Smart to buy a house in college?
"If you don't plan to stay in it, it is never good money to try to buy a house in a bad neighborhood. The question you want to be asking is probably ""Is it smart to buy this piece of real estate,"" not ""is it smart to buy a house in college.""  In this case, it's probably not smart because you won't actually have revenue from the property (you'll break even compared to renting), you may face some expensive repairs (water heater or other appliances going out, etc.), and you may find that your startup costs in things like lawn mowers, etc. is not worth the hassle (or cost of lawn service if you have someone else do it.) On top of that, can you get a loan with your proven income and assets? Don't forget to factor the cost of selling the house again into it -- and how long can you leave it on the market after you move out if it doesn't sell without going bankrupt yourself? In my opinion, it'd be a giant albatross around your neck." Of course, I know nothing about real estate or owning a home. I would love to hear people's thoughts on why this would or would not be a good idea. Are there any costs I am neglecting? I want the house to be primarily an investment. Is there any reason that it would be a poor investment?  I live and work in a college town, but not your college town. You, like many students convinced to buy, are missing a great many costs. There are benefits of course. There's a healthy supply of renters, and you get to live right next to campus. But the stuff next to campus tends to be the oldest, and therefore most repair prone, property around, which is where the 'bad neighborhood' vibe comes from. Futhermore, a lot of the value of your property would be riding on government policy. Defunding unis could involve drastic cuts to their size in the near future, and student loan reform could backfire and become even less available. Even city politics comes into play: when property developers lobby city council to rezone your neighborhood for apartments, you could end up either surrounded with cheaper units or possibly eminent domain'd. I've seen both happen in my college town. If you refuse to sell you could find yourself facing an oddly high number of rental inspections, for example. So on to the general advice: Firstly, real estate in general doesn't reliably increase in value, at best it tends to track inflation. Most of the 'flipping' and such you saw over the past decade was a prolonged bubble, which is slowly and reliably tanking.   Beyond that, property taxes, insurance, PMI and repairs need to be factored in, as well as income tax from your renters. And, if you leave the home and continue to rent it out, it's not a owner-occupied property anymore, which is part of the agreement you sign and determines your interest rate. There's also risks. If one of your buddies loses their job, wrecks their car, or loses financial aid, you may find yourself having to eat the loss or evict a good friend. Or if they injure themselves (just for an example: alcohol poisoning), it could land on your homeowners insurance. Or maybe the plumbing breaks and you're out an expensive repair. Finally, there are significant costs to transacting in real estate. You can expect to pay like 5-6 percent of the price of the home to the agents, and various fees to inspections. It will be exceedingly difficult to recoup the cost of that transaction before you graduate. You'll also be anchored into managing this asset when you could be pursuing career opportunities elsewhere in the nation. Take a quick look at three houses you would consider buying and see how long they've been on the market. That's months of your life dealing with this house in a bad neighborhood. "People have lost money buying houses in good to great neighborhoods.  It's a pretty large red flag that you state this so clearly ""the neighborhood is pretty bad."" I'd rather buy a bad house in a great neighborhood, and spend my weekends fixing it up, turning sweat equity into real equity. A two year bet? I'd pass.  Close to the school, high demand area, and my answer might change.  (And, ""welcome, stranger"")" I've heard success stories but personally, I was considering it and I'm so glad I didn't. I ended up hating the atmosphere; left after one semester. To take care of that house I rent out, I'd need to hire someone, or drive 2.5h each way for anything that needed my attention. If you plan to stay in the area, I'd consider the housing prices, the rental market, considering the responsibility of maintenance, your expected margin (trust me, it will be lower. I've never heard a landlord say he didn't encounter significant unintended expenses.) It's such a unique situation, it really requires more detail. After all, you'd be saving rent, have control over the house and who lives there, but you have a whole hell of a lot of responsibility. I met one guy who had basically became the house's mom because he had a vested interest and was always cleaning up spills, preventing staining or damage to the paint, facing awkward social situations as they tried to chase down rent. With the right people I've seen it go very well. Oh, one more caveat. With a live-in super', they can provide notice of any necessary repairs instantly and from there, the clock starts. They can legally withhold rent until the repairs are completed and if you're not too liquid after that down payment and the mortgage payments, plus school, etc.. this could put you between a rock and some hard ass creditors. "NORMALLY, you don't want to buy in a bad neighborhood. The one exception is ""gentrification,"" that is middle class people are moving in because of a good location (which you seem to have). The other important thing to do is to cover your mortgage. Four ""guys"" at $500 a month will do for an $1800 mortgage. The nice thing is that you are your own tenant for two years and can watch the place. The downside of the neighborhood may be that you can't rent the place to four ""girls"" or two girls and two guys even after you leave; it will always have to be ""guys.""  I'd advise most people to pass. With your financial standing and entrepreneurial background, you might just be able to take this risk, and learn from it for your future dealings if it doesn't pan out. (Donald Trump ""cut his teeth"" on a slum complex in Cincinnati.) Hear what I (and others) have to say, then do what ""feels right,"" based on your best judgment, of which you probably have plenty."
