Blog - Michael Inkman

Should You Use Home Equity to Pay for College?

January 31, 2025 by Michael Inkman

Higher education can be one of the most significant financial investments you’ll make, second only to purchasing a home. While federal loans are a common method for covering college costs, using your home’s equity is another option to consider. Before making a decision, it’s important to understand the pros and cons of tapping into your home equity to pay for college.

The Financial Cost of College

Just as most buyers need a mortgage to finance a home, many families rely on loans to fund college expenses. The average net price of college, which accounts for tuition, room, and board after financial aid, can be significant. According to the College Board, during the 2019-2020 school year, the average annual net price was $27,400 for private colleges and $15,400 for public institutions.

Advantages of Using Home Equity for College

For families exploring ways to pay for college, home equity loans or Home Equity Lines of Credit (HELOCs) may present some unique benefits.

1. Bridging the Gap Beyond Federal Loans

Federal loans often have borrowing limits that may not fully cover the cost of tuition, room, and board. Home equity loans can help close the gap. You can typically borrow up to 85% of your home’s equity as either:

A Lump-Sum Loan: A fixed amount borrowed with regular monthly payments.
A HELOC: A revolving line of credit with variable interest rates, offering more flexibility.

2. Lower Interest Rates

Home equity loans usually have lower interest rates compared to federal PLUS loans or private student loans. Since these loans are secured by your home, lenders can offer more favorable rates, saving you money over the life of the loan.

3. Immediate Access to Funds

Home equity loans or HELOCs allow quick access to funds, making them ideal for unexpected expenses or semester payments. A HELOC, in particular, offers flexibility by allowing you to borrow only what you need, reducing the amount of interest you pay. For example, if you open a $50,000 HELOC but use only $20,000, you’ll owe interest only on the $20,000, potentially saving you money.

Disadvantages of Using Home Equity for College

While there are advantages, it’s equally important to consider the potential downsides of using home equity for education costs.

1. Risk of Losing Your Home

Since your home serves as collateral for a home equity loan or HELOC, failure to make payments could result in foreclosure. Unlike federal student loans, which do not jeopardize your home, defaulting on a home equity loan carries significant risks. Carefully evaluate your financial situation before proceeding.

2. Limited Tax Benefits

The Tax Cuts and Jobs Act of 2017 eliminated the tax deduction for home equity loan interest unless the funds are used to improve your home. This means you cannot deduct home equity loan interest used for education expenses. In contrast, federal or private student loans may qualify for a Student Loan Interest Deduction of up to $2,500 annually.

3. Long-Term Financial Impact

Using home equity for college ties up a major asset that could otherwise be used for emergencies, retirement, or other future needs. It’s important to weigh whether reducing your home equity is worth the potential long-term financial impact.

Making the Right Decision

If you or your child are preparing for college, now is the time to explore your financing options. Home equity loans can be a viable choice for covering education costs, especially if:

Federal loans don’t meet your needs.
You’re confident in your ability to make payments.
You prefer lower interest rates and flexible borrowing options.

However, weigh the risks carefully, particularly the potential impact on your home and finances. Speak with a financial advisor or lender to determine whether using your home equity aligns with your overall financial goals.

Can You Buy Land with a VA Loan?

January 30, 2025 by Michael Inkman

The VA loan program offers exceptional benefits to veterans, active-duty service members, and eligible surviving spouses, including no down payment, competitive interest rates, and no private mortgage insurance (PMI). But what about buying land? While the rules around using a VA loan for land can be more complex, there are still ways to make it work. Here’s a breakdown of your options if you’re looking to buy land using a VA loan.

Understanding VA Loans

VA loans are specifically designed for veterans and service members looking to buy, build, repair, or adapt a home for personal occupancy. These loans come with several advantages over conventional loans:

No Down Payment: VA loans often don’t require a down payment, making homeownership more accessible.
Competitive Interest Rates: VA loans typically offer lower interest rates than conventional loans.
No PMI: Unlike most loans with less than a 20% down payment, VA loans don’t require private mortgage insurance (PMI).
Lenient Credit Requirements: VA loans often have more flexible credit score requirements, making them easier to qualify for.

Can You Buy Land with a VA Loan?

