Rent To Own Huntley Homes Or Buy With Down Payment Assistance. Many people keep on renting without knowing that new programs for assistance can help them own that home. Some look for rent to own homes but these are hardly ever a good deal for the buyer. You can own a home in Huntley without a large downpayment. It will probably be more affordable than renting a home or a rent to own home too!
There is one primary obstacle that prevents many people from attempting to buy a home; the down payment. A poll conducted by the National Association of Realtors shows that over 85% of people considering buying their first home believe that it is necessary to have a 10% down payment or more in order to qualify for a mortgage. That’s why so many feel they are doomed to rent to own properties.
Thankfully, that is not the case for most home buyers. Several mortgage programs allow for buyers to buy a home with a no money down option or a much smaller down payment. That’s important because rent to own sales often end up very expensive and have many pitfalls for the buyer. Avoiding rent to own properties save money and increases choice of homes too.
Banks require downpayment to reduce their risk (and so do rent to own properties). If the buyer has some money to lose if they don’t pay, chances are higher that they will make payments. How much down depends on credit score and history, purchase price and many other factors.
Loans That Have No Money Down Options
There are 2 specific loan programs that will allow qualifying borrowers to purchase a home without requiring a down payment. The VA mortgage and the USDA mortgage, which are both government sponsored loans. Almost all homes auzlify for these lans and so you are not limited to specific rent to own type properties.
The Veterans Administration, or VA for short, oversees the VA mortgage program. This loan is designed for either current service members or people that have completed a specific amount of time in the service. Here are some of the highlights of the loan program.
- Not offered directly by VA offices – Many banks, credit unions and mortgage lenders are authorized to offer VA mortgages. The actual VA offices simply provide the guidelines for the loans.
- No money down – Borrowers that are approved for a VA mortgage almost never have to pay a down payment
- Lenient credit requirements – compared to a conventional mortgage, the guidelines for credit are more forgiving with VA home loans
- Available to current service members and discharged members – The VA has a list of service requirements for people that have served during peacetime, in war, and in the national guard or the reserves.
- No Private Mortgage Insurance – while most loans, such as conventional loans and FHA loans (discussed later) will require people to pay a private mortgage insurance fee each month if they buy a home with a small down payment, this is not the case with VA mortgages. This can literally save the homebuyer thousands of dollars per year.
- Upfront fee – Although the VA mortgage program does not require monthly mortgage insurance, there is an upfront fee charged at the loan closing.
Any person that is a military veteran or currently serving in the military should consider the VA home loan as their first option for buying a property. If you are a veterain, you have so many options I would not advise you to consider rent to own without speaking with me to learn your choices.
The United States Department of Agriculture, aka USDA, offers a home mortgage that is commonly referred to as the Rural Home Loan. This loan is open to all borrowers that qualify who wish to buy a home in a rural area. But rural does not mean what you think, as we will explain below. Here are the highlights of the USDA program.
- Allows for no down payment – the actual guidelines state that qualifying borrowers can receive a loan up to the appraised value or the home’s purchase price, whichever is lower.
- Lenient credit requirements – it is not necessary to have the high credit scores that are required for conventional loans.
- Eligible homes – in order to qualify for the USDA home loan, the borrowers must buy a property that is located within a region that is designated as rural by the USDA. According to a recent report from USDA, almost 97% of the current land mass in America is listed as rural. This means that almost every major town in the country has at least some portion which is eligible for the USDA loan.
- Designed for average incomes – According to the USDA, the borrower’s income cannot be more than 115% of the median income for that area. The qualifying income is calculated based on the number of people that will occupy the home once the loan is approved.
- Private Mortgage Insurance and purchase fees – The USDA requires 1% of the mortgage amount to be paid at loan closing. In addition, the borrower will pay 0.35% of the loan balance each year as private mortgage insurance. This amount is spread out over 12 months.
People that are considering the purchase of a home outside the major parts of town should talk to a local lender and find out if they offer the USDA home loan. This plan makes home very affordable and usually less than rent to own properties.
Loans with Low Down Payment Options
Several mortgage programs will allow borrowers to put as little as 3.5% down towards the purchase price of a home. Some of these programs also allow borrowers to use gift money from relatives for the down payment.
The National Association of Realtors have reported that for buyers younger than 37, almost 40% use the FHA home loan to buy a property. The popularity of this loan comes from several factors and make owning a home a better deal than renting or rent to own homes.
- Eligibility – All US citizens are welcome to apply for the FHA loan. You are not required to be a veteran, or buy a home in a certain area in order to qualify.
- Credit requirements – Among all of the loan programs that will be discussed in this article, FHA has the lowest credit requirements. This does not mean that FHA will approve horrible credit scores for their loans. But it is easier to get approved for an FHA loan compared to most other types of loans.
