How Does Dave Ramsey’s Advice on Mortgages Pencil Out?

Last month I wrote about advice I’ve been seeing popping up in my Facebook feed from Dave Ramsey on mortgages. There are several points that I just don’t find realistic for the average person who wants to buy a home, such as only using a 15 year amortized mortgage with 20% down payment and limiting your mortgage payment to 25% of your take home pay. I promised that I would share a follow up post where I review different scenarios comparing his advise to real life scenarios.

I decided to go back a few years and base this post on some clients who I helped buy their first home back in 2019. For this scenario, let’s assume they are a couple with a mid-credit score of 680. One spouse has steady employment where they are paid a salary plus some overtime and the other has income that is hourly and has not been on their job for long. At the time, we’re only able use the salaried income of $5700 per month. They have around $5,000 in savings (not including a retirement account) and $485 per month in debt (for their car and student loans).

If this couple were to follow Dave’s recommendation, they would have a very difficult time saving up for a 20% down payment, let alone waiting to do this until they’re also debt free. Of course this would ideal…but while they’re trying to pay off debt and save up a significant sum of money, housing prices are trending higher.

According to Dave, this couple should not have a total mortgage payment (including property taxes and home owners insurance) of more than 25% of their take-home pay (after taxes and insurance). That would mean a total mortgage payment of no more than $1380. (The take home pay after taxes and insurance on $6700 were about $5520. 5520 x 25% = $1380).

NOTE: Rates posted below are from October 7, 2021 and are “expired”. Rates change constantly as they’re based on bonds (mortgage backed securties). For your personal rate quote for your home located anywhere in Washington state, please click here. To see a detailed Total Cost Analysis reviewing the cost of waiting to buy a home, click here.

If they stick to DR’s advice and opt for a 15 year conventional mortgage with a twenty percent down payment (second column above), with a mortgage payment no more than $1380 (including taxes and insurance); they qualify for a home price around $210,000. This is based on an interest rate of 2.375% (APR 2.734%) with discount points of 1.025%. They would need around $50,000 for fund for closing, including down payment and closing cost. Even back in 2019, you would have a challenging time finding a home at that price to raise a family.

If they opt to bend DR’s advice a bit and do a 30 year fixed with 30 year conventional mortgage with a 20% down payment (third column above) then the sales price they qualify for increases to $290,000. This is based on an interest rate of 3.125% (APR 3.282%) priced with 0.836 discount points. In 2019, this was still a very challenging price to find a home.

My clients were actually able to buy a home in Renton priced for $375,000 in 2019 using the Home Advantage down payment program we offer through the Washington State Housing Finance Commission. Their first mortgage was FHA and the down payment assistance is actually a second mortgage with 0% interest and no payments due that is tacked on to the end of the first mortgage (basically it’s paid off when the home is refinanced or sold). The FHA 30 year fixed mortgage has a rate of 3.875% (APR 4.931% includes upfront and monthly mortgage insurance). NOTE: The APR quoted in the chart above this scenario (fourth column) is “blending” the first mortgage of $368.207 and a second mortgage of $14,728.  They only needed $5700 for total funds for closing and their total monthly mortgage payment, including property taxes, insurance and mortgage insurance is $2451.30.

The current estimated value of the home they purchased in 2019 for $375,000 is now estimated at $550,000 (fifth column). If they were to buy it today using an FHA mortgage with a minimum down payment of 3.5%, they would need around $33,000 for down payment and closing cost. The total estimated payment is $3194 based on an interest rate of 2.625% (APR 3.710%) priced with 0.713% in discount points. Unless they’ve received raises or have paid off some debt, they may not qualify for the same house today with the larger mortgage payment.

Instead, since they bought in 2019, they now are enjoying the benefits of having appreciation in their home with the growing equity. They would not have over $100,000 in home equity today if they were trying to save for 20% down payment. If they wanted, they can use some of the equity to buy their next home, pay off debts or improve their home. Again, an opportunity they would not have if they were strict followers of Mr. Ramsey.

