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Hey everyone, long time lurker (thanks for all the advice along the way!), looking at buying a house and wanted to get some input to double check if it's reasonable. I generally consider myself a Boglehead and like to keep costs low and save aggressively.
Scenario:
Finishing fellowship, planning on buying in MCOL area with hot housing market (which is even worse for rentals). I know it's typical to not buy coming out of training, but we're from the area and are comfortable with the commitment.
Income: ~230k first year, ~450k thereafter after billing gets rolling. Spouse will likely make ~50-60k/yr as well after getting settled/starting working
Med school debt: ~290k (100k federal and ~190k refinanced just under 3% for 15 years), total monthly payments $1,700/mo. Would like to hammer down the 100k federal and plan to hold onto 190k at ~3% for awhile given low interest rate
No other debt
Assets:
~200k invested for retirement, not touching for house purchase
~40k cash
-30k I-bonds (saving for house purchase, but might hold onto until mortgage interest>I-bond interest rate)
The house:
-875k, great house in great location, well maintained, has everything we'd really want but isn't extravagant by any means. It's not a big dumb doctor house but honestly, the housing market these last two years makes me feel like every ramshackle house is a BDDH based on the price.
-We have ~450k available for a down payment, meaning a mortgage of 425k, mortgage payments of $2,400/mo and insurance/taxes estimating ~$1,100/month
-The house has an ADU currently rented for ~$850/mo which I would continue, market price likely closer to $1000/mo
-Overall housing payments of $2,650/month (mortgage+taxes+insurance-rent from ADU), post-tax monthly income ~12k thus spending ~22% on housing (without utilities) during the first year, less after that (not including any income from spouse, which will likely be another 2-3k/mo post tax).
-Renting a house would likely be $3000-3200/month, for a pretty dated house +/- small yard
Pros:
-Mortgage ~1x full income once billing gets going
-Monthly cost is likely a little less than renting, and get a much better place
-Could rent out house+ADU easily for $3,500/mo (likely more) if we wanted in the future
-Room to save ~15% first year and certainly over 20+% of pretax income once billing gets rolling
-I like the idea of having an ADU to rent out and possibility of renting out both in the future if we wanted to
Con:
-Just feels like a lot of money?
Thoughts? Thanks in advance for any advice!
Scenario:
Finishing fellowship, planning on buying in MCOL area with hot housing market (which is even worse for rentals). I know it's typical to not buy coming out of training, but we're from the area and are comfortable with the commitment.
Income: ~230k first year, ~450k thereafter after billing gets rolling. Spouse will likely make ~50-60k/yr as well after getting settled/starting working
Med school debt: ~290k (100k federal and ~190k refinanced just under 3% for 15 years), total monthly payments $1,700/mo. Would like to hammer down the 100k federal and plan to hold onto 190k at ~3% for awhile given low interest rate
No other debt
Assets:
~200k invested for retirement, not touching for house purchase
~40k cash
-30k I-bonds (saving for house purchase, but might hold onto until mortgage interest>I-bond interest rate)
The house:
-875k, great house in great location, well maintained, has everything we'd really want but isn't extravagant by any means. It's not a big dumb doctor house but honestly, the housing market these last two years makes me feel like every ramshackle house is a BDDH based on the price.
-We have ~450k available for a down payment, meaning a mortgage of 425k, mortgage payments of $2,400/mo and insurance/taxes estimating ~$1,100/month
-The house has an ADU currently rented for ~$850/mo which I would continue, market price likely closer to $1000/mo
-Overall housing payments of $2,650/month (mortgage+taxes+insurance-rent from ADU), post-tax monthly income ~12k thus spending ~22% on housing (without utilities) during the first year, less after that (not including any income from spouse, which will likely be another 2-3k/mo post tax).
-Renting a house would likely be $3000-3200/month, for a pretty dated house +/- small yard
Pros:
-Mortgage ~1x full income once billing gets going
-Monthly cost is likely a little less than renting, and get a much better place
-Could rent out house+ADU easily for $3,500/mo (likely more) if we wanted in the future
-Room to save ~15% first year and certainly over 20+% of pretax income once billing gets rolling
-I like the idea of having an ADU to rent out and possibility of renting out both in the future if we wanted to
Con:
-Just feels like a lot of money?
Thoughts? Thanks in advance for any advice!
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