more is purchased from businesses and other collection agencies at 50 cents or less on the dollar. A $500 debt may be settled for half or less.

In your negotiation, make sure they will show your debt as paid or settled for a lesser amount. Either of these is preferable to an open and unpaid collection on your credit. Open collections will be a drag on your credit score for seven years. The “point cost” on your score will remain basically the same from day one to the last day of the seven years. Paying the collection changes the debt from open/unpaid to closed/paid. Paying an open collection has an immediate positive affect on your credit score. It will bump up right away and as it gets further and further in your past your score will improve with each passing year provided you don’t incur any further bad debt.

If you agree to an amount and how your collection will be listed on your credit report, the collection agency will want payment NOW and you should be prepared to cut them a check within a day or two. But, before you write the check, GET IT IN WRITING FROM THE AGENCY! Get the mutual agreement the collection agency made faxed to you, emailed to you, or snail mailed to you. Make a copy of the agreement and file the original. Attach your check to the agreement copy and you now have a contract with the collection agency.

Word to the wise: Never send a collection agency a check before you get your agreement in writing. A member of Meriwest Credit Union was in one of my workshops not long ago and complained about a major U.S. financial company. It is the sort of company that everyone believes is one of the most honest and forthright businesses in our nation. He received a call from them for a debt of $2,400 he had built up on his card. These had been business related expenses but the business had gone under in the recession and he was not going to be reimbursed for them. The financial company called him and said that if he paid $1,200 they would show his debt as paid. He mailed the check. The next month, they called him and asked when he would mail the other half of what he owed. He said the guy last month said his debt would show as paid. The fellow at the collection department asked, “Did you get that in writing?” Always get it in writing!

Free Financial Education Class: Real World Budgeting for Teens
Wednesday, June 13, 2012 - 6:30-7:30 p.m.
Chesbro Financial Center, San Jose, CA

 

Free Financial Education Class: Auto Financing 101
Wednesday, June 20, 2012 - 6:30-7:30 p.m.
Chesbro Financial Center, San Jose, CA

 

 

 

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