A Closer Look at Homeownership

I thought that today on the Financial Impact Factor Radio we would switch gears a bit and talk about something that plays a significant role in what defines us as Americans: our homes. Ellen Thomas once suggested: “”Normal is getting dressed in clothes that you buy for work and driving through traffic in a car that you are still paying for – in order to get to the job you need to pay for the clothes and the car, and the house you leave vacant all day so you can afford to live in it.”

It is still a popular notion that the real arrival to adulthood isn’t obtaining credit, managing your personal finances, or even investing and saving for retirement: it is owning a home. And that emotional journey should be anything but emotional. It is without a doubt, the single biggest obligation we will commit ourselves to and in doing so, tighten the knot around the neck of our future plans.

We often think of money in a cold, calculated sort of way. But the money we spend on a house removes that cold calculation with the emotion we bring to the process. In almost every instance, buying a home depends on the visceral appeal of the place we are buying or looking to buy.

There are a couple of considerations we should entertain before we even begin the process, considerations that will play into the process after-the-fact. Housing is cheap, we’ve been told with home prices lower than they have been in almost a decade. That doesn’t make a home affordable. But because of the emotion we bring to the process, we will do everything we possibly can to make the transaction work.

Do many of us consider what a mortgage is? Under early English and U.S. law, the mortgage was treated as a complete transfer of title from the borrower to the lender. The lender was entitled not only to payments of interest on the debt but also to the rents and profits of the real estate. This meant that as far as the borrower was concerned, the real estate was of no value, that is, “dead,” until the debt was paid in full—hence the Norman-English name “mort” (dead), “gage” (pledge). Based on that, isn’t the term homeowner a bit of an oxymoron?

That said, how do we find the emotional middle ground between the reality of what we can afford and what is our concept of a home?

Most of us know exactly how much it costs us to live. We may not have written it down on paper or mapped it out in excel, but we know what our rent is, what our expenses are and how that fits in week over week with our paychecks. This exercise may show what money people like to call either a positive position or free cash flow or a negative one, where we service debt that might be in excess of our take-home pay. Adjusting that for many will be the first step to either dashing those dreams or offering some potential that you might actually be able to buy a house.

We often refer to the cost-of-living in inflationary terms. It costs x-amount of dollars to live in a particular city and you know it might be less expensive to live elsewhere – but this is where you work, where your friends and family live – and you don’t want to move just to buy something more affordable. In some cases, renting might be your best option.

When the two a put side-by-side, houses tend to cost more. Renting can put you closer to work, give you more mobility and perhaps allow you to do so without a car. If the neighbors are not to your liking, you can pack up your belongings and look for friendlier environments. Once you are in a house, and many people across the country can attest to this, you are stuck. That is an emotional weight we often dismiss when we first set that home-buying goal.

So we tell ourselves that a home is an investment. It’s not – at least in the clinical sense of the word investment. It can’t be liquidated with any ease. We even misconstrue the word equity suggesting it is profit. Even people who have homes – with positive market value – still think of their home in terms of the difference as profit on the purchase. And we do so without calculating, in cold hard numbers, the cost of getting it to the point that it is worth more than you owe.

Once in a home, the cost of living changes. Suppose you want to remodel the kitchen in that $250,000 home you just bought. Chances are you will look at the cost of the remodel in the following terms: If it costs $40,000 to redo a kitchen, you tend to suggest that the house is now worth $290,000. When in fact, this is the new cost of the house. Anything north of that figure is equity. And equity, for lack of a better term, is simply a dividend.

This is the first of a three part conversation on Financial Impact Factor Radio we are having on homeownership ending on Friday with a visit from Brad Thomas, Forbes and Seeking Alpha columnist to discuss REITs (Real Estate Investment Trust).

So take a moment and listen to this show as a primer to what will follow on the next couple of days.

Listen to Financial Impact Factor Radio with your hosts:
Paul Petillo of Target2025.com/BlueCollarDollar.com and Dave Kittredge and Dave Ng of FinancialFootprint.com

The show is broadcast daily, online at 6amPST/9amEST.

On the Radio with Kathleen Burns Kingsbury

Lucca Pacioli, a 16th century Franciscan monk and mathematician was considered the father of accounting. Ironically, he never defined the word wealth and never bothered with describing what profit was. The word wealth comes from the old English word weal – meaning well-being – th – meaning condition. In a more modern interpretation of the word, Wealth is a measure of your ability to do what you would like to do, when you would like to do it – a measure of your breadth of immediately available choice. Or is it as science fiction author Margaret Bonnano suggests: “Being rich is having money; being wealthy is having time.”

Today on the Financial Impact Factor (with Paul Petillo, Dave Kittredge and Dave Ng) we welcome Kathleen Burns Kingsbury, a wealth psychology expert and behavioral change specialist. She teaches financial services professionals how to connect, communicate, and collaborate more effectively with their clients to increase client retention and improve profitability. She is also the author of “Creating Wealth from the Inside Out” and the forthcoming book “Women and Wealth”.

