When Is a Good Time to Refinance Your Home?

This article was last updated April 14, 2022.

When interest rates drop, your first instinct may be to refinance. At the beginning of March 2020, the average interest rate for a 30-year, fixed-rate mortgage hit its lowest level in 50 years at 3.29%, and many homeowners jumped at the opportunity to lock in a new, lower mortgage rate. But are interest rates still low? As of March 2022, rates are unfortunately on the rise again — the current average for a 30-year fixed mortgage is 4.51% . It has many homeowners wondering: is it a good time to refinance my home before rates get even higher?

To answer the question, you’ll need to do some math. Most finance experts advise you to lock in a rate that’s at least 0.5% lower than your current rate to make a refinance worth it. But refinancing isn’t as straightforward as simply locking in a new, lower interest rate. You’re taking on a new loan, and new loans come with closing costs. Expect to pay 2 to 5 percent of the loan’s principal to refinance, with fees varying by state and lender. The general rule of thumb is you should be able to recoup closing costs within 18 months.

 How to Know When to Refinance

To determine whether it’s a good idea to refinance, you’ll want to take into account all the variables of your situation. If you shorten your loan term, will you pay less interest in the long run? If you trade one 30-year mortgage for another, will you pay more interest in the long run? Can you afford the monthly payment? Can you switch from a potentially volatile variable interest rate to a fixed rate that helps you budget more effectively? Can you eliminate private mortgage insurance (PMI)? How long do you plan to stay in your home before selling? If you refinance your home before selling it shortly after, it may not be financially beneficial for you since you’ll have to deal with closing costs.

As an example, let’s say you bought a home in 2009 that’s currently valued at $300,000. Your initial 30-year mortgage was for $275,000 at a 4.25% interest rate. That leaves $211,382 left to pay off at $1,495 per month (factor in more if you’re paying PMI).

Refinance Chart

In scenario B, due to the length of the loan, you stand to pay more in interest. If you plan to move between years five and thirteen, you could save a few hundred dollars, but the hassle of refinancing is likely not worth the savings.

Opting for a 15-year loan over a 30-year loan in this scenario would increase your monthly payments to $1,553, but you could save nearly $12,000 over the lifetime of the loan, making it a slightly more attractive refinancing scenario. You’d recoup your refinancing costs around year three. Should You Refinance Your Home? 5 Key Areas to Evaluate

Of course, you’ll also need to look at the specific qualification requirements to determine if you meet the criteria for a refinance. While they vary by lender, these generally include a minimum credit score of 620, a 50% debt-to-income (DTI) ratio, and at least 20% equity in your home. 

The SmartAsset Refinance Calculator is a great tool for homeowners to see when it may make sense to refinance their homes based on the home’s current value and mortgage.

banner - options for tapping into your home equity

Your Alternatives to Refinancing

If the refinancing math doesn’t make sense, or your credit score and loan-to-value ratio prevent you from qualifying for the best rates, you have other options.

With refinancing, you’re taking out a new loan for the remaining value that you owe on your home, ideally reducing the amount you have to pay each month, the amount of time left to pay the loan, or both.

But with a cash-out refinance, you’re taking out a new loan that’s greater than the amount you owe on your home, giving you additional cash to cover other expenses you may have, such as credit card debt or paying for an education. Cash-Out Refinance vs. Home Equity Loan: What’s the Difference?

But, if you don’t want a larger loan and potentially even larger monthly payments, you also have non-loan options. Home equity investments allow you to access cash now in exchange for a share of the future value of your home. Since it’s an investment, not a loan, a home equity investment doesn’t have monthly payments or interest.

Home equity investments may make even more sense for homeowners looking to sell within the next decade, or before they can realize any savings from a refinance. A refinance can extend the lifetime of your loan. If you had 20 years left on your mortgage, and you refinance with a 30-year mortgage, you have 10 additional years of monthly payments and interest).