No one knows if the market is high right now.  To know that you would need to compare it to the future, not the past. If you put all your money in right now, you run the risk of putting it in at what turns out to be a bad time.  If you spread it out, you will for sure put some of it in at a bad time (either the stuff you put in now, or the stuff you put in later).  The strategy that, on average, will make you the most money is to put everything in now.  If your risk tolerance allows that (it sounds like it does) then I think going all in makes sense. There really aren't significant downsides to buying a ton at once.  You aren't going to move the needle on a big Vanguard fund with that amount and there isn't a tax consequence or anything to buying.  Of course, when you sell, you will need to pay capital gains tax on any gains, but that's a later chapter. The bigger consideration is to be smart right now about avoiding taxes.  If your income is low, max out your Roth IRAs.  If you need to you can later use that money for a house or you can pull the contribution part out at any time if you want without a penalty. Is a $50K buffer too much?  Normally I would say yes, it's excessive.  I have 5 rather expensive kids and I keep $20K in cash, which seems high, if anything.  However, if you are unemployed or your income isn't covering your expenses, then keeping a larger pot in cash makes good sense until your cash flow firms up.  Setting $50K or something close to that aside sounds a lot like something I would do in your shoes. BTW where are you finding a savings account that pays 2%? "I think that the answer by @jkuz is good.  I'd add that the there's a mathematically precise difference:  Gambling games are typically ""zero-sum"" games, which means that every dollar won by one person is lost by another. (If there's a ""house"" taking a cut then it's worse than zero-sum, but let's ignore that for the moment.)   None of the markets that you mentioned are zero-sum because it's possible for both parties in the transaction to ""win"" since they typically have different objectives.  If I buy stock, I typically desire for it to go up to make money, but, if I sell stock, I typically sell it because I want the money to do something else completely.  The ""something else"" might be invest in another instrument if I think it's better or I'm rebalancing risk.  It might also be to buy a house, pay for college, or (if I'm in retirement living on my investments) to buy food.  If the stock goes up, the buyer won (increased investment) but the seller also won (got the ""other thing"" that they wanted/needed), which they would not have been able to get had there not been a buyer willing to pay cash for the stock. Of course it's possible that in some cases not everyone wins because there is risk, but risk should not be considered synonymous with gambling because there's varying degrees of risk in everything you do." "I have a BA in Economics from the University of North Texas and I think it's a wonderful degree. I paired it with a finance minor. As others have said, the BA degree has more theory and less quantitative skills, but I found the quant skills I learned in my BA (through multiple regression/time series) to be a great start for an entry level job out of college.   I'll also say that while it's not a ""business"" degree, it has major implications in business. No, you won't know accounting, but the theory you learn in economics is applied in accounting, in operations, in finance, in marketing, etc. Honestly, if you're smart and you know how to apply what you learn in Econ, you can do whatever you want." Seems like if they were smart, they'd be buying ammo makers instead of gun makers....  Have you seen ammo prices since Obama took the white house?  Can't afford to shoot anything bigger than a .22 these days...  He wants to ta take away all ur guns, dontchaknow.... No. As long as you live in the house for 3 years, it's yours to keep. Financing has nothing to do with that. The simple answer is that you are correct. You should not purchase a house until you are financially stable enough to do so. A house is an asset that you must maintain, and it can be expensive to do so.  Over the long term, you will generally save money by purchasing. However, in any given year you may spend much more money than a similar rental situation - even if the rent is higher than your mortgage payment. If you are financially stable with good cash savings or investments plus a 20% down payment, then anytime is a good time to buy if that is part of your financial plan. As of now in 2016, is is safe to assume that mortgage rates   would/should not get back to 10%?   