The simple answer is no – you cannot typically use a VA loan to purchase land alone. VA loans are primarily for purchasing or refinancing homes. However, there are certain scenarios where you can use a VA loan to buy land, particularly if it’s part of a plan to build a home.

Purchasing Land and Building a Home

One of the most common ways to buy land with a VA loan is by combining it with the construction of a home. Here’s how this works:

Start with a Construction Loan: A construction loan provides the necessary funds to purchase the land and build the home. Keep in mind that these loans generally have higher interest rates and stricter requirements than traditional loans.
VA Loan Conversion: After the home is built, you can refinance the construction loan into a VA loan. This allows you to take advantage of VA loan benefits, such as lower interest rates and no PMI.

This approach is ideal for veterans who wish to build a custom home on a piece of land they’ve chosen.

Buying Land with the Intent to Build Later

If you plan to purchase land and build a home at a later date, you’ll need to secure financing for the land purchase itself, since VA loans can’t be used for land-only transactions. Once you’re ready to build, you can then apply for a VA construction loan to cover the building costs. The key is that the VA loan must be tied to the construction of a home, not just the land.

Combining Land Purchase with a Home

If you find land that already has a home on it, and the home meets VA standards, you may be able to use a VA loan to purchase the property. This is a straightforward process, as the loan is used to buy the home, and the land is included as part of the overall property.

Alternatives for Buying Land

If you want to buy land without immediate plans to build, here are some alternative options:

Land Loans: These loans are designed specifically for purchasing land, but they often require a higher down payment and come with higher interest rates than VA loans.
Personal Loans: For smaller land purchases, a personal loan may be an option, though they typically come with shorter terms and higher rates.
Seller Financing: Some sellers offer financing directly, allowing you to pay for the land over time.
Home Equity Loan: If you own a home with significant equity, you might be able to use a home equity loan to finance the land purchase.

While VA loans are generally intended for buying or refinancing homes, you can use them in specific circumstances to buy land, especially if you plan to build a home. Understanding the requirements and exploring other financing options will help veterans and service members find a path to owning land and building their dream homes.

Working with experienced lenders and real estate professionals who understand the ins and outs of VA loans can ensure a smoother process and help you make the most of your benefits.

Can You Be a First-Time Homebuyer Again?

January 29, 2025 by Michael Inkman

Purchasing a home is a significant milestone, and first-time homebuyer programs make the process easier for many stepping into homeownership. But what if you’ve owned a home before or are currently a homeowner? Can you qualify as a first-time homebuyer again?

Surprisingly, the answer is yes. Under certain conditions, you may be eligible for these programs more than once. Here’s a closer look at how it works, the eligibility criteria, and how to make the most of these opportunities.

Who Qualifies as a First-Time Homebuyer?

The term “first-time homebuyer” doesn’t always mean it’s your first-ever purchase. According to the U.S. Department of Housing and Urban Development (HUD), you may qualify as a first-time homebuyer if:

You haven’t owned a primary residence in the past three years. Even if you’ve owned a home before, taking a break from homeownership for three or more years may make you eligible.
You’re a single parent or displaced homemaker. If you previously owned a home with a former spouse, you might still qualify after a divorce or separation.
You’ve only owned non-permanent structures. Homes that didn’t meet building codes or lacked permanent foundations may not count as prior ownership.

These expanded definitions help more buyers access first-time homebuyer benefits, even if they’ve owned a home in the past.

Why Reapply for First-Time Buyer Benefits?

First-time homebuyer programs often offer significant financial advantages, such as:

Lower down payment requirements: Some loans require as little as 3.5%.
Assistance with closing costs: State and local programs may provide grants or forgivable loans.
Tax credits: Certain programs reduce your tax burden when purchasing a home.
Favorable loan terms: Access to lower interest rates and reduced private mortgage insurance (PMI).

If you qualify again, these benefits can make your next home purchase more affordable and less stressful.

Steps to Qualify Again

1. Follow the Three-Year Rule

If you haven’t owned a primary residence in the last three years, you likely qualify. Even if you’ve owned investment properties, they won’t disqualify you as long as they weren’t your primary residence.