I think it’s important to make informed decisions regarding your finances. A home is probably the largest asset and debts most people will have in their lifetimes. If you have a lot of assets, then following Dave’s advice may work for you…however if you’re not in that position, the cost of buying a home may outpace the amount most people can save to reach that “ideal” twenty percent down payment.

I also tend to lean towards the 30 year fixed mortgage over the 15 year fixed simply because you have more flexibility with the 30 year payment. If something were to happen to your health or employment, the payment you are scheduled to make is a lot lower with a 30 year. And you can always pay more towards the principal with a 30 year conventional mortgage to pay it off sooner. Personally, I would use the difference in payment to fund my retirement, pay off debts and build my savings before paying additional towards principal on my mortgage…but that’s just me 🙂

If you are considering buying or refinancing your home, I’m happy to help you!

NOTE: Rates quoted are from October 7, 2021 based on a 680 credit score and are subject to change. For your personal rate quote for a home located anywhere in Washington state, please click here. Tax benefit and net monthly payment is using a 12% tax bracket. Your tax benefit may vary. Please contact your CPA or income tax professional for more information.

Income Limits increased for Home Advantage with Down Payment Assistance

Hot off the press! Washington State Housing Finance Commission has just announced that income limits for the Home Advantage program are being increased to $160,000 effective July 2, 2021. Click here for current mortgage rates for your scenario. [Read more…]

BREAKING NEWS: Higher Income Limits for Down Payment Assistance Mortgages

The Washington State Housing Finance Commission has just announced they are increasing the income limits on all of their Home Advantage mortgage programs. The income limits are being increased effective immediately from $97,000 to $145,000! [Read more…]

Stop paying rent: Mortgages with down payment assistance

This post is the last in my series showing different options for buying a home using mortgages with low down payment options. The series started from a posting I saw on Facebook where one of my West Seattle neighbors is trying to find a place to rent that accepts pets. This is my handsome pup, Hitch, who might not be allowed in most apartments since he’s over 65 pounds…even though he’s just a big puppy.  🙂

My previous posts compared using Fannie Mae’s Home Ready program and an FHA mortgage with the goal of keeping the total mortgage payment around $2200.

This post will be using a program from the Washington State Housing Finance Commission which offers down payment assistance. The down payment assistance is actually a second mortgage at zero percent interest that is tacked on to the end of the first mortgage. There are no payments due for 30 years (or when the first mortgage is paid off). Although the down payment assistance interest rate is zero, the interest rates for the first mortgages with this program tend to be higher (as you’ll see with my quote). [Read more…]

Limited Time Offer: WSHFC is offering grants for closing cost!

Last night, the Washington State Housing Finance Commission announced it is offering grants to help with down payment and closing cost for buyers when they use specific programs offered by WSHFC. This is very helpful in a “seller’s market” where sellers are very unlikely to contribute towards closing cost for a potential buyer. [Read more…]

NHF Grant Platinum Program to be suspended

2013-03-07_0746Well it looks like the National Homebuyers Fund Platinum  will be suspended as of February 29, 2016. The lender backing this grant program will no longer be accepting new loans.

If you are preapproved to buy a home and are planning on using the NHF Grant program, you may want to contact your mortgage professional to come up with another plan. [Read more…]

Many Washington State Homes (and Home Buyers) are eligible for Down Payment Assistance Programs

down_payment_assistanceRealtyTrac and Down Payment Resource recently compiled a report of how many homes are eligible for various down payment assistance programs by county. Their report revealed that 87% of homes in the United States may qualify for down payment assistance (DPA) for home buyers.

[Read more…]

Tips on how to save up for a down payment

iStock_000009450603SmallGet Rich Slowly recently posted How to Save Up for a Down Payment Fast.  I’d like to respond to some of the ideas offered in GRS’s post from a Mortgage Professional’s viewpoint and offer my advice.

Here are some of the suggestions on How to Save Up for Down Payment Fast along with my 2 cents (in italics).

[Read more…]