Read Time: 9 Minutes|
March 2, 2022
Imagine your dream kitchen, spa-like bathroom oasis, or perfect backyard. Or envision paying off debt, sending your kids to college free of student loan debt, finally taking that vacation, or having money to invest and build wealth. Now, picture having available funds to transform your vision into reality – without having to dip into your hard-earned savings. And no, you don’t have to win the lottery to access cash to lead the life you’ve always wanted… A cash-out refinance may be the solution you’ve been waiting for!
A cash-out refinance is a loan type where you essentially “cash in” your home equity for cash in your pocket. Generally, this loan type replaces an existing mortgage with a loan amount that’s more than the current mortgage loan. You receive the difference between the two loans (i.e., home equity) in cash at closing.
Popular reasons to cash-out refinance include:
A cash-out refinance is often compared to a home equity line of credit (HELOC), although the two are not the same. In most cases, a HELOC is an additional (second) mortgage, with its own repayment schedule, terms, and conditions.
As you know by now, a cash-out refinance results in a lump sum of cash at closing. In comparison, a HELOC has a draw period (generally 10 years) where you can withdraw an approved amount of money as needed – from the line of credit. The draw period ends, and the repayment period begins (typically 20 years). Additionally, HELOCs generally have a variable interest rate, meaning it can change based on the market.
Whether a cash-out refinance or HELOC makes sense for you depends on your financial needs and goals.
Both options can be used to fund home improvements or get rid of high-interest debt. A HELOC might make more sense if you want to delay payment and draw from the loan amount as needed over the course of ten years whereas with a cash-out refinance you would get immediate access to cash at a lower cost to borrow. Both options are great for your individual cash-flow needs, but its up to you to decide which is more in line with your goals.
Wondering what a cash-out refinance could look like for you? Plug in numbers specific to your finances (current home value, the amount of cash you prefer to receive, etc.) and compare your current monthly payment to your new monthly payment after taking cash out.
As with any decision, especially a major financial decision like a cash-out refinance, weighing the pros and cons helps you understand if it’s a good fit for you.
Just like a mortgage for a home purchase, there are many different loan types to choose for a cash-out refinance, including FHA, VA, conventional, and jumbo loans. With both conventional and FHA loans, you are required to leave at least 20% equity in your home after a refinance. With a VA loan refinance, you can cash out all the home equity.
Additionally, and again, like a mortgage intended for a home purchase, there’s a process from the time of application to closing, including underwriting, processing, and approvals. Keep in mind that closings costs, other fees, and appraisals are all a part of cash-out refinance loans as well.
A conventional cash-out refinance is generally easier to secure when compared to an FHA or VA cash-out refinance, particularly because it doesn’t have special eligibility guidelines. However, there are still guidelines a borrower must meet to qualify, including income, loan-to-value, and credit score requirements.
Unlike FHA and VA cash-out refinance, a conventional cash-out refinance may be used for primary residences, second homes, or investment properties. Many experienced real estate investors use this loan option to take cash out of a rental property to purchase more.
Not all lenders offer jumbo cash-out refinances, mainly because they’re higher loan amounts and, consequently, assume more risk. However, there are plenty of lenders who do offer jumbo cash-out refinancing; typically, borrowers must meet more strict qualifying guidelines, compared to other loan types. Usually, there are loan-to-value limitations and excellent credit requirements. Seeking a loan officer for professional insight is a smart move.
An FHA cash-out refinance is ideal for borrowers who need flexibility qualifying with their debt-to-income ratio or less-than-perfect credit. Additionally, it allows you to refinance up to 80 percent of your home’s value for cash. So, how does it work? With this loan, you get a new loan for an amount larger than the amount you currently owe. The new loan is used to pay off the existing loan. The difference between the two is yours to keep – as cash!
To qualify for an FHA cash-out refinance, prepare to have employment history and documentation to submit to the lender as proof that you’ve owned your home (as a primary residence) for at least a year prior to applying. Utility bills from the last 12 months may also be sufficient proof.