- Down payment as low as 3.5% – FHA requires borrowers to pay 3.5% of the home’s purchase price as a down payment. However, all of the down payment money can come from either a non-profit agency or a family member.
- Monthly Mortgage Insurance Payments – FHA requires mortgage insurance to be paid two different ways. First there is a fee paid at loan closing. This fee is 1.75% of the loan amount and the fee can be added to the loan balance. Each year, 0.85% of the outstanding loan balance is paid as mortgage insurance. This amount is spread out over 12 months. The mortgage insurance is in place for the life of the loan unless the homeowner refinances the loan to a balance that is less than 80% of the home’s value.
This is a great loan for a wide range of people looking to buy a home, whether it is their first home or their 4th home.
FANNIE MAE CONVENTIONAL 97
The Conventional 97 is a program offered by Fannie Mae that is similar to the FHA loan.
- Eligibility requirements – people buying their first home, as well as repeat buyers, can apply for the Conventional 97. The program does not limit the income levels of applicants.
- Down Payment – The Conventional 97 requires borrower to pay 3% of the purchase price as a down payment. This money can be a gift from a relative.
- Credit requirement – The credit requirements for this program are more lenient than a conventional loan but not quite as lenient as the FHA program.
- Mortgage Insurance – Unlike the FHA and USDA programs, the Conventional 97 loan does not require a fee to be paid upfront when the loan is closed. However, for buyers that pay less than 20% down, there is a monthly mortgage insurance premium. The rate for the monthly mortgage insurance is determined by the borrower’s credit score. The rate can range between 0.75% and 1.5% of the outstanding balance per year.
This loan is ideal for people with credit scores slightly better than the requirements for an FHA program.
FANNIE MAE HOMEREADY
This is a 2nd program offered by Fannie Mae. It is a bit more flexible than the Conventional 97 loan.
- Income Limits – Qualified borrowers must have an income that is equal to or below the median income of their area. All applicants must complete an online education class before closing the loan.
- Down Payment – Borrowers are asked to pay 3% of the home’s price as a down payment. The money for the down payment may be a gift from a relative. Also, any money needed for the closing costs may also be a gift from a relative.
- Mortgage Insurance – like the Conventional 97 program, the monthly mortgage insurance premium is determined by the borrower’s credit score.
- Unique features – the HomeReady program allows various types of income to qualify for the loan.
- Income from a roommate can be used to qualify for the loan
- Rental income that comes from a tenant living in the basement or attic can be used to qualify
- Adult household members that are not signing the loan can contribute their income to the borrowers to help with approval
This program is ideal for people with lower income levels and extra income from non-traditional sources.
Illinois Has Grants You May Qualify For
Illinois currently has grants of as much as $7,500.00! These are grants that never have to be paid back. There are income requirements, so check to see if you qualify.
Rules About Using Gift Funds
Each loan that allows the use of gift funds will have specific requirements. Your mortgage lender can explain to you how the gift funds can be obtained and if there are any document requirements to verify the gift.
Besides relatives, some loan programs also allow a down payment gift to come from certain non-profit organizations. Once again, each loan will have slightly different rules so it is best to check with your lender and find out the guidelines for your specific loan.
Closing Credits Can Help Too
Many buyers who need help with downpayment and closing costs use credits at closing to generate what they need. Let’s assume you are buying a house for $100,000. Most mortgage programs allow you to ask for a 4% closing credit. So, you could offer $104,000 with a $4,000 credit at closing. The seller actually gives you $4,000 at closing so you pay a net of $100,000 for the home. You can combine the closing credits with the grant money and have a substantial amount of cash for downpayment and closing without contributing any of your own money!
Compare Renting To Owning Your Home
I hope you are feeling like there are programs that may help you buy a home. Let’s look at how much better off you ill be owning your home. I did these calculations using Zillow’s mortgage calculator. Your numbers will vary as each case is different. If you would like me to do a calculation specific to you, call me at 847-471-7177.
Let’s assume you buy a home for $150,000 and you have a 3% down plan (but we can get you credits at closing and maybe a grant) and you put the loan over 30 years at 3.775% interest. Let’s assume taxes are $3,120 and insurance is $800. Your payment would be only $1,121. A Home like that is renting for about $1550 to $1650. You would be saving about $450 every month AND your home is going up in value. Even a 5% raise in value each year means an increase of $7,500 per year. There are tax benefits too because mortgage interest and property taxes are deductible.
Area Listings – 3 Bedrooms Under $150,000
By Tony Delisi at RE/MAX Unlimited Northwest 847-471-7177.
Tony Delisi specializes in buying and selling real estate in Huntley IL, Sun City Huntley, Talamore Huntley, Covington Lakes, Georgian Place, Heritage Huntley, Lions Chase, Northbridge Huntley, Southwind Huntley, Wing Pointe and Huntley Village.