Connect with us

Personal Finance

Mortgage rates are falling, is this the right time to buy a home?

Published

on

The Good Brigade | Digitalvision | Getty Images

Mortgage rates are falling

Mortgage rates have already started to come down from recent highs, largely due to the prospect of a Federal Reserve-induced economic slowdown. The average rate for a 30-year, fixed-rate mortgage dropped to 6.35% on August 29 from 6.46% a week ago, the lowest mortgage rates have been in 15 months, according to Freddie Mac.

“Would-be homebuyers are likely going to get a much more attractive rate today than they would have just a few short months ago,” said Jacob Channel, senior economic analyst at LendingTree.

Still, many home shoppers are anchored to the fact that mortgage rates hit rock bottom only a few years earlier after the Fed slashed its benchmark interest rate to near zero, according to Dottie Herman, vice chair at Douglas Elliman.

“I’ve been in the business 30 years and I’ve never seen 2.5% to 3% in my lifetime, other than during the pandemic — I never saw those rates unless it was a government loan.”

Such “relativity bias” can stand in the way of opportunity, she added. “I bought a house when [the mortgage rate] was 15% and then I refinanced.”

Financing is key

For anyone considering buying now and refinancing later, it’s important to understand the rewards and the risks, as well as which type of mortgage to take out.

For starters, unless a buyer has the cash to pay for a house outright, most homebuyers need to finance the purchase of a home.

“Anytime you get into any loan, you need to be aware of the positives and also the potential risks that you may assume with that,” said Melissa Cohn, regional vice president of William Raveis Mortgage in New York.

Housing market 'will see a lot of refinancing' as mortgage rates drop, says Mr. Cooper Group CEO

A zero-down mortgage, also known as a no down payment mortgage, allows you to finance 100% of the cost of the home. Such loans can be appealing because you can essentially enter homeownership without a down payment.

But it may be good to think twice before taking such an offer up, experts say.

Banks and lenders are essentially offering two loans to cover the purchase of a house, Cohn said.

The first mortgage covers about 97% of the cost while the second loan completes the additional 3%, she explained.

And these loans often become due and payable if the home is sold or if the mortgage is refinanced at some point in the future, added Keith Gumbinger, mortgage expert and vice president of HSH.com.

Another loan that can be enticing are “buy now, refinance for free later” mortgages. However, you never truly escape closing costs, according to Cohn.

“You end up paying a higher rate because you’re basically financing your own closing costs,” Cohn said.

In other words, there’s no such thing as a free lunch.

“No bank is ever going to give you a true no closing cost loan at the lowest possible rate. It just doesn’t exist,” Cohn said.

And buying with the goal of refinancing is always taking a gamble on mortgage rates, which comes with a certain amount of risk.

Is this the right time to buy a home?

“If you can afford a home, based on interest rates and the purchase price, buy now,” said Michael Krowe, director of financial planning at Edelman Financial Engines.

Even though recent declines in mortgage rates may gain steam as the Fed lowers its benchmark rate, lower mortgage rates could also boost homebuying demand, which would push prices higher.

“It might not make sense to delay the purchase if you can afford it today,” Krowe said.

What exactly will happen in the housing market “is up in the air” depending on how much mortgage rates decline in the latter half of the year and the level of supply, according to LendingTree’s Channel.

“Timing the market is virtually impossible,” he said. 

House hunters who are ready to purchase a home may benefit from refinancing later, but there are no guarantees. Holding out for a better rate also comes with the possibility of having to pay a higher purchase price.

Ultimately, “there’s no perfect time to buy,” according to Douglas Elliman’s Herman.

“If you want to buy a home, and you find something you like, get it,” she said.

Subscribe to CNBC on YouTube.

Continue Reading

Personal Finance

Lenders pull incorrect amounts from student loan borrowers’ accounts

Published

on

Boogich | E+ | Getty Images

Lenders often encourage federal student loan borrowers to enroll in automatic payments. It can seem like a good idea to do so: Borrowers don’t need to worry about missing a payment and often get a slightly lower interest rate in exchange.

