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Buying a home is ‘a way to increase your net worth over time’

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Nazar_ab | E+ | Getty Images

For most people, buying a home will be the biggest financial transaction they will make.

It’s also generally considered a path to build wealth and increase your net worth, financial experts say.

In the second quarter of 2024, U.S. homeowners with mortgages had a net homeowner equity of over $17.6 trillion, according to CoreLogic. Home equity increased in the second quarter of this year by $1.3 trillion, an 8.0% growth from a year prior.

In the simplest terms, your home’s equity is the difference between how much your home is worth and how much you owe on your mortgage.

It’s a way to increase your net worth over time.

Steven LaRosa

director and senior portfolio manager at Edgemoor Investment Advisors based in Bethesda, Maryland

How new homeowners create equity

Homeowners, however, did not acquire that equity overnight.

“At the beginning of homeownership, the loan is usually quite large, and you have no equity in the house at that point,” said Steven LaRosa, director and senior portfolio manager at Edgemoor Investment Advisors based in Bethesda, Maryland. The firm ranks No. 14 on the 2024 CNBC Financial Advisor 100 list.

Homeowners can start to see their equity and net worth increase within five to 10 years. The rate at which equity grows depends on several factors, like the down payment, loan term, credit score and property value appreciation.

You can have immediate equity in a house when you make a down payment. Let’s say you buy a home priced at $250,000 and put $17,500 down. Your immediate home equity is $17,500, per Freddie Mac.

After that, the equity continues to grow as you make mortgage payments. A portion of each payment includes interest and an amount that reduces the outstanding principal that you still owe.

By way of example: In the first year of a $400,000, 30-year fixed-rate mortgage with a 5% interest rate, your monthly payment may be $2,147.29, according to LendingTree. About $480.62 would go toward the principal while interest takes up $1,666.67, the analysis found.

The money that goes toward the principal will grow over the life of the loan.

Homeownership allows you to increase your net worth because you can build equity through mortgage payments, which increases your asset value over time as the property appreciates in value, experts say. Unlike rent, which is simply a recurring expense; this essentially acts as a forced savings mechanism contributing significantly to wealth building.

To that point, over the past 33 years, the median wealth gap between homeowners and renters increased by 70% to $390,000, according to the Urban Institute.

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And, as you pay down the mortgage every month and the value of your home increases, your net worth will ultimately climb in the future as well, LaRosa explained.

“It’s a way to increase your net worth over time,” LaRosa said. “But at the beginning, the first year or two after you buy it, it’s a negative for your net worth.”

Here’s what happens to your net worth after a home purchase and what factors to consider before such a major transaction, advisors say.

It takes time to actually build equity in the home through mortgage payments.

Jeffrey Hanson

partner at Traphagen Financial Group in Oradell, New Jersey

What happens in the first years of homeownership

Let’s say you buy a home for $250,000 and you put 20% down, or $50,000, says Stephen Cohn, co-founder and co-president of Sage Financial Group in West Conshohocken, Pennsylvania. The firm ranks No. 61 on the 2024 CNBC FA 100 list.

“The asset on your balance sheet is really the $50,000,” he said. “It’s not $250,000.”

What really happens is the cash you had for your down payment has now become illiquid, meaning it’s harder to access than before, said certified financial planner Shaun Williams, private wealth advisor and partner at Paragon Capital Management in Denver. The firm ranks No. 38 on the FA 100.

Additionally, upfront associated costs like closing costs and title insurance might negatively affect your net worth in the short term because you’re spending additional money, said CFP Jeffrey Hanson, a partner at Traphagen Financial Group in Oradell, New Jersey. The firm ranks No. 9 on the FA 100.

And “you’re not accumulating any equity” from the monthly mortgage payment in the first five to seven years,” Cohn told CNBC.

“It takes time to actually build equity in the home through mortgage payments,” Hanson said.

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Personal Finance

Here’s what President-elect Trump’s tariff plan may mean for your wallet

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Donald Trump speaks at a rally on Nov. 5, 2024 in Grand Rapids, Michigan.

Scott Olson | Getty Images News | Getty Images

President-elect Donald Trump won Tuesday’s presidential election partly by addressing Americans’ economic anxieties over higher prices.

Nearly half of all voters said they were worse off financially than they were four years ago, the highest level in any election since 2008, according to an NBC News exit poll.

But a cornerstone of Trump’s economic policy — sweeping new tariffs on imported goods — would likely exacerbate the very Biden-era inflation Trump lambasted on the campaign trail, according to economists.  

There’s still much uncertainty around how and when such tariffs might be implemented. If they were to take effect, they would likely raise prices for American consumers and disproportionately hurt lower earners, economists said.

The typical U.S. household would pay several thousand more dollars each year on clothing, furniture, appliances and other goods, estimates suggest.

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“It’s bad for consumers,” said Mark Zandi, chief economist at Moody’s. “It’s a tax on consumers in the form of higher prices for imported goods.”

“It’s inflationary,” he added.

He and other economists predict the proposed tariffs would also lead to job loss and slower economic growth, on a net basis.