It’s important to note that FHA loans typically require a borrower to purchase mortgage insurance. If you already have an FHA loan, you’re familiar with this. If you currently have a different loan type, know that mortgage insurance is typically required with an FHA loan.
A VA cash-out refinance is an option available to military homeowners. Like other cash-out refinance options, this loan lets you take cash out of your home equity to use as you wish, whether it’s to pay off debt, make home improvements, or spend as you see fit. A VA cash-out refinance simply replaces your current mortgage rather than taking on an additional loan. Just like qualifying for a VA loan for a home purchase, the VA cash-out refinance requires you provide your Certificate of Eligibility (COE) to show the lender that you qualify for VA loans.
Additionally, homeowners aren’t required to take out cash with VA refinance loans. That means qualified veterans with non-VA loans can use this benefit to simply take advantage of lower rates, or to get out of an adjustable-rate loan, or to eliminate costly mortgage insurance with other loan types. Some borrowers even refinance to a shorter term to finish paying off their mortgage earlier.
A cash-out refinance lets you turn your home’s equity into – you guessed it – cash. Simply put, it’s a loan that replaces your current loan in an amount that includes what you still owe, plus the cash from your home equity you want to take out.
When tax season rolls around, many borrowers have questions surrounding possible deductions from their mortgages. In instances where a borrower experiences mortgage interest tax deductions from a cash-out refinance, generally, it’s because the cash was used on home improvement projects, thus adding value to the property. Many borrowers choose to spend the cash on replacing an old roof, installing home security, a home addition, a kitchen remodel, and more. A tax professional can help you determine any possible tax deductions.
Yes, with a cash-out refinance, you are still responsible for closing costs. The amount will vary based on where you live, the property you’re refinancing, and the type of loan you choose.
Generally, it takes between 45 and 60 days to complete a cash-out refinance. This amount of time can vary by lender and market.
Yes! Even though you already have a mortgage, your credit score still plays a part in determining your interest rate for a cash-out refi. Check out our tips on how to get the best mortgage rate here.
Yes, in most cases you must get a home appraisal for a cash-out refinance. The appraisal gives an official measurement of your home's value, which will determine how much money you can cash-out. Use our home search tool, Xome, to get an estimate of your home's market value.
For example, say you have a $400,000 mortgage and so far, you’ve paid off $250,000, leaving an unpaid balance of $150,000. If you need $100,000, your new mortgage loan amount will be $250,000. That’s $150,000 for the remaining balance, and $100,000 for the equity you’re accessing. Keep in mind that you most likely won’t be able to take out 100% of your home’s equity – the max LTV (loan-to-value ratio) is usually 80%.
Anything! It’s yours. However, since you’re going to be paying the money back, it’s wise to use it for worthwhile investments, such as home improvements. This adds value to your home, so you may be able to get more for it when it comes time to sell. As the saying goes, “You have to spend money to make money.”
Other common practical uses for this money include consolidating high-interest credit card debt, which could help boost your credit score. You could also invest in your child or grandchild’s future by using it for college tuition. However, you can use it however you like! Just make sure that you can keep up with your new payments.
Typically, you’ll receive the funds in a lump sum at closing. However, if you have a rescission period, which gives you time after closing to rescind the loan, you’ll wait until the end of that period to get your cash.
Just like a regular purchase/refinance, you’ll most likely need to provide the following paperwork:
You may also need other paperwork, depending on your situation and lender. Additionally, it’s important to note that you’ll be responsible for closing costs, and any other type of fees you incur.
Getting cash-out home refinance can be a smart move if you need cash and have built some equity. Plus, rates are currently near historic lows, but could be rising soon, making it an opportunistic time to refinance. . If you’re ready to access your home’s equity with a cash-out refinance, you can apply for a mortgage online today.
Are you considering a cash-out refinance? Connect with a loan officer to learn about the most fitting mortgage path for you! Call today at 888-673-5521!
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