Does this mean that one should always buy a house ONLy when mortgage   rates are low? Is it worth the wait IF the rates are high right now? The mortgage rates are not the primary driver for your purchase decision. That might be like saying you should buy everything on sale at Target... because it's on sale. Don't speculate on future rates. Also, keep in mind that back when rates were high, banks were also giving much better savings/CD rates. That is all connected.  Is refinancing an option on the table, if I made a deal at a bad time   when rates are high? You need to make sure you get a loan that allows it. Always do a break-even analysis, looking at the money up-front you spend to refi vs the savings-per-year you will get. This should give you how many years until the refi pays for itself. If you don't plan on being in the house that long, don't do it. How can people afford 10% mortgage? Buying a house they can afford, taking into consideration the entire payment+interest. It should be a reasonable amount of your monthly income - generally 25% or less. Note that this is much less than you will be 'approved' for by most lenders.  Don't let good rates suck you into a deal you will regret. Make sure you have the margin to purchase and maintain a home. Consider where you want to be living in 5 years. Don't leave so little financial breathing room that any bump will place you at risk of foreclosure.  That said, home ownership is great! I highly recommend it. "Now asking if college is worth it?  That's not the question that should be asked.  Higher education and extended training are always a benefit at any point in life when it's of high quality.  The question that should be asked is, ""why is the cost of college as high as it is?""  When I went to college to get my Bachelors, a semester at my state university cost $940 bucks US (this was in the early to mid 90s).  Twenty years later, that same education cost $6,500 per semester.  The main difference between these periods is that borrowing for school is now standard practice (much less so in the 90s).  Any time you need to borrow to pay for something, you're going to overpay just because you have access to credit and can keep borrowing when someone hands you a bill.  Today, kids borrow for college because they don't have much choice if their parents didn't save enough or stopped supporting them right out of high school.  And if you have this level of debt right out of college, your hands will be tied for decades - it affects things like first home buying and disposable income spending.  The only way to drive the cost of college down is to plan ahead and pay with cash - and to do that, you need to have enough luck to be born to parents who care enough to help with your future.  If schools know you can't or won't borrow to pay for an education, they adjust." "I would strongly consider renting; as homes are often viewed by people as ""investments"" but in reality they are costs, just like renting. The time-frame for return is so long, the interest rate structure in terms of your mortgage payments; if you buy, you must be prepared to and willing to stay at minimum 7-10 years; because anything can happen. Hot markets turn cold. Or stale, and just the closing costs will cause it be less advantageous to renting.  Before buying a property, ask yourself does it meet these 5 criteria:  IDEAL I - Income; the property will provide positive cash flow through renters.  D - Depreciation; tax savings.  E - Equity; building equity in the property- the best way is through interest only loans. There is NO reason to pay any principle on any property purchase. You do 5 year interest only loans; keep your payments low; and build equity over time as the property price rises. Look how much ""principle"" you actually pay down over the first 7 years on a 30 year mortgage. Virtually Nil.  A - Appreciation - The property will over time go up in value. Period. There is no need to pay any principle. Your Equity will come from this... time.  L - Leverage; As the property becomes more valuable; you will have equity stake, enabling you to get higher credit lines, lines of equity credit, to purchase more properties that are IDEA.  When you are RICH, MARRIED, and getting ready for a FAMILY, then buy your home and build it.  Until then, rent, it will keep your options open. It will keep your costs low. It will protect you from market downturns as leases are typically only 1 year at most. You will have freedom. You will not have to deal with repairs. A new Water Heater, AC unit, the list goes on and on. Focus on making money, and when you want to buy your first house. Buy a duplex; rent it out to two tenants, and make sure it's IDEAL."