The Trump campaign didn’t immediately respond to a request for comment from CNBC on the impact of tariffs or their scope.

How Trump’s tariff proposal might work

A tariff is a tax placed on imported goods.

Tariffs have been around for centuries. However, their importance as a source of government revenue has declined, especially among wealthy nations, according to Monica Morlacco, an international trade expert and assistant professor of economics at the University of Southern California.

Now, the U.S. largely uses tariffs as a protectionist policy to shield certain industries from foreign competition, according to the Brookings Institution, a think tank.

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Trump imposed some tariffs in his first term — on washing machines, solar panels, steel, aluminum and a range of Chinese goods, for example. The Biden administration kept many of those intact.

However, Trump’s proposals from the campaign trail are much broader, economists said.

He has floated a 10% or 20% universal tariff on all imports and a tariff of at least 60% on Chinese goods, for example. Last month, the president-elect suggested vehicles from Mexico have a tariff of 200% or more, and in September threatened to impose a similar amount on John Deere if the company were to shift some production from the U.S. to Mexico.

“To me, the most beautiful word in the dictionary is ‘tariff,'” Trump said at the Chicago Economic Club in October. “It’s my favorite word. It needs a public relations firm.”

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How much tariffs cost consumers

A 20% worldwide tariff and a 60% levy on Chinese goods would raise costs by $3,000 in 2025 for the average U.S. household, according to an October analysis by the Tax Policy Center. Trump’s plan would reduce average after-tax incomes by almost 3%, according to the tax think tank.

Additionally, a 200% Mexico-vehicle tariff would increase household costs by an average $600, TPC said.

American consumers would lose $46 billion to $78 billion a year in spending power on apparel, toys, furniture, household appliances, footwear and travel goods, according to a National Retail Federation analysis published Monday.

“I feel pretty confident saying [tariffs] are a price-raising policy,” said Mike Pugliese, senior economist at Wells Fargo Economics. “The question is just the magnitude.”

The reason for these higher costs: Tariffs are paid by U.S. companies that import goods. The “vast majority” of that additional cost is passed on to American consumers, while only some of it is paid for by U.S. distributors and retailers or by foreign producers, said Zandi of Moody’s.

Philip Daniele, president and CEO of AutoZone, alluded to this dynamic in a recent earnings call.

“If we get tariffs, we will pass those tariff costs back to the consumer,” Daniele said in September.

The U.S. imported about $3.2 trillion of goods in 2022, for example, said Olivia Cross, a North America economist at Capital Economics. A back-of-the-envelope calculation suggests a 10% across-the-board tariff would be roughly equivalent to a $320 billion tax on consumers, Cross said.

Tariffs reduce economic growth and jobs

Of course, the financial fallout likely wouldn’t be quite that large, Cross said.

Trump’s plan could boost the strength of the U.S. dollar, and there may also be tariff exemptions for certain categories of goods or imports from certain countries, all of which would likely blunt the overall impact, Cross said.

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A 20% universal tariff and 60% Chinese import tax would also generate about $4.5 trillion in net new revenue for the federal government over 10 years, according to the Tax Policy Center.

“The administration could take tariff revenue and redistribute to households via tax cuts in some form or another,” explained Pugliese of Wells Fargo.

Trump has proposed various tax breaks on the campaign trail. Additionally, tax cuts enacted by Trump in 2017 are due to expire next year, and tariff revenue may potentially be used to extend them, should Congress pass such legislation, economists said.

However, the typical U.S. household would still lose $2,600 a year from Trump’s tariff plan, even after accounting for an extension of the 2017 tax cuts, according to an analysis by the Peterson Institute for International Economics.

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The U.S. economy would also likely suffer due to other tariff “cross currents,” Zandi said.

While U.S. companies that financially benefit from protectionist tariff policies may add jobs, the total economy would likely shed jobs on a net basis, Zandi said.

This is because countries on which the U.S. imposes tariffs would likely retaliate with their own tariffs on U.S. exports, hurting the bottom lines of domestic businesses that export goods, for example, Zandi said.

Higher prices for imported goods would likely also lead to lower consumer demand, weighing on business profits and perhaps leading to layoffs, he said.

In June, the Tax Foundation estimated Trump’s tariff plan would shrink U.S. employment by 684,000 full-time jobs and reduce its gross domestic product, a measure of economic output, by at least 0.8%.

Capital Economics expects the Trump administration would introduce tariffs — and a curb on immigration — in the second quarter of next year, the group said in a note Tuesday night. Together, those policies would cut Gross Domestic Product growth by about 1% from the second half of 2025 through the first half of 2026 and add 1 percentage point to inflation, it said.

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Personal Finance

Here’s how a Trump presidency could affect your taxes

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Republican presidential nominee and former U.S. President Donald Trump holds a rally in Saginaw, Michigan, U.S., October 3, 2024. Democratic presidential nominee U.S. Vice President Kamala Harris and Vice-Presidential candidate Tim Walz speaks during a campaign rally and concert in Ann Arbor, Michigan, U.S. October 28, 2024.