The best option for you will depend on a number of factors, including your home plans, credit score, and other variables. But it also depends on your other financial goals. What do you hope to do with your savings from a refinance? Do you need cash now to achieve another financial goal, such as pay off bad debt or start a business? Do the math, weigh all your options, and determine which scenario is best for you.

Take our 5-minute quiz to see if a home equity investment is a good fit for you.

YOU SHOULD KNOW…

We do our best to make sure that the information in this post is as accurate as possible as of the date it is published, but things change quickly sometimes. Hometap does not endorse or monitor any linked websites. Individual situations differ, so consult your own finance, tax or legal professional to determine what makes sense for you.

Dave W. tapped into his home’s equity to pay off debt

How Dave Accomplished His Goal of Becoming Debt-free

Working in the housing market during the 2008 crash, Dave W. saw a significant slowdown in his employment, forcing him to take on business loans and credit card debt to fund life.

Dave’s goal was to become debt-free, however, interest payments kept putting him further and further behind. As a mortgage industry veteran himself, he also understood the volatility of the lending market.

“A cash-out refinance would only make sense if I didn’t need the money,” he explained, noting that the better your credit and financial situation, the better your refinance rates. With his less-than-stellar financial situation, Dave knew it would be hard to make monthly loan payments on top of his monthly mortgage and other bills.

For a stressful moment, it seemed like an either-or situation: Dave would have to choose between staying in his San Diego home or paying down debt. So, he dug deeper into his options.

“I compared a variety of home equity investment products and traditional loans,” he shared, noting he was attracted to the idea of taking on an investor in his home as a loan alternative. It would let him avoid another monthly payment and he knew his home would appreciate in value over time, allowing him to share that growth in exchange for cash now. Unlike other home equity investment products, Hometap was willing to invest in his owner-occupied condo. This was critical for Dave whose lifestyle is shaped around his beachfront condo.

After carefully weighing his options, Dave chose Hometap.

“Hometap delivered upon everything they said they would. There were no surprises, which is very refreshing for the [home finance] industry,” he explained. Dave also appreciated Hometap’s responsive customer service. Using the funds from his Hometap Investment to eliminate nearly $2,000 a month in bill payments, Dave was relieved he could maintain his home and lifestyle and pay down his debt.

“I’m glad I found an option that doesn’t force me to choose between financial and life goals.”

Susan W. is now living comfortably in retirement without the burden of debt

How Susan Paid Off Medical Bills and Credit Card Debt with Her Equity

Saddled with thousands of dollars in unexpected medical bills and credit card debt, Susan W. wasn’t having a great start to retirement.

The first thing Susan did each month was pay her mortgage, leaving just enough cash from her fixed retirement income to make the minimum payments on the rest of her bills. Interest was adding up and looming over her head, making it impossible for her to enjoy the retirement she’d worked so hard for.

“I felt like I was marching in place,” Susan recalled.

Susan started comparing her options to tap into her home equity: reverse mortgage, cash-out refinance, and Hometap. She quickly eliminated a cash-out refinance due to high rates and monthly payments that she knew wouldn’t be sustainable in the long term. She was also hesitant about a reverse mortgage since she wanted to leave her home to her children.

“When comparing a reverse mortgage to a refinance to Hometap, Hometap wins for me every time,” Susan said. With Hometap, she didn’t have to sell or sign her home over to a lender. She used her Hometap Investment to pay off her credit card debt and medical bills. The simple, fast, no-surprises process and one main point of contact were also beneficial. Susan felt like her Hometap Investment Manager understood her situation without having to explain it.

With no monthly payment, Susan is now living comfortably in retirement without the burden of debt. “After Hometap, I was finally able to breathe easy,” she said. “I feel like myself and can wake up happy again.

“Taking an investment in my home makes me feel like a pioneer. And I love sharing my story with friends.”

After evaluating his options, Gerry M. determined Hometap was the smartest way to access his equity.