However, the decision can backfire in a lending space plagued by consumer abuses, according to a new report by the Consumer Financial Protection Bureau.

“Unfortunately, autopay errors were one of the most widespread, basic and consequential servicer errors we saw this year,” CFPB Student Loan Ombudsman Julia Barnard told CNBC. “These errors are incredibly costly and completely unacceptable.”

In some cases, borrowers had money pulled from their bank accounts despite never consenting to autopay, Barnard said. Other autopay users saw incorrect amounts taken or were charged multiple times in the same month.

More from Personal Finance:
Black Friday deals aren’t always the best
28% of credit card users are still paying off last year’s holiday tab
Here’s who can ‘easily afford’ holiday costs

CNBC wrote last year about a woman who was supposed to have a $0 monthly student loan payment under the plan she was enrolled in, but was charged $2,074 one month. After that unexpected debit, she worried she wouldn’t be able to pay her mortgage.

In March, one borrower told the CFPB that their student loan servicer took $6,897 from their account when they only owed $1,048.

“Borrowers have told the CFPB that these errors have made it hard or impossible for them to cover basic needs like food, medical care and rent,” Barnard said.

What borrowers can do about autopay errors

Despite the issues some student loan borrowers experience, higher education expert Mark Kantrowitz recommends that people remain enrolled in the automatic payments.

After all, it’s one of the only ways to get an interest rate discount, he said. The savings is typically 0.25%.

In addition, he said, “they are less likely to be late with a payment.”

But some borrowers on a tight budget may prefer to forgo those benefits to make sure they’re not overcharged, experts said.

There are steps you can take to protect yourself from incorrect billing, Kantrowitz said.

You can set up an alert with your bank and get notified whenever a debit occurs over a certain amount. If you set that amount a little under what your student loan bill should be, you can use that alert to check that the debit was correct each month and also have a record of your payment history, which can be especially helpful to those working toward loan forgiveness, Kantrowitz said.

If your loan service takes the wrong amount from your bank account, you should immediately contact the servicer and demand a refund, Kantrowitz said. You should also ask your servicer to cover any late fees from bounced checks or an overdraft, he said.

Unfortunately, Barnard says, the CFPB has heard from borrowers who weren’t able to get a timely refund.

“We’ve seen instances where borrowers have waited months or even years to receive a refund related to autopay errors,” she said.

As a result, she also suggests borrowers reach out to their bank about the incorrect payment.

“The borrowers’ financial institution may be able to quickly resolve errors in autopay amounts,” she said, so long as the borrower notifies them within 10 business days of the amount being debited.

If you run into a wall with your servicer, you can file a complaint with the Education Department’s feedback system at Studentaid.gov/feedback. Problems can also be reported to the Federal Student Aid’s Ombudsman, Kantrowitz said.

Continue Reading

Personal Finance

Why Trump’s tax plans could be ‘complicated’ in 2025, policy experts say

Published

on

U.S. President-elect Donald Trump speaks during a meeting with House Republicans at the Hyatt Regency hotel in Washington, D.C., on Nov. 13, 2024.

Allison Robbert | Via Reuters

Congressional lawmakers will soon debate expiring tax breaks and new promises from President-elect Donald Trump.

Agreeing on cuts and spending, however, could be a challenge.

With a majority in the House of Representatives and Senate, Republican lawmakers can pass sweeping tax legislation through “reconciliation,” which bypasses the Senate filibuster. Republicans could begin the budget reconciliation process during Trump’s first 100 days in office.

But choosing priorities could be difficult, particularly amid the federal budget deficit, policy experts said Tuesday at a Brookings Institution event in Washington.

Legislators will be “representing their districts, not their party,” Howard Gleckman, a senior fellow at the Urban-Brookings Tax Policy Center, said Tuesday in a panel discussion at the Brookings event.

“This is a lot more complicated than just the reds against the blues,” he said.

More from Personal Finance:
89% of Americans say they do not consider themselves wealthy
As market experts talk of ‘animal spirits,’ what it means for your investments
How to leverage the 0% capital gains bracket as the price of bitcoin surges

‘Political divisions’ could be a barrier

With a slim majority in Congress, Republican lawmakers will soon negotiate with several blocks within their party. Some of these groups have competing priorities.