2. Provide Documentation for Special Circumstances

If you’re divorced, separated, or a displaced homemaker, be prepared to show documentation such as legal papers or housing history to prove your eligibility.

3. Research State and Local Programs

Eligibility rules for first-time buyer benefits vary by location. Research the programs available in your area to ensure you meet the specific requirements.

Loan Options for First-Time Homebuyers

FHA Loans: Popular for their low 3.5% down payment requirement and flexible credit score criteria.
USDA Loans: Ideal for rural buyers, offering 0% down payment options, though income limits and location restrictions apply.
VA Loans: Provide 0% down payment and no PMI for eligible veterans and active-duty service members.
Special Conventional Loans: Many lenders offer conventional loans with perks like lower down payments for first-time buyers.

Tips for Repeat First-Time Buyers

Strengthen Your Credit Score: Even with program benefits, a better credit score can secure lower interest rates.
Save for Additional Costs: Beyond the down payment, set aside funds for closing costs and moving expenses.
Apply Early: Many programs have limited funding, so act quickly to take advantage of available resources.
Work with Experienced Professionals: Partner with an agent or lender knowledgeable about first-time homebuyer programs to simplify the process.

Challenges to Keep in Mind

Documentation: Proving eligibility, especially under unique circumstances, may require extra effort.
Program Restrictions: Some benefits include income caps or property eligibility rules.
Competition: First-time buyer programs can have limited funds, so applying early is key.

If you meet the criteria, qualifying as a first-time homebuyer again can open doors to significant financial perks, making homeownership more attainable. Whether you’re leveraging the three-year rule or special circumstances, these programs can save you money and reduce stress when purchasing your next home.

We can help guide you through the process. Homeownership may be closer than you think.

Lee Vanvolkenburg

15:43 23 Nov 23

Michael and his team were wonderful to deal with. They were excellent with communication and always available to answer questions. Thank you all!

williams lovos

22:54 16 Nov 23

We close on the house tomorrow! Thank you David and Michael for making my first home buying a smooth process. I had several out of the ordinary situations that would had easily not been possible to get the loan in the time that they were able to approve it. My wife and I are forever grateful for the work the team did. Thank you again!

Mario Silvestri III

16:45 16 Nov 23

Rex Perkins

16:56 15 Nov 23

Everything had been going well over the past two years since refinancing an existing mortgage. The application process, approval, servicing website, everything had been very smooth, nothing but the best service. I then had a minor issue arise. We had a wind loss claim on our home and, unfortunately, I had put off getting the check cosigned until the last minute. An issue arose as part of a minor miscommunication in terms of where the check was to be forwarded for endorsement.To make a long story short, I feared that this miscommunication and misdirected check coupled with my procrastination were going to result in the check expiring and a huge hassle on my part to go through the process again. Mr. Inkman nor his branch were in any way involved with my account or account management, yet, the check inadvertently ended up in their draft loss department and I feared this would further delay things. I was a bit frantic.One of those that I emailed was Mr. Inkman. In an era when customer service is not as valued as in the past, I was very skeptical I would meet the deadline. But, to my surprise, Mr. Inkman took it on his own to personally get things done and get the issue resolved. It appears that he tracked down the overnighted check personally, directed it for signature, packaged and overnighted the check back to me. All the while remaining professional and pleasant and providing consistent email updates on the status. It doesn't even look like he delegated, rather taking the initiative and seeing it through on his own.To me, that's not just doing a job, that's going above and beyond in terms of leadership, professionalism, and customer service. We could not be more happy. And, as a further sign of good will, the Fairway CEO actually emailed me personally to follow-up and assure resolution. Been very happy with Fairway since my refinance, Mr. Inkman's efforts only further reinforce that opinion.

Samer Fallouh

15:01 15 Nov 23

Debbie Salas

21:47 03 Oct 23

This transaction probably would not have happened without Michael. Whenever we hit a stumbling block, he found a way around it! He kept us informed and was a positive light all the way through to the end and beyond.Thanks

Eric Kieffer

22:46 16 Aug 23

Did business with Michael about 20 years ago and he was happy to help us again. He and his team did a great job. See you in another 20.

Should You Use Home Equity to Pay for College?

Can You Buy Land with a VA Loan?

Can You Be a First-Time Homebuyer Again?

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