How Gerry Transformed His Credit Score and Eliminated Mounting Debt

When he lost a sizeable monthly income, Gerry M. was looking for ways to pay down his credit card debt. But with high debt-to-credit and debt-to-income ratios, he didn’t qualify for a HELOC.

Gerry was searching for alternatives to HELOCs when he discovered home equity investment products. As someone who was asset-rich but cash-poor, he was hopeful this was a potential path out of debt.

“I would have faced serious debt collection and years trying to rebuild my credit score,” Gerry said, recalling the stress of his debt burden.

At first, Gerry started working with another home equity investment provider.

“The other company’s application process was different than Hometap’s and much more difficult,” he explained. The process wasn’t moving in the direction Gerry hoped.

“I got tired of jumping through hoops and not getting a reply back.” That’s when he read reviews from homeowners who had used Hometap. Gerry decided to reach out. “Max from Hometap was there any minute, any time to answer questions for me,” continued Gerry, comparing his experiences. “I built a personal relationship with Max and I can’t imagine having done this with anyone else, or another company, because he was so responsive with everything.”

“Obviously, [home equity investments] aren’t for everybody,” Gerry noted, “but it was helpful to read other homeowners’ reviews and see that many who were in my same situation said [Hometap] was a good fit for them.” He also appreciated the simple, streamlined process. “Everything was clearly communicated the whole time. I have no complaints.”

Now, Gerry is debt-free with no monthly payments, and he’s already seen an improvement in his credit score.

“It hasn’t even been a month yet and my credit score has already shot up over 100 points,” he shared. “Now that my debt is paid off in full, I expect it to continue to jump another few hundred points.”

Having paid off his debt and improved his credit score, Gerry is, above all, relieved.

“Hometap saved me from going down that dark hole of debt. I can sleep at night again thanks to Hometap.”

John M. Invested in a family business and helped fund his child’s college tuition

How John Invested in a Family Business and Helped Pay His Son’s Tuition

With a child headed to college and a family business he wanted to invest in, John M. wanted a way to tap into his home’s equity without taking on additional debt.

Needless to say, John had an expensive next few years ahead of him. He also had a few debts he wanted to pay off in full to strengthen his financial position.

With a background in financial services, John was familiar with traditional loans available to homeowners to tap into their home’s equity. He started researching his options, but it wasn’t until he received a competitor’s solicitation in the mail that he found out about Home Equity Investments.

“I was intrigued by taking out money without a payment,” said John. After researching the process and terms, the marketplace, and specific providers, John found Hometap was the best fit for his situation.

Because Hometap is an investor, not a lender, John was able to access the funds from his home’s built-up equity without taking on another monthly payment or having to pay interest. When it came to accessing his home equity to make progress toward his goals, “everything made sense to me,” John said. “It was a great experience.”

As for using the capital from his Hometap Investment, John has a three-part plan: pay off credit card debt, invest in his girlfriend’s small business, and contribute to his son’s college tuition.

Reflecting on his experience with Hometap, John noted that “the process was very easy and very smooth.”

The Hometap Guide to Signings Amid Social Distancing

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The following document is intended for homeowners who have accepted an Investment Offer from Hometap and have scheduled their signing.

We have made some important adjustments to the investment signing process during this time of social distancing. Please carefully read through the following guide about your signing process, and reach out to your Investment Manager with any questions.

We are continuously working to ensure that our team members and partners understand and follow all CDC guidelines and best practices.

We are communicating with our partners, including home appraisers and settlement agents, to ensure that no one is conducting inspections or signings who shouldn’t be, including those who have recently traveled, shown signs of symptoms consistent with those of the ongoing coronavirus, or who have been in contact with someone with symptoms. Please read and follow these guidelines closely, and reschedule your signing if you are experiencing symptoms.

Before Your Signing Appointment

Please review your Hometap Investment documents. If you have any questions, we urge that you ask your Investment Manager in advance of your signing, as the settlement agent may not have the necessary information to accurately answer your questions.

