| Home debt has traditionally been seen as "good debt" for a bunch of reasons, but the big ones were that (a) Home loans meant you were accumulating equity in an appreciating asset; and (b) Mortgage interest was enough to allow most people to take a larger-than-standard deduction on income taxes; and (c) The relationship between home prices and the equivalent rental market meant you could probably have a nicer place for a lower monthly payment in many markets. These were generally slam-dunk truths for decades, but in the last 20 or so years they've stopped being true. Home ownership isn't the guaranteed rocket-ship to wealth it once was. Appreciation is spotty, and varies wildly by market. My own view of this is that a lot of the gains are now baked in, and we're unlikely to see the kind of rise in value (in real dollars) that characterized, say, 1990 to 2015. Last year I sold a townhouse in Houston that I'd owned since 2000; I made money, but not the kind of upside that you wanna write home about. Second, the tax law changes in Trump's first term dramatically raised the standard deduction -- enough so that we stopped itemizing. Part of this was that we were deep into the mortgage, so we were paying less in interest every year, but it's still a factor. Third, rents may be high now, but home prices and interest rates are higher. When I bought in 2000, I went from renting a place for $1200 a month to OWNING a place at a bit under $2k (including taxes and insurance). This was with 20% down. In my old neighborhood now, a nice rental is gonna be $2500-$3000, and housing is just unattainable. First, 20% now means probably $90K. Second, servicing the loan is going to be more than the rent, plus you've got another $450 a month in property taxes AND probably another $450 in insurance. And you've got to accumulate the $90K somehow while paying $2500 in rent. It's crazy. I have no idea how a young person who isn't making top-5% income can afford to buy without family help. |
Sure but you made money. If you had rented you would have lost that money. Renting only makes sense if the opportunity cost is higher, e.g. if you think the time value of the money that would be put into the down payment is higher in the markets than it would have been on a home. The other thing is mortgages are risk uncorrelated with major equities, usually at least. If there's a major recession your equities may be underwater for a few years. Your fixed rate mortgage will stay the same.