Mortgage Rate Buy Downs: Temporary 2/1 and Traditional Long-term
How does a 2/1 Buydown Work?
A 2/1 buydown has become a popular seller concession, particHow does a 2/1 Buydown Work?
A 2/1 buydown has become a popular seller concession, particularly with builders in today’s real estate market. This seller concession enables borrowers to have a lower interest rate for the first two years of purchase and ease into their mortgage payments.
The builder or seller will fund a temporary buydown, but it’ll need to be included as an agreement in the purchase contract, and the real estate agent negotiates it during the offer process. The prepaid sum is paid during closing into the escrow account.
The lump sum is held in a custodial escrow amount and is applied to the buyer’s payment. The buyer will have a reduced monthly payment, and the difference in interest rates comes out of the escrow account. The first year, the interest rate is lowered by 2 percentage points, and 1 percentage point the following year.
Temporary Buydown Scenario
Let’s look at a temporary buydown scenario* to help you understand what it’ll look like in action.
Let’s say you’re buying a $450,000 house with a 20% down payment for a mortgage loan of $360,000 and an interest rate of 7% and APR of 7.094%. A monthly principal and interest (P&I) payment would be about $2,395.05.
With a 2-1 buydown, your interest rate would decrease by 2% from the original rate for the first year. So, with a 5% interest rate, your monthly P&I amount would be $1,932.56.
The following year, your interest rate would go down by one percentage point from the original rate, taking it to 6%. The monthly P&I amount you’d be paying would be $2,158.38.
Your payment would then be at the original 7% interest rate from the third year onwards, taking your monthly P&I back to $2,395.05.
Bear in mind that this scenario doesn’t factor in taxes and insurance, so your actual monthly payment amount will vary, but you can see the difference between years 1 and 2 versus year 3 and after. Running these different scenarios can help you better forecast what you’ll be paying for the first 2 years versus the third year onwards to understand if it’s the right decision for you.
Pros and Cons of a Temporary Buydown?
The first thing to point out with a temporary buydown is just that, it’s temporary. Initially, it can be a pro that you’re paying lowered mortgage payments for the first two years. However, if your income doesn’t match the payment amount in the third year of the loan, it can become a serious con. That’s why it’s essential to consider the impact of the monthly payments once they resume at the original interest rate from the third year onwards.
A temporary buydown can benefit both sellers and buyers, but it’s more likely to occur in a buyers' market where there are many properties available but not enough buyers. For buyers, this is a bridge for a market with high rates and gives them an opportunity to buy now, when interest rates are high, with the ability to refi later if rates go down. If they don’t go down and continue to go up, then at least they’ve locked in a lower rate right now. For sellers, it enables them to move properties faster and keeps them from staying on the market too long. For buyers, the reduced monthly payments can help manage initial housing expenses.
Better to do a Temporary Buydown or buy the rate down forever?
There are some crucial differences between a temporary buydown and buying down the interest rate. With a temporary buydown, it’s just that - temporary. You’ll lower the interest rate for a short period of time, but borrowers pay the regular interest rate moving forward on the loan.
However, buying down the interest rate means borrowers pay an additional charge to receive a lowered interest rate. Buying down the interest rate is useful for reducing your long-term interest rate and monthly payments.
Whether you choose to do a temporary buydown or buy the interest rate will depend on first if you qualify for the mortgage loan at the regular interest rate. Then how much money you’re willing to invest short-term and long-term for your home and what your income will look like over time. So before deciding, it’s crucial to run the figures for both scenarios to understand what will be most beneficial to you initially and in the long term.
Tools
Here are two calculators to break down the numbers for you. They are somewhat sophisticated tools and mortgage rates change daily so feel free to give me a call and together we can get the figures dialed in specifically for you. Together we can figure out what may be best for your particular situation.
2/1 Buydown Calculator
Here is a link to an on-line calculator that will calculate what your payment savings would look like as well as how much of a concession you would need to negotiate with the seller to enable a 2/1 buy down.
Traditional Buydown Calculator
Here is a link to an on-line calculator that will figure out the break even point and ROI with a traditional rate buy down. FYI -Paying a point (1% of the loan amount) will typically reduce your interest rate .25-.375%.