The day before your scheduled signing appointment, your settlement agent will call you. During this call, you should set expectations, including where the signing will take place and how you prefer to exchange signing papers. For example, you may tell the agent you wish to meet them in the driveway, at your vehicle, or at the front door.

To expedite the process, you will receive two files in an email prior to signing: one includes all of your signing documents, and the second includes all signature pages so that you can print them in advance of your appointment if you choose. It is important that you do not sign these pages without the settlement agent present. The agent will also come prepared with all documents and is responsible for mailing all paperwork following the signing.

During Your Signing Appointment

The settlement agent must verify your identification before accepting any signed documentation. You may do this by holding your identification up to glass doors or windows, screen doors, vehicle windows, or holding your ID out at a safe distance of six feet for the agent to verify. Valid forms of ID include a valid driver’s license, firearms license, passport, or permanent resident card. The signing process should take no more than thirty minutes.

Florida homeowners must have an adult (18+) witness present for the signing.

As we work together to reduce the spread of the virus, we ask that you take the following precautions:

  •  Avoid shaking hands with settlement agent
  •  Sanitize entry door knobs before and after signing appointment
  •  Wash hands thoroughly before and after signing appointment
  •  Avoid sharing pens throughout transaction

We are excited to complete your Investment as safely and efficiently as possible

Thank you for your help!

Take our 5-minute quiz to see if a home equity investment is a good fit for you.

LEGAL DISCLAIMER

The opinions expressed in this post are for informational purposes only. To determine the best financing for your personal circumstances and goals, consult with a licensed advisor.

Hometap Investment Process – Updates and Information

Thank you for working with Hometap. While we navigate the changes in business practices resulting from our collective efforts to contain the Coronavirus, we’ll keep the below information as updated as possible to answer any questions and concerns you may have about your Hometap Investment. We remain committed to working with every interested homeowner and adjusting processes as needed. With that in mind, here are the things we are seeing that you should be aware of:

Applications:

  • If you have not already, we encourage you to complete your application given that we expect the investment process may take a bit longer than usual.
  • The work we do behind the scenes to complete your application might take longer, especially if your county does not have electronic records (this is because things like researching the title requires a person to visit a registry or land court and some of these are closed)

Appraisals:

  • The appraisal companies we work with have adopted strict protocols for conducting appraisals including: health and travel checks, social distancing, and/or wearing gloves as necessary.
  • You should take steps to ensure a safe and efficient appraisal: turn on all light switches, open all of the doors and faucets for your appraiser. In addition, provide easy access to difficult to reach places like attics and unfinished basements.
  • That said, there is a LOT of demand for appraisals and because we use independent third parties, we expect that it may take longer for appraisals to be completed.
  • In counties where shelter in place orders have been enacted, appraisals have been paused (thinking of you Alameda, Contra Costa, Marin, Santa Clara, San Francisco, and San Mateo – as of now.) – we will notify you ASAP once we can get those scheduled.

Signings:

There are two considerations in scheduling a signing. The first is whether you can sign, and the other is whether we can record (file with the county) the documents. We need both to happen in order to have a successful signing and fund your investment.

  • In counties where we can have you sign the documents electronically with an online notary and we can record the documents online, we should be good to go. (We wish more counties supported both of these options for homeowners.)
  • In counties where we aren’t able to do a signing either virtually or in person (shelter in place) we’ll work with you to reschedule.
  • In counties where we can’t record online and the recording offices are not open, we’ll work with you to reschedule.

If there are any concerns not addressed here, you can always contact your Investment Manager. We’re here to make the process as smooth and seamless as possible.

You can check back here for any updates as they unfold.

15 Questions with Hometap’s Head of Product

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As the head of product, Adam Sigel is responsible for the end-to-end experience of our homeowners. This includes the investment estimate process, the application process, signing on the investment, and invested homeowners’ experience accessing their financial documents throughout the lifetime of the investment.

Hometap Head of Product Adam Sigel

Q1: At what point in your career did you shift toward Product and why?

