Rent or Buy and Why

Huge disclaimer:  I’m not classifying as financial tips or advice, buying a home is a huge financial decision and all options should be considered.  In many cases, renting is actually the best way to go, but I own a house and here’s why:

Eccentric Cute Aunt and I moved into our current home on Halloween of 2013.  We live in a brand new townhouse in Seattle, WA, about 3 miles from downtown Seattle.  It has 2 bedrooms and 2.5 bathrooms and about 1400 square feet with a detached garage.  We are the first owners of the home and purchased it while it was still under construction.  We didn’t get to customize much, all we had a choice in was the color scheme used for the cabinets and floor, but it came out quite nice and the floor layout is good, so I can’t really complain.

THE BREAKDOWN:
We purchased our home for $301,000 with an original loan amount on the mortgage of $226,000.  We locked in a 15 year loan at 3.375% with a down payment of $75,000 and closing costs of just around $5,000.  Our monthly payments are just a tiny bit under $2,000 a month with $380 escrow for property taxes.  Our home insurance costs $375 per year.  Last year, we paid $4700 in interest and $3,400 in taxes, in 2014, we paid $6150 in interest and $2130 in taxes.  We also have a $150 quarterly payment for sewage capacity charge which is charged to new buildings in Seattle.  We are also required to be in an HOA which has a monthly charge of around $170.  So, for 2014 and 2015, the cost of the house has been $21,660 or about $10,830 per year, or $450 per month.  In addition, we have paid around $300 a year for trash pick up ($26/month), $150 a year for natural gas ($12.50/month), $360 a year for electricity ($30/month), $460 a year for water ($38.50/month), and $450 per year on internet ($37.50/month).

HouseCosts

TO-DATE MONTHLY COST OF OWNING AND LIVING IN A HOUSE:  $1,065
MONTHLY COST OF OWNING A HOUSE (EXCLUDING UTILITIES):  $890
AVERAGE MONTHLY COST OF RENT IN SEATTLE:  $1284 

CAVEATS:
Other than the fact that this is completely my personal situation and it may not reflect your experiences with home ownership, there are a couple of other caveats to bring up.

In my cost calculation, I’m ignoring the premium of my mortgage.  I assume that over time, my home will gain value (and it has).  My actually monthly payment is more like $2,750.  This payment may unfortunately be a little too high for many people…

I’ve ignored income tax savings on interest and real estate taxes paid.  This reduces the monthly cost by around $190.  Rent can also be deducted, which for my tax bracket would reduce the monthly cost of rent by around $360.  Therefore, the monthly cost of the house becomes $260 and the cost of renting becomes $924 before utilities.

As I write this (January 2016), we owe just a tiny bit over $100,000, our next bi-weekly payment will put us into 5-digit territory.  We’ve basically paid half the loan in two years and could easily pay it off fully in two more, but we have decided to slow down our repayment a little bit and invest our money in higher-return investments since the cost of the interest on the loan is fairly low, but we may change our minds looking at the current market.  Our accelerated repayment has considerably lowered the amount of interest we’ve paid, so that should be taken into account when trying to determine the cost of owning a home.

I have also not taken into consideration home improvement or maintenance costs.  Some of these are covered by my HOA such as gardening and the exterior of our home.  The average annual cost is around $3,435 according to Zillow.  I expect that my home maintenance costs will increase over time as the house ages, but it won’t be quite as high due to some of the coverage from the HOA.

THE VERDICT:
We started renting a 500 square foot studio apartment pretty close to where we live currently and were paying $860 per month before utilities.  We could have kept that apartment indefinitely for $1060 per month after our lease expired on a month-to-month basis.  If we would have stayed, we would have basically paid the same amount we have thus far for owning our home (which is much bigger and nicer).  Furthermore, after we pay off the loan, the monthly cost will be more like $615.  It might be worth it to consider the lifetime costs of housing between renting and owning, which for us makes owning worth it.

Also, I have neglected to mention the fact that our home value has increased tremendously since we bought it.  We were lucky to be able to buy a home when we did, its value has nearly increased by 150% from the time we bought it.  In addition to that, we put the spare bedroom to good use by renting it out on Airbnb which also generates a decent income and is generally something you cannot do if you rent.  But of course, these again are both very situational.  Perhaps renting is truly the best option for you, do the math and make sure it is truly the best investment.

Sources:
Rent costs – http://www.seattletimes.com/business/seattle-area-apartment-rents-climb-to-average-1284-a-
Home Maintenance Costs – http://zillow.mediaroom.com/2015-06-17-U-S-Homeowners-Can-Spend-More-Than-9-000-Per-Year-in-Hidden-Homeownership-Costs-and-Maintenance-Expenses
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