Posted: Wed Jan 24, 2007 12:21 pm Post subject: First time home buyer am I kidding myself?
Hi. I am really happy to have stumbled across this forum! This is my situation. I am a single parent, and a wanna-be first time home buyer with a FICO of 640, about 3K in cc debt, very little savings and 50K salary. I don't receive alimony or child support. Currently, I am paying 915.00 per month rent and we are rapidly outgrowing our apartment.
I have contacted my local HUD agency for help with a downpayment and am waiting on receiving the information. The home I am looking at is currently 199K which is very low for where I live - NY State. The average home price in my area is about 350K.
Before I get my heart set on this or attempt to proceed, with the above parameters, is it even remotely possible for me to qualify and obtain a mortgage? My sons really want a back yard and I'd like to provide it for them, but I don't want to be unrealistic. Any advice, comments, suggestions will be greatly appreciate. _________________ Need help choosing the right loan? Get free consultation from community lenders/consultant
Jsays, your 640 score and income is good to qualify for a mortgage and a 200k is quite possible. If you can provide information on insurance and tax rates, the numbers of years you plan to stay in this home then I can give you more detailed values.
I checked some RE listings and the school/local taxes on a 200K property are 2 thousand per year, so 1%. I don't know how to determine the insurance rates - forgive me. I am planning to dig my heals into this little house and would be there at least 17 years (till I'm 60).
Assuming that you get a fixed mortgage of 30 year term with 6% interest rate, then with tax & insurance of 1.5% and down payment of about $20,000, a house of near about $190,000 is quite a possibility. In addition you will have to pay additional for closing costs also. But the actual figures will differ from the estimated amount I have assumed, overall you can start looking for lenders and see what they are offering.
As for the Down payment Assistance Programs, sometimes also called down payment gift programs, make sure that the charitable organization complies with existing regulations and policy guidelines as specified by HUD and is permitted to give cash gifts to eligible homebuyers.
Because you have an annual household income of $50k and "very little savings" I would encourage you to consider talking to the people at ACORN about their home buyer education and their first time homebuyer program.
In NY, you must have no more than 125% of the area's median income average. You don't say where you are in NY, but the lowest AMI in the state is $49,600 so your household income could not exceed 125% of that amount or $62,000. According to your post, you meet that requirement.
The ACORN program provides 100% financing with no private mortgage insurance so the monthly payments are very affordable. If you were to be buying today, the 30 year fixed interest rate with no points would be 5.75% If you purchase the home for $199,000 and finance 100%, then you are looking at a monthly principal and interest payment of $1,161. Add to that monthly prorations for homeowner's insurance (est. $115/mo) and real estate taxes (est. $166.67/mo) you would be budgeting for a monthly payment of $1,442.67. Does that work in your budget?
You can learn more about ACORN at www.acornhousing.org and their office in NY City can be reached at 718-246-8080.
Whatever you decide to do, look for a lender and loan program that won't drain your reserves just to get into the home. Attend a homebuyer education course even if it isn't required by the lender. Ask more questions then you feel comfortable asking to get to a level of understanding as it's the only way to really make a good decision.
good luck. _________________ Ken Stampe is a Mortgage Loan Originator, Mortgage Author and Mortgage Loan Officer Instructor living in Dallas, TX. Contact by email at
Posted: Fri Jan 26, 2007 4:27 am Post subject: RE: first time home buyer
Hi Jsays,
Welcome to our forums.
It's good that you wish to have a home of your own.
Your credit score seems to be moderate and there is a chance of qualifying for a loan program with a high rate of interest. I would suggest that you wait for some more time and bring up your score so that you can get a low rate.
As you are a single parent and don't have much savings, therefore I personally feel, it will be better if you wait for some time and accumulate some savings. This will help you in case you come across financial emergencies while managing your loan.
However, if you are interested to go for a loan currently then you may go through the home buying booklet developed by our community. Currently we are also giving a social offer on the booklet. Just go through the thread on this booklet.
Thank you all for your suggestions. I am of course really excited to think about being a home-owner, but also afraid to become "house poor". I will contact the agencies suggested and keep you posted.
Good luck and keep us posted on how things are going. _________________ Ken Stampe is a Mortgage Loan Originator, Mortgage Author and Mortgage Loan Officer Instructor living in Dallas, TX. Contact by email at
Posted: Fri Feb 23, 2007 9:51 pm Post subject: First Time Homebuyer!
Indeed. Not dreaming at all.
I agree with the advice they gave you here...
I'm from Larchmont NY...this 199K property must be higher up North.
Since you already know your score, income and liabilities...it made a lot easier to get you some real time qoutes...and the numbers are within reasonable parameters...as long as you can provide the documentations of your income, a verification of rental of at least 24 months (cancelled check or management VOR would suffice the requirement.
Rates on higher 5's are rarely seen this days but still available.
More realistic will be 6.125-6.875 on your parameters... try to get a qoute with different lenders...and see which one gets you the best deal...remember it's not only the rate that counts..you have to understand the program that they offer you.
If you have any concern pls. don't hesitate to ask...
Jerry by VOR leojin_inno meaning a verification of rent and higher 5's is the interest rate in the 5 region. He meant that there are hardly any lenders who will be offering a 5. something interest rate and what Jsays1 can get would be more or less in the mid 6 range.
kenstampe
