As a seasoned homeowner, you’ve been paying off your mortgage and are now considering buying a second home – a place you can retreat to on vacation, an investment property, or maybe even a combination of the two. You’ve been through the home-buying process before so you know what to expect, but there are certain factors unique to buying a second home that you'll want to consider. These factors will vary depending on how you intend to use the property, so it's a good idea to determine if the home will be for mostly personal use or if it will be occupied by tenants.
Here are six essential things you should consider before buying a second home:
1. Can I Afford It?
It may seem like an obvious question, but can you afford a second home? If you choose to take out a mortgage on a new property, take some time to carefully understand the requirements so you’ll be better prepared for the process when submitting your mortgage application.
As a homeowner, you're probably well aware of the strict credit requirements for taking out a mortgage, and things get even more serious when it comes to buying a second home. Your debt-to-income ratio will, of course, be a significant factor, and when it comes to holding two mortgages, you may find it a bit more challenging to balance this ratio. Also, be prepared to shell out a hefty amount for a down payment, since you'll be required to put at least 10 percent down on a vacation home and perhaps an even higher amount if it will be used as an investment property. And don’t forget that a second home will need to be protected, so you’ll want to talk to your homeowners insurance agent about getting a quote, once you’ve got your sights set on a second property to call your own.
2. How Will It Affect My Taxes?
Understanding the tax implications of your new property will be another challenge. If you intend to rent your place to tenants, that means you'll earn rental income throughout the year, and that income will be taxable. As the owner of the home, you also may be able to take deductions in the form of mortgage interest, property taxes, repairs, depreciation, and operating expenses.1 One of the most important things to do as the landlord is to maintain accurate records of your income and expenses throughout the year in order to properly report the information on your tax return.
3. What Home Expenses Should I Expect?
Just like your primary residence, your second home will also require you to shell out cash for expenses – both expected and unplanned. It’s helpful to have a budget set up for home needs, and with two homes, this may be an even more critical step, since your expenses will be elevated. In addition to the maintenance costs, remember you'll have property taxes, insurance, potential homeowners' association dues and more. If the property is at the beach or in a flood zone, you'll also need to consider things like flood insurance in addition to your regular homeowners policy. And finally, if you plan to rent the property, you'll also need to look into insurance that specifically protects you as a landlord.
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4. How Will I Use the Property?
If the property will solely be used for personal vacations, this question isn't as critical. However, if you intend to rent the home occasionally or full time, you'll want to consider your strategy ahead of time. Keep in mind that for mortgage purposes, your lender doesn't consider the income generated from renting the home. Whether you can afford the second property is determined solely based on your credit and debt-to-income ratio. If you plan to rent the home, it's important to build your rental strategy as early in the process as possible to ensure you'll have rental income that can help offset the home's monthly expenses from the start. That will translate to less cash out of your pocket, as long as the tenants are diligent in paying the rent on time.
5. Who Will Maintain the Property?
You’ll want to plan for who will maintain the property to protect your investment. If the investment property is located near your primary home, it may be easy for you to provide the regular maintenance and upkeep of the home, if you’re handy and have the time – and the will – to do those tasks. However, if the property is far from your primary home, you'll need to think about how it will be cared for when you're not staying there. This is especially important if the property is located in an area that’s susceptible to strong storms and hurricanes. Severe weather events can pop up at a moment's notice, and your second home will need to be properly prepared to withstand such weather. If the home will be for your personal use, perhaps you can find a neighbor to keep an eye on the house when you're not there. If you plan to rent the home, consider hiring a rental management company to take care of the general upkeep so you won't have to worry about every little detail from afar.
6. Is the Property in an Ideal Location?
Whether buying a second home for your personal enjoyment or as an investment property, make sure you choose the right location for your needs. You may not get as much use as you’d like from a vacation home that requires extensive travel to get there. And, a rental home in an unpopular locale may lead to months of being unoccupied – which means you’re paying the second mortgage yourself rather than with income from renting it out. In either scenario, ensuring the home is in an ideal area can help provide you with a positive return on investment. If you do intend to rent the property, take some time to research the rental climate in the area before moving forward. The best places to own investment property are often popular vacation destinations and cities with an abundance of career options.
Buying a second home doesn't have to be daunting. In fact, with careful research and planning, it can be a smart investment for your future.
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