In recent years, prospective homebuyers have faced significant challenges in securing their dream homes. Limited housing inventory, increasing competition, a preference for cash buyers, and rising down payment expectations have all contributed to a tense market environment. For first-time buyers, these hurdles have been particularly pronounced, as they work to balance market pressures with the realities of finding a home that fits their budget.
On top of these difficulties, interest rates have climbed dramatically. With several rounds of interest rate hikes and high 10-year treasury yields, mortgage rates have reached their highest levels in two decades. These increased rates have reduced purchasing power and driven up monthly payments, leading to hesitation and uncertainty among would-be homeowners.
Despite these obstacles, Ralph McLaughlin, senior economist at Realtor.com, offers some insights on how buyers can still successfully navigate the market and find a home that fits their price range, even in this high-interest rate environment.
Exploring Mortgage Options and Buydown Credits
For many, high mortgage rates are a significant barrier. While securing a low rate would be ideal, homebuyers may not realize that they have more options than they think to reduce their rates and monthly payments. According to McLaughlin, there are several avenues buyers can explore.
Refinance Down the Road
One straightforward strategy is to purchase a home within budget and plan to refinance when mortgage rates inevitably drop in the future. This approach allows buyers to take advantage of current opportunities while maintaining flexibility for the future.
Consider a 15-Year Mortgage
McLaughlin recommends considering a 15-year mortgage as an option. These loans often come with rates 1 to 1.5 percentage points lower than 30-year mortgages. The advantage of a 15-year term is that buyers can pay off their mortgage in half the time, while the monthly payments will not be double that of a 30-year loan, as many assume.
"Many buyers think their payment will double when they opt for a 15-year mortgage instead of a 30-year mortgage, but that's not the case at all," McLaughlin said. "Typically, the payment will only be 50% to 60% higher."
Explore Adjustable-Rate Mortgages
Another potential strategy is an adjustable-rate mortgage (ARM). ARMs tend to offer lower rates than 30-year fixed mortgages, sometimes even lower than 15-year mortgage rates. While this presents an opportunity for reduced monthly payments, buyers need to understand the potential risks.
"Adjustable-rate mortgages generally come with lower initial rates, but the tradeoff is that after a few years, the rate could adjust upward," McLaughlin explained. "Buyers should carefully weigh the pros and cons, as they may need to refinance after five to seven years if rates drop below their current ARM rate."
Take Advantage of Buydown Credits
One lesser-known but effective strategy is negotiating buydown credits with the seller. A buydown credit allows buyers to reduce their mortgage rate by prepaying interest upfront, often with the help of the seller. This can be particularly beneficial for buyers in a high-rate environment.
"Buyers can negotiate with the seller to provide a credit that lowers their mortgage rate for the first few years," McLaughlin said. "This strategy is more common when sellers are motivated to close the deal, especially in a slower market."
By negotiating a buydown credit, buyers might secure a more manageable rate—such as reducing it from 7% to 6%—by paying part of the interest upfront, which can make monthly payments more affordable.
While the current housing market presents several challenges, there are still opportunities for buyers to secure a home within their budget. By exploring different mortgage options, such as 15-year loans, adjustable-rate mortgages, and buy-down credits, buyers can reduce their monthly payments and position themselves for future refinancing when rates decrease. With some strategic planning, first-time homebuyers can still achieve homeownership, even in today's high-interest rate environment.
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