Enacted by Trump in 2017, the Tax Cuts and Jobs Act, or TCJA, is a key priority for the next administration.

Without action from Congress, trillions of tax breaks from the TCJA will expire after 2025. These include lower tax brackets, higher standard deductions, a more generous child tax credit, bigger estate and gift tax exemption, and a 20% tax break for pass-through businesses, among other provisions.

The more things you try to bring in, the more potential political divisions we have to navigate.

Molly Reynolds

senior fellow in Governance Studies at Brookings Institution

Tax bill could take longer than expected

Since budget reconciliation involves multiple steps, policy experts say the Republican tax bill could take months.

Plus, Congress has until Dec. 20 to fund the government and avoid a shutdown. A stopgap bill could push the deadline to January or March, which could take time from Trump’s tax priorities.

“The idea that they’re going to do this in 100 days, I think, is foolish,” Gleckman said. “My over-under is Dec. 31, 2025, and that might be optimistic.”

However, the bill could get through by Oct. 1, 2025, which closes the federal government’s fiscal year, other policy experts say.

Don’t miss these insights from CNBC PRO

For Tax Purposes

Continue Reading

Personal Finance

Why it helps to file early

Published

on

We are overly reliant on student loans to fund higher education, says NACAC CEO Angel Perez

This week, the new Free Application for Federal Student Aid expanded its “phased rollout” so all students can now apply for aid for the upcoming academic year.

Up until Monday, the 2025-26 FAFSA was only available to limited groups of students in a series of beta tests that began on Oct. 1.

Now, the form is open to all and the Department of Education has said it will be out of testing entirely by Nov. 22 — which puts the official launch ahead of schedule.

Typically, all students have access to the coming academic year’s form in October, but last year’s new simplified form wasn’t available until late December after a monthslong delay.

This year, the plan was to be available to all students and contributors on or before Dec. 1.

Students who submit a form during this final “expanded beta” phase before Nov. 22 will not need to submit a subsequent 2025–26 FAFSA form, the education department said.

More from Personal Finance:
Here’s how to prepare for the FAFSA
Top 10 colleges for financial aid
More of the nation’s top colleges roll out no-loan policies

There are still some issues with the new form, some of which also plagued last year’s college aid application cycle, but they all have workarounds, according to higher education expert Mark Kantrowitz.

Altogether, this year’s rollout is “much better than last year,” he said. 

Last year, complications with the new form resulted in some students not applying at all. Ultimately, that meant fewer students went on to college.

Why it’s important to file the FAFSA early

“Students should take full advantage of the early rollout and submit their FAFSA as soon as possible,” said Shaan Patel, the CEO and founder of Prep Expert, which provides Scholastic Aptitude Test and American College Test preparation courses.

The earlier families fill out the form, the better their chances are of receiving aid, since some financial aid is awarded on a first-come, first-served basis, or from programs with limited funds.

“The earlier you apply, the better your chances of securing more aid that doesn’t need to be repaid,” Patel said.

“Submitting early also means you’ll receive your financial aid award letters sooner,” he said. “This gives you ample time to compare offers from different schools and make an informed decision without feeling rushed. Finally, knowing your child’s financial aid status earlier reduces stress and allows your family to focus on other important aspects of college preparation.”

For many students, financial aid is key.

Higher education already costs more than most families can afford, and college costs are still rising. Tuition and fees plus room and board for a four-year private college averaged $58,600 in the 2024-25 school year, up from $56,390 a year earlier. At four-year, in-state public colleges, it was $24,920, up from $24,080, the College Board found.

The FAFSA serves as the gateway to all federal aid money, including federal student loans, work-study and especially grants — which have become the most crucial kind of assistance because they typically do not need to be repaid.

Submitting a FAFSA is also one of the best predictors of whether a high school senior will go on to college, according to the National College Attainment Network. Seniors who complete the FAFSA are 84% more likely to enroll in college directly after high school, according to an NCAN study of 2013 data. 

Subscribe to CNBC on YouTube.

Continue Reading

Trending