A: After six years in management consulting, I decided to make a change for a couple reasons: Like a lot of consultants who get burnt out, I was getting tired of making recommendations in slide decks. I love solving problems systematically as opposed to client by client. Five years in, I created some very basic software to let all the teams in our department create these client-facing fact sheets we used to make in Excel, and in doing so took the prep time from 30 minutes to five, which saved the company a lot of money. I thought, “This is the most satisfying work I’ve ever done at this job.”

Q2: You’ve served as product manager for a lot of different companies (and as such, a lot of different products). What are some of the key differences in your role at a start-up vs. a well-established company? And for a fintech product vs. other products?

A: I’m grateful for the round trip of Boston tech I got to experience before landing at Hometap because I’ve had the opportunity to see businesses at all stages, from pre-market fit to heavy growth to maturity, as well as teams of all sizes. Those experiences helped me build my mental playbook of what a high-functioning product team should look like.

The adjustment I had to make when moving to a fintech company was significant; at Hometap, we currently have a high-consideration, low-volume funnel, which makes A/B testing too expensive to consider. That means the product team has to do all of its testing before we put something into production.

Q3: How do you define and measure the success of a product?

A: As the saying goes, “You can’t manage what you can’t measure,” so when we’re coming up with something new, the second thing we have to answer after, “Why build it?” is, “How will we measure the impact it has?” We look at strategic KPIs, like sales cycle, and team efficiency, as well as tactical things like button clicks and pageviews.

You need to balance outputs and outcomes; what you’re delivering has a real impact on the company.

Q4: What’s the biggest challenge you face as head of product?

A: I spend a huge amount of my time thinking about feedback loops; it’s ultimately what helps us outperform our competitors. The ability to get good data, whether by talking to homeowners or through internal communication, and turn that data into decisions we act on, is how we stay ahead. Those feedback loops take lots of different forms. For example, the product team has local development environments on our machines so that we can test our engineers’ work earlier in the process. If we waited until a feature was on staging, the cost of being wrong goes up, and it creates more work for our engineers to make changes. Product’s goal is to find out how we’re wrong as quickly and as cheaply as possible.

Q5: How has your experience as a General Assembly instructor influenced your managerial skills?

A: I’d been doing product for four years before I became an instructor, so it forced me to crystallize how I think product should be done. It also helped me learn what other people think product management is; we do a job not a lot of people fully understand, and it’s done differently from company to company.

Q6: What project management framework (if any) do you adhere to and why?

A: We use scrum; I like the principles of continuous iteration and self-assessment. It’s nice to have the opportunity to ask the team every two weeks, are we working on the right thing and are we delivering visible progress on that thing? Any size project can be broken down into small, achievable deliverables, and scrum helps facilitate that.

Q7: What is Boston Product, and how did it come about?

A: To be honest, It started as a completely selfish endeavor, but has evolved into a mission to benefit the city. I was in my first product management role, and I felt like I was in over my head. A friend suggested getting 20 PMs from around town together to discuss the challenges we face in product. It’s so helpful to hear how other product managers with different backgrounds approach the same problems you have. We joke that it’s like group therapy. That breakfast proved to be so useful that we did it again the next month, and here we are going into year six of Boston Product with over 1,000 members, an active Slack space, a monthly newsletter, an annual conference with about 200 attendees, and several recurring events like the monthly breakfast and game night. Boston has this incredible mix of companies working in different industries on various types of products, all densely packed into a small region. Today, our mission is to help the city thrive through leadership in product management. We do that by helping local talent gain mastery, showcase their work, and connect with hiring companies.

Interested Boston-area product teams can learn more at bosproduct.com

Q8: How do you stay apprised of the most current practices within product? What are you reading? Watching? Listening to? Following?

A: Boston Product fills that void for me, for the most part. I’m able to bounce an idea or an issue off of 6-7 other people in a timely way and get relevant feedback. I also use Twitter, following other product managers I respect, but there’s no better way to learn than through experience.

