Buying a home
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买房或租房有利有弊. 在找房子的时候应该考虑什么? 学习如何寻找一个家，什么时候要考虑融资.
拥有自己的房子一直是美国梦的一部分, 很多美国人已经做到了. According to recent statistics from the U.S. Census Bureau, 65.8%的美国家庭住在业主自住的房子里. 1
Although the process of buying a home 通常是复杂和令人困惑的，它可以通过分成几个部分来简化:
Renting vs. home ownership
两者都有优点和缺点 renting and buying a home:
| Advantages | Disadvantages | |
| Renting | Mobility: 租房者可以搬家而不用担心出售房屋或房屋在出售时的市场价值. Initial cost: No need for large down payment. Monthly cost: Monthly rent usually less than mortgage payment; in some areas rents are controlled; other opportunities may provide greater investment return. Maintenance: Few or no maintenance responsibilities. |
Monthly cost: Rents can increase over time. Equity: Renter builds no equity in home. Space: Often less floor space. Personalization: Less freedom to decorate the home. Taxes: No deduction for rent payments. 2 |
| Buying | Monthly cost: With a fixed rate mortgage, monthly payments remain level; with a variable rate mortgage, monthly payments can fluctuate. Equity: 随着时间的推移，房主可以建立大量的资产. Space: 通常比租来的房子面积更大. Personalization: 平时的装修能让家体现主人的口味吗. Taxes: 利息和财产税可以抵扣. 2 |
Mobility: Ownership limits ability to move; homeowner must be concerned with selling the home as well as the home's market value at time of sale. Initial cost: 通常需要大量现金支付首付款和成交费用. Monthly cost: Monthly mortgage payment typically higher than monthly rent; other opportunities may provide greater investment return. Maintenance: 房主通常负责所有的维护和修理. |
Financing a home
- Qualifying for a mortgage: 大多数购房者通过贷款购买房屋。mortgage.“尽管实际标准因银行而异, 在评估按揭申请时，通常会考虑以下因素:
- Credit score: What is the prospective borrower's credit score? 这是一个衡量贷款申请人过去处理债务的好坏程度的数值.
- Down payment: 未来的借款人能够支付多少首付款? 10%? 20%? 30%? None?
- Loan purpose: 购买房屋是作为投资还是作为借款人实际居住的地方?
- How big a monthly payment? 在考虑贷款申请时，贷款人也可以进行某些财务“测试”.其中一项测试限制了月供, 加上其他债务的月供, 不超过消费者月总收入的36%. For example, 如果消费者的月总收入是4美元,000, 每月的房屋供款加上任何其他偿还债务不得超过1元,440 ($4,000 x .36).
Given a specified monthly payment limit, 下一步是确定月供允许的抵押贷款规模. 这个问题的答案取决于偿还贷款的年数和年利率. 下表说明了每月付款总额的大致情况 3 在不同的期限和利率假设下.
| Loan Amount | 4.5 % Annual Interest Monthly Payment |
5.5 % Annual Interest Monthly Payment |
6.5 % Annual Interest Monthly Payment |
|||
| 15 Years | 30 Years | 15 Years | 30 Years | 15 Years | 30 Years | |
| $100,000 | $877.49 | $619.19 | $929.58 | $680.29 | $983.61 | $744.57 |
| $200,000 | $1,754.99 | $1,238.37 | $1,859.17 | $1,360.58 | $1,967.21 | $1,489.14 |
| $300,000 | $2,632.48 | $1,857.56 | $2,788.75 | $2,040.87 | $2,950.82 | $2,233.70 |
| $400,000 | $3,509.97 | $2,476.74 | $3,718.33 | $2,721.16 | $3,934.43 | $2,978.27 |
| $500,000 | $4,387.47 | $3,095.93 | $4,647.92 | $3,401.45 | $4,918.04 | $3,722.84 |
- Down payment and closing costs : 贷款机构经常要求购房者以现金支付一定比例的房价. 根据贷款机构的不同，首付款通常在购房价格的5%到20%之间. With down payments of less than 20%, 贷款人可以要求借款人申请私人按揭pp王者电子官网, 在买方违约的情况下，怎样保护贷款人. 在一些政府项目中，购房者可能被允许在没有首付的情况下购买房屋. 买方还需要支付一定的“成交费用”。, 与处理销售有关的费用和收费. 成交费用可能是购买价的3%到6%.
