Can I Refinance My House to Buy Another House?

Homeowners often consider leveraging equity from their current residence to purchase a new home. This strategy allows individuals to tap into their accumulated home value, potentially providing funds for a down payment or even a full cash purchase. Understanding the financial mechanisms and logistical considerations involved is key to utilizing existing assets for a smooth transition.

Accessing Home Equity for a New Purchase

Homeowners can access their accumulated equity through several financial products, with a cash-out refinance being a prominent option. A cash-out refinance replaces an existing mortgage with a new, larger loan, paying off the original and disbursing the difference as a lump sum. This lump sum can be utilized for a down payment on a new home or even purchasing it outright, allowing for a single mortgage payment.

Alternatively, a Home Equity Line of Credit (HELOC) or a Home Equity Loan provides access to equity without replacing the first mortgage. A Home Equity Loan offers a lump sum, functioning as a second mortgage with a fixed repayment schedule. A HELOC offers a revolving line of credit, allowing borrowers to draw funds as needed up to a certain limit. Both result in two separate monthly mortgage payments: one for the original first mortgage and another for the equity-based loan.

Understanding Eligibility and Financial Impact

Lenders assess several factors for home equity product eligibility, including the amount of equity in the current home. For a cash-out refinance, borrowers typically need at least 20% equity remaining after the cash-out amount is disbursed. Some government-backed loans, like VA cash-out refinances, may allow for lower equity requirements. For Home Equity Loans and HELOCs, lenders often require at least 15% to 20% equity.

Credit scores also play a significant role. Conventional cash-out refinances generally require a minimum score of 620, though a higher score can lead to better interest rates. FHA and VA cash-out refinances may accept lower scores, sometimes as low as 500-580. The debt-to-income (DTI) ratio, which compares monthly debt payments to gross monthly income, is another important criterion. Lenders generally prefer a DTI ratio of 43% or less, though some may approve up to 50%.

Taking on new debt through a cash-out refinance or home equity loan increases monthly payment obligations. Refinance closing costs, which typically range from 2% to 6% of the new loan amount, are also incurred. These can either be paid out-of-pocket or rolled into the new loan. This new debt impacts the overall financial situation, potentially affecting future borrowing capacity.

The Refinance Application and Closing Process

The process of obtaining a cash-out refinance or home equity product begins with shopping for suitable lenders. Borrowers gather necessary documentation, which typically includes proof of income, such as pay stubs and tax returns, and statements related to existing mortgages and other debts. After submitting an application, lenders conduct a credit check to evaluate creditworthiness and determine loan terms.

The home appraisal is where a licensed appraiser evaluates the property’s current market value. The appraiser inspects the home’s condition, size, and features, and researches comparable sales in the area to establish an objective valuation, vital for determining the loan-to-value ratio. Appraisal fees usually range from $300 to $700 and are part of the closing costs.

Following the appraisal, the loan application moves into the underwriting phase. A mortgage underwriter thoroughly reviews the borrower’s credit history, income, assets, and property details. Underwriting can take a few days to several weeks, sometimes spanning 30 to 60 days. Once approved, the borrower receives a closing disclosure outlining the final loan terms, interest rate, and closing costs, typically at least three days before the closing date. At closing, all necessary paperwork is signed, closing costs are paid, and the funds are disbursed.

Coordinating Your Current Home Sale with a New Home Purchase

Coordinating the sale of a current home with a new purchase presents logistical challenges, particularly concerning timing. One common strategy involves making a contingent offer on the new home, meaning the purchase is dependent on the sale of the current residence. This approach reduces the risk of carrying two mortgages simultaneously. However, it can make an offer less attractive to sellers, especially in competitive markets.

Another option is to utilize a bridge loan, a short-term financing tool designed to bridge the financial gap between selling an old home and buying a new one. These loans are typically secured by the equity in the current home and provide funds for a down payment on the new property before the old one sells. Bridge loans usually have higher interest rates compared to conventional mortgages and generally have short terms, ranging from three to twelve months.

Selling the current home first provides financial certainty, as the proceeds from the sale are readily available for the new purchase, potentially allowing for a larger down payment and a stronger offer. This also eliminates the financial strain of managing two mortgage payments. However, this strategy may necessitate temporary housing arrangements and incurs the cost and inconvenience of moving twice. It also carries the risk that home prices in the desired new location could increase while waiting to purchase.