Today in this post we will learn how to calculate home equity and understand the list of factors involved and superior guide to build equity in your home.
If a person plans to sell or refinance their home it is important for them to understand the amount of equity they have in their home.
When selling a house, the ultimate goal of everyone is to profit from its equity. In real estate, the term home equity means a home’s value relative to what’s owed on it.
If a home is sold for more than what one owes, it is positive equity. Likewise when the home is sold for less than what one owes, then they are in a negative equity situation.
It is obvious that the ideal time to sell a house is when one can make a profit.
The difference between the appraised value of a home and the amount one still owes on their mortgage is the home equity.
The amount of equity one has in the home influences their finances in many ways – like whether they need to pay private mortgage insurance, what financing options are available for them, etc.
Home equity = Current appraised value – mortgage balance.
To identify their home equity one needs to deduct the amount they owe on all loans secured by their house with the home’s appraised value.
If the appraised value of the home is lower than what they owe on their mortgage, then it is an underwater mortgage meaning they would not have any equity in their home.
To make a decision about loans and financing the most common measure lenders may use is the loan-to-value ratio (LTV).
When a borrower first applies for a mortgage, this equation compares the amount of the loan they are expecting to the home’s value.
If the borrower has a current mortgage, their LTV ratio would be based on their loan balance.
LTV ratio is the deciding factor if a customer is required to have private mortgage insurance (PMI) or if they can qualify to refinance.
To know their LTV ratio, a homeowner should divide their current loan balance (which can be found on their monthly statement or online account) with the home’s appraised value. to convert it to a percentage that number should be multiplied by 100.
Loan to value ratio = current loan balance / current appraised value X 100
To determine one’s loan to value ratio it is ideal to get a professional appraisal of the home done.
A lender can arrange for a qualified appraiser to come to your home and assess its value to get an on-site appraisal done.
To determine what your home is worth, a home appraisal is the most accurate way, but there are other free online tools that can also provide an estimate of your home’s value.
In the event a homeowner defaults on their mortgage then PMI which is actual insurance protects a lender.
Who needs to pay PMI? If a borrower’s down payment was less than 20 % of the home’s purchase price, then the lender may have required private mortgage insurance on their original mortgage.
The requirement of private mortgage insurance exists only when the loan-to-value ratio is above a certain threshold.
When a home’s LTV ratio is 78 % or lower and if certain requirements are met then the Homeowners Protection Act requires lenders to automatically cancel PMI.
When the loan balance reaches 78 % of a home’s original appraised value then this cancellation is often preplanned.
However, if a borrower has made extra payments then they have the right to request their lender to cancel the PMI if their LTV ratio drops below 80 % before the schedule.
If a borrower is considering a home equity loan or line of credit, then their combined loan-to-value ratio (CLTV) is another important calculation.
The CLTV ratio evaluates the value of the borrower’s home to the combined total of the loans secured by it, counting the loan or line of credit that they are looking at.
A combined loan to value ratio (CLTV) = Current loan balance + HELOC / Current appraised value.
Even though the CLTV ratio requirement may vary from lender to lender but most lenders require the CLTV ratio to be below 85 % to qualify for a home equity line of credit.
But the home’s value can fluctuate over time so if the value drops, they may not be eligible for a home equity loan or line of credit, or they may end up unsettled more than what their home is worth.
Equity can be built by paying down the loan’s principal and lowering one’s loan-to-value ratio.
If the payments are amortized meaning if it is based on scheduled monthly payments by which one repays their loan in full by the end of its term then paying it regularly without default.
To lower one LTV ratio and increase their equity more quickly, a borrower can consider paying more than the required mortgage payment each month.
This helps in finishing the loan balance faster. However one needs to make sure that the loan doesn’t carry any prepayment penalties.
A borrower can also protect the value of their home by keeping it well-maintained. Making improvements to the home may also increase its value and thereby increase the home equity.
Before investing in any renovations it is suggested that the borrower consults an appraiser or real estate professional to get a better estimate of how it will impact the value of a home.
Home equity means a home’s value relative to what’s owed on it. It is important to understand that immaterial of any changes sometimes economic conditions can affect the home’s value.
If home prices boost, the LTV ratio could go down, and thereby increasing the home equity, the falling home prices could terminate the value of any improvements that a borrower would have made.
Most people usually, know what their home equity is. But if are not too clear.
Today in this topic we will guide you to understand how home equity works and home equity loan calculations.
Home equity is especially required if you are looking to refinance a mortgage or borrow money against your home.
The difference between the current market value of your home and the total sum of debts of your primary mortgage registered against it will be your home equity value.
Depending on how much equity you have on your home, you will get credit on a home equity loan.
Supposing the home is worth $250,000 and the mortgage you owe is $150,000.
Then just by subtracting the remaining mortgage from the home’s value, and you’ll come up with the equity of your home as $100,000.
Many lenders will not let you borrow against the full amount of your home equity.
Depending on your lender, your credit, and your income, you are generally allowed to borrow a maximum of 80% to 90% of the available equity.
So, with a home equity of $100,000, you could get a home equity line of credit (HELOC) of $80,000 to $90,000.
Many borrowers are stuck with confusion about how to calculate home equity loans.
With a 30-year mortgage if you have completed five years into your home.
And the market value of your house is at $250,000 according to a recent appraisal or assessment, and on the original $200,000 loan if you also still have $195,000 left.
Remember, most of your early home mortgage payments go toward paying down the interest.
So you will have $55,000 in-home equity provided there are no other obligations tied to the house.
So the current market value of $250,000 minus the $195,000 in debt.
Or to determine your home equity percentage you can also divide home equity by the market value. In the following example, the home equity percentage is 22% that is a result of ($55,000 ÷ $250,000 = .22).
So along with your mortgage now, if you also had taken out a home equity loan of $40,000, then the total debt on the home instead of $195,000 is $235,000.
So the total equity of your home equity changes to just $15,000, dropping to a 6% percentage.
Usually when tapping into your home equity there a cost associated with it. In the United States, when you are selling the house the total closing costs associated is anywhere between 2% and 5%.
Though buyers pay many of these charges, they could use these fees to rationalize and negotiate for a lower sale price.
When taking out a home equity loan, you will need to pay some type of loan origination fee.
For the second mortgages and home equity lines of credit (HELOCs) the interest rates are generally higher than for the original mortgage.
After deducting all these costs, the usable amount of home equity is lower compared to the amount you have in theory.
The loan-to-value (LTV) ratio is another way to express equity in your home. When you divide the remaining loan balance with the current market value then you get the calculation of LTV.
While in our earlier calculation your home equity percentage was 22% so your LTV will be 78%.
When you add your home equity loan of $40,000 then your LTV will climb up to 94%.
A high LTV suggests you could have too much leverage and would not be able to pay back your loans so borrowers with high LTV are not approved by lenders.
When the market value of a home changes LTV and home equity values also fluctuate.
The value of your ownership stake in your home is called home equity. How to calculate a home equity loan?
How much will you get with your home equity loan calculation is identified by subtracting your outstanding mortgage from the property’s current market value.
Usually, you might be able to borrow between 80% and 90% of your available equity.
But many times lenders will allow you to borrow against the full amount of your home equity.
Due to the coronavirus pandemic, many lenders restricted access to home equity and raised their credit score requirements, for home equity lines of credit (HELOCs).