Listen to Financial Impact Factor Radio with your hosts:
Paul Petillo of Target2025.com/BlueCollarDollar.com and Dave Kittredge and Dave Ng of FinancialFootprint.com

The show is broadcast daily, online at 6amPST/9amEST.

Retirement Planning: The Time Value of Money

We’ve lost our sense of timing. Not in the genetic sense; we still follow the rhythms of our daily lives. Those patterns are intact. The loss of timing we are experiencing relates to the time value of money. According the economic question, posed in a number of different ways depending on how you might search for the term, asks the reader to answer: would you take X-number of dollars today or wait for a period of time to receive the same amount?

Of course we’re smart enough to know that this money is needed now, not later. That all sorts of things begin to work away at the future value of that amount not the least of which is inflation. Inflation refers to the worth of that dollar and how much it might buy. Yet that isn’t the question that crosses our minds as our instincts kick in. It should be: what you would do with the amount now? And this is where our sense of timing as it relates to when the time value of money begins to falter.

The reason anyone would ask such a question becomes illustrative in the follow up to that query. It suggests that you know what that dollar amount can do if you use it properly. But we have been improper of late, seeing the value of every dollar in present terms rather than in the future.

Three things come to mind in response to this “impropriety”: You have constructed your day-to-day to spend every dollar that you have been paid for your work. Two: faced with a windfall, which would be in many instances, not that much over what you take home each paycheck, you’ll utilize it for the present. And three: faced with any budgetary bump in the road, whatever money you (may) have already accumulated in a retirement account becomes a consideration.

We have  lost our sense of what the time value of money question was supposed to answer: what time can do to money. The examples will suggest that if you invest the money, the interest returned will answer the question in the simplest manner: compounding (any principal multiplied by the rate of interest paid equation) works to increase the value of the money over time.

Of late though I can’t help but feel as though we’ve lost the final piece of this economic puzzle. There are too few of us who embrace time as wholeheartedly as we should, investing for the long-term and doing so at every opportunity.

Now I mentioned budgets. Living within your means requires living below your means. Income is not supposed to meet expenditures head-on. If they do, you have missed the point. Your income should be divided into two distinct directions: one to survive on and the other to survive the future. The ability to even think in terms of future time is what the time value of money folks assume you know. You might admit you know this and regret not having done something about this “future” with the money in hand now.

So the question is why: Why do you know better and act in your own worst interest, defying what many economists assume is the most obvious path? Not all of us of course fail to invest in our futures. Half of us do and to further divide that down, the group who does doesn’t do enough separates the doers by half again. So some of us, actually a small portion of us, do see the distance and plan for it, scrimping and saving and investing, adjusting lifestyles now for lifestyles in the future, accounting for the taxes and the inflation and the upkeep of houses and health.

The question time value of money scientists should ask is why the message hasn’t sunk in to everyone. Perhaps it is the inability to actually see in the future, to envision what we are now in a place with so many unknowns. The simplest thing to do to overcome this inability is imagine that “now” on half of what you are earning.

You may argue that you will have a lower cost of living in retirement. You’ll suggest that the house will be paid for, the kids will be grown and gone and the only consideration you might have is reserving court time or greens fees. But close-to-retirement workers (Boomers) have suggested that this is not true. Statistics which admittedly can be adjusted to suit the argument, point to a problem with that thinking. The assumption in this plan points to your home as a line item asset.

Unfortunately this ignores two basic items: homes will not go the distance of time without maintenance and two the misunderstood place time holds in the minds of the lender. A lot of people simply suggest they will downsize and they might be able to take the equity in one property and roll it into another. What they aren’t realizing is they may need to roll all of it because they might not qualify for a mortgage.

Lenders have retirement age rules you may not be aware of. At age 60, a lender might not want to write you a mortgage – at least not in the traditional sense. The economic reality of a depressed housing market aside, they may not want to gamble on your life expectancy and if they do, forget the low advertised rates. You will be old(er) and from a actuarial stand point, not worth the risk. Have you consider this outcome? Many of us don’t. You can get a mortgage. It just won’t be the same type of document someone in their mid-thirties might get.

So the time value of your home works against your retirement plan if you are only making your payments. Your budget should reflect a mortgage payment schedule that shows your last house payment coordinating with the exact moment you retire. A firmer grasp on the whole time value concept would be making an effort to pre-pay your mortgage and do so in advance of your last day on the job. Imagine the last five years of your working career with the ability to redirect the former mortgage payment to your retirement accounts.

The fact that you aren’t investing enough plays a role in your ability to embrace the time value of money. I suggested that you envision living in retirement on half of what you are making now. This would, albeit roughly, match what a contribution level to a 401(k) of 10% would net. If you make a ten percent contribution in other words, you can rest assured (and I’m assuming low returns, stable inflation, etc.) that your retirement income will be half of what you were earning on a 10% contribution over 30 years.

Perhaps suggesting we have lost our sense of timing is too harsh. Perhaps I should have suggested we’ve misplaced the concept. That would more correctly suggest that it is something that can be found. Time can be on your side or it work against you. It has no agenda and yet, if you fail to make it part of your retirement agenda, you might be left wondering where the time went.