07/29/2022
Millions of Americans across multiple generations have been taught by a prominent personal finance guru to avoid mortgages longer than 15 years, and if at all possible, to pay cash when purchasing a home. ā ļø
With interest rates hovering at historical lows for over a decade, and more recently, rapid real estate price increases and spikes in inflation, we donāt believe such a one-size-fits all approach is appropriate. And frankly, it slams the door on home ownership for many people. āļø
While itās a commonly held belief that real estate often represents an attractive investment and therefore is a good way to build long-term wealth, the largest financial benefit to homeownership may be both its value as a hedge against INFLATION, and even its ability to enable you to BENEFIT from it. šø
In the US, the long-term average annual appreciation rate for residential real estate is between 3.5 to 4%. And the average annual inflation rate? In that same range, about 3.8% since 1960. That means that the value of your home and the equity within it grows at the same pace as inflation. Because of this, your ownership and your homeās appreciation creates a hedge against inflation, ensuring that the dollars you have invested and will continue to invest in your home donāt lose value over time to said inflation. š
But thereās a second component to home ownership that actually allows you to BENEFIT from INFLATION. Given mortgages are āsecuredā by an asset which is your home, itās one of the few opportunities individuals have to take advantage of long-term loans at relatively low interest rates, sort of like large companies do regularly when they borrow to finance business operations. š¤
Consider a 30-year fixed rate mortgage thatās $1,250 per month. Thatās about what youād pay in principal and interest on a $275K home with a 20% down payment. That payment is $15K per year, or 25% of a $60K family income. However, after just 5 years of average annual inflation, those same payments would be 21% of the familyās income. In ten years itās down to about 17%, by year 20 payments are only 12% of income, and finally by year 30 less than 9%. And this assumes that average income increases over time only happen because of inflation, not promotions, merit increases, or job changes. š³
When considering inflation and ārealā costs, fixed rate mortgages actually arenāt fixed at all, their cost declines over time. That means that a long-term fixed rate mortgage allows you to BENEFIT from INFLATION, as youāre able to lock in the price of your home today and pay for it with more valuable dollars in the future. š
Contrast this with buying a home outright, or higher monthly payments associated with a 15 year mortgage and the opportunity costs associated with the additional cash requirements are meaningful. Or compare renting, where annual costs are virtually guaranteed to increase due to inflation. š²
At Mean Aversion, weāre teaching students how to think, not what to think, when it comes to personal finance, allowing individuals and families to make better financial decisions for their own unique situation, rather than relying on a cookie-cutter approach. š
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Mean Aversion is aimed enabling and empowering both students in the classroom, and all people along their journey as life-long learners, by teaching them how to think rather than what to think about personal finance.