- 利息及物业税的扣除: 购房者还需要考虑房屋所有权的“税后”成本. 符合一定条件的纳税人可以从应税收入中扣除抵押贷款利息和财产税. For example, assuming a taxpayer pays $10,在一年内，可扣除的抵押贷款利息和财产税为5,000美元，边际税率为24%, the after-tax cost of these expenses is $7,600 ($10,000 x .24 = $2,400; $10,000 - $2,400 = $7,600). 4
Finding a home
What type of home? 房屋所有权有三种基本形式:
| Property Owned | Sell or Rent | Maintenance | Owner Payments | Other Issues | |
| Single-Family Home | The structure and the land | Owner can decide to rent or sell home. | 业主负责所有的维修和保养. | Mortgage, insurance and real estate taxes. Loan secured by home. | Greater freedom to personalize the home. Generally more responsibility. |
| Condo | Individual living space. 房主协会拥有建筑物、土地和公共区域. | Owner can decide to sell. Restrictions on renting will vary. | 房屋业主协会支付大部分的房屋维护和维修费用. | Mortgage, insurance and taxes on individual unit; monthly fee to homeowner's association; mortgage secured by individual unit | 在孩子、宠物、室外装饰等问题上是否可以更严格. Fewer maintenance concerns. 是否有额外的设施，如游泳池和网球场. 业主可能负责额外的费用或收费. |
| Co-op | Shares in a corporation which owns building. 以法人为单位的个人租赁是公寓的独家使用权. | Owner can decide to sell. New buyer subject to approval by co-op board. May have restrictions on renting. | 合作社支付大部分楼宇维护和维修费用. | 每月支付给合作公寓的款项包括pp王者电子官网、税收、房屋抵押贷款和运营成本. 为偿还购买合作单位股份而支付的贷款. Loan secured by shares in co-op. | 在孩子和宠物等问题上能更严格吗. Fewer maintenance concerns. 是否有额外的设施(游泳池、网球场等).). 业主可能负责额外的费用或收费. |
Other factors to consider
- Neighborhood : 房地产经纪人通常将其称为“位置”." In general, 一个地区的相对吸引力通常会反映在附近地区的价格水平上. Personal issues such as good schools, 方便使用公共交通工具或靠近购物等功能, recreation or work, 决定什么是“好”位置的重要因素是什么.
- Home features and characteristics : 具体的家庭特征，如最小平方英尺, 卧室、浴室或游泳池的数量. 许多购物者会按优先顺序列出最吸引人的功能, 万一所提供的房屋缺乏一些理想的功能. 记住，房子总有一天会被卖掉, 许多人都在寻找对自己和他人都有吸引力和有用的特征.
Searching for a home
- Real estate agents: Real estate agents can be quite helpful in locating a home, 特别是那些可以使用计算机化的多重房源服务的人. 一个好的经纪人应该有丰富的房地产经验, 以及对特定地区或社区的详细了解.
- New home developments : 新房往往比现房更贵. 新房的问题也往往较少，而且通常有建筑商的保修期.
- Classified ads : 报纸上的分类广告(无论是印刷的还是在线的)都是有用的信息来源. 这样的广告可以提供一个大致的价格水平. 他们还可以为房主直接出售的房屋提供线索, and not through an agent.
1 资料来源:美国人口普查局新闻稿, “季度住宅空置率和房屋拥有率”, Second Quarter 2022.” August 2, 2022.
2 Based on federal income tax law; state or local income tax law may vary.
3 付款包括本金、利息、估计税金和pp王者电子官网. 财产税和pp王者电子官网估计为1英镑.35% of the loan amount.
4 根据2017年减税和就业法案(TCJA), for 2018 – 2025, 纳税人扣除的财产税、州和地方所得税或销售税, is limited to $10,000 per year ($5,000 MFS). Further, 只有“购置债务”(用于购置或大幅改善房屋的债务)所支付的利息才可扣除。, on a first and second home, of up to $750,000 ($375,000 MFS). TCJA还大幅扩大了个人可获得的标准扣除额. 许多纳税人会发现使用扩大的标准扣除额更为有利, 而不是要求逐项扣除抵押贷款利息和财产税.