Brendan McDermid | Evelyn Hockstein | Reuters

Former President Donald Trump has defeated Vice President Kamala Harris to win the White House, which could broadly impact taxpayers — but the details remain unclear, according to policy experts.

Enacted by Trump in 2017, the Tax Cuts and Jobs Act, or TCJA, will be a key priority for the president-elect in 2025. The law brought sweeping changes, including lower tax brackets, higher standard deductions, a more generous child tax credit and bigger estate and gift tax exemption, among other provisions.

Those individual tax breaks will sunset after 2025 without action from Congress, which could trigger higher taxes for more than 60% of taxpayers, according to the Tax Foundation. However, Trump wants to fully extend expiring TCJA provisions.

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Plus, most of Trump’s tax policy requires Congressional approval, which could be challenging, depending on control of the Senate and House of Representatives and support within the Republican party.

While Republicans secured a Senate majority, control of the House remains uncertain. If Democrats flip the House, we could see “more gridlock” in Congress, which could stall Trump’s agenda, Gleckman explained.

The ‘budget math’ will be harder in 2025

Tax negotiations could also be tough amid growing concerns about the federal budget deficit, according to Erica York, senior economist and research manager with the Tax Foundation’s Center for Federal Tax Policy. 

“The budget math is a lot harder this time around than it was back in 2017,” with higher interest rates and a bigger baseline budget deficit, she said. The deficit topped $1.8 trillion in fiscal 2024. 

Fully extending TCJA provisions could decrease federal revenue by $3.5 trillion to $4 trillion over the next decade, depending on the scoring model, according to the Tax Foundation.  

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Personal Finance

Trump promised no taxes on Social Security benefits. here what experts say

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Republican presidential nominee and former U.S. President Donald Trump arrives to speak at his rally during the 2024 U.S. Presidential Election, in Palm Beach County Convention Center, in West Palm Beach, Florida, U.S., November 6, 2024.

Brendan Mcdermid | Reuters

On the campaign trail, Republican presidential candidate Donald Trump made a notable promise to retirees: No taxes on Social Security benefits.

Now that Trump has won a second presidential term, that may prompt Social Security’s beneficiaries to wonder whether that change may come to pass.

But nixing those taxes may be a difficult task, even if Trump has a Republican majority in both the Senate and the House of Representatives. Any changes to Social Security would require at least 60 Senate votes, and Republicans would therefore need some Democratic support to pass those changes.

Just eliminating taxes on benefits, without any other changes to make up for that loss in revenues, would worsen the program’s current funding woes, experts say.

“It’s hard for me to imagine that Democrats would be willing to provide votes to get over that 60-vote threshold and weaken Social Security solvency,” said Charles Blahous, senior research strategist at the Mercatus Center at George Mason University, who has also served as a public trustee for Social Security and Medicare.

“I think a lot of Republicans would have heartburn about it, too,” he said.

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Ending taxes on Social Security benefits — along with other Trump proposals to end taxes on tips and overtime, impose tariffs and deport immigrants — would “dramatically worsen” Social Security’s finances, the Committee for a Responsible Federal Budget found in a recent report.

The Trump campaign has pushed back on those findings, calling the Committee for a Responsible Federal Budget “consistently wrong” in a statement to CNBC when the report was released.

The campaign did not respond to a request for comment on Wednesday, about where the proposal stands on Trump’s priority list following his inauguration.

The Social Security trust fund used to help pay retirement benefits is projected to run out in 2033, according to the program’s actuaries. At that time, beneficiaries could see across-the-board benefit cuts, though the president may have the ability to determine how those reductions are distributed among beneficiaries, according to recent research.

Higher-income seniors would benefit most

Experts say those who would benefit most from eliminating taxes on Social Security benefits would be the wealthy.

Households with between $63,000 and $200,000 in income would benefit most from the change, according to an August analysis from the Urban-Brookings Tax Policy Center.

Lower income households making $32,000 or less would not get a tax cut, as most of their Social Security benefits are not currently taxed. Meanwhile, those with between $32,000 and $60,000 in annual income may see about $90 in tax cuts, according to the research.

“You’re giving a tax break to the higher-income senior population, so that might wind up mitigating its political sale ability as well,” Blahous said.

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Currently, up to 85% of Social Security benefits may be taxed based on an individual’s or married couple’s income. Those taxes are determined based on a formula called combined income, or the sum of adjusted gross income, nontaxable interest and half of Social Security benefits.

Individuals face up to 85% in taxes on their benefits if they have more than $34,000 in combined income; for married couples that applies if their combined income is more than $44,000.

Individual beneficiaries may pay taxes on up to 50% of their benefits on combined income between $25,000 and $34,000, or for married couples with between $32,000 and $44,000.

Because those thresholds are not adjusted, more Social Security benefit income becomes subject to income taxes over time.

For now, financial advisors say it is too early to factor in the elimination of taxes on benefits into financial plans.

“You don’t know what the law or policy is going to be if it hasn’t even been properly drafted yet, much less adopted,” said David Haas, a certified financial planner and owner of Cereus Financial Advisors in Franklin Lakes, New Jersey.

“I wouldn’t jump to any conclusions,” he said.

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