Sigel is the founder of Boston Product

At Hometap

Q9: What are the qualities you’re looking for when recruiting members of your product team?

A: PMs at Hometap are generalists. They need to bring a lot of skills to the table in order to appropriately manage their portion of the roadmap. The primary things I look for in PMs are strong communication skills, high empathy/emotional intelligence, and a big dose of intellectual curiosity. Beyond that, I want to understand how someone balances analytical and creative thinking, applies various user research methodologies, and wields influence to get decisions made.

Q10: Do you have a go-to interview question (when interviewing any role)? What is it?

A: I’m a big fan of behavioral interview questions—things that start with the phrase “tell me about a time when…” Those specific examples help me understand what role candidates have played in certain scenarios. I also learn a lot whenever I ask my first question, “Why Hometap?” It tells me how much thought a candidate puts into their career and how much preparation they did before our meeting.

Q11: What was it that appealed to you about Hometap as a business?

A: I am a fan of companies that seek profit from purpose, and I believe strongly in our mission to make homeownership less stressful and more accessible. I was lucky enough to become a homeowner in my 20s, so I understand both the financial opportunity afforded by homeownership, as well as the stress. As the Head of Product, I actually love that we don’t sell software, because it naturally aligns our KPIs with the business. We don’t have to dream up new features or leverage dark UX patterns to keep people engaged. We’re 100% focused on providing a simple, reliable experience that rewards homeowners and Hometap alike. Our KPIs are things like sales cycle time, unit margins, and customer happiness.

Q12: If you could trade jobs with anyone else at Hometap for a week, what position would it be?

A: I’d want to trade places with our Head of Sales. It’s an easy choice, not because I like or am good at sales, but because it lets me speak with more homeowners, and I’d get a better sense for what kinds of operational challenges he has scaling our fastest growing team. Those are both great fodder for me as I consider what belongs on the roadmap and where. Does this mean he’s also going to do my job for a week? If so, I am sorry, Dan.

Q13: What’s one quality someone needs to be successful at Hometap?

A: You need to be self-motivated. We’re still a small company, and there’s no micromanagement happening. The most successful people at Hometap don’t just satisfy their job descriptions, they anticipate what’s needed next, or they see where their neighbors need help, and take that responsibility on proactively. They also know how to order Sweetgreen pickup properly.

Office Culture

Q14: What qualities do you look for in a company’s office culture?

A: Going back to those feedback loops again, some of that is accomplished through process, and culture picks up where process leaves off. So I like to operate in a culture that promotes psychological safety. I value honest, constructive dialog, mutual respect, and inclusivity. We want our learning to happen early and often, and that requires having space for people to experiment, suggest new ideas, disagree on issues, and change their minds.

Q15: What has been your best contribution to the Happiness Team (Hometap’s equivalent of the party planning committee – a rotating team of employees responsible for office snacks and social outings)?

A: Other than all the Party Parrots I’ve added to Slack? I enjoy my role as Hometap’s unofficial game show host. The game we’ve played at the last two holiday parties, The Appraisal is Right, was a hit both times, and I’m looking forward to hosting trivia night in the next couple weeks. Events like those are best when you put in a little extra effort to up the production value, calibrate the questions for the audience, and add fun details like theme music. I love creating experiences for people that are valuable, enjoyable, and entertaining, and I have a gift for logistics. It’s why I love doing Unbox for Boston Product, it’s why I’ve thrown awards shows for friends, and it’s why I redesigned the Haggadah our family uses for Passover seder. Whatever I’m doing, I’m looking for ways to inform and delight.

Take our 5-minute quiz to see if a home equity investment is a good fit for you.

Employee Spotlights: Introducing the Brains Behind Hometap

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When Hometap launched, the financial technology company with big ambitions was made up of just four people with a powerful vision to ease the accessibility of homeownership across the country. As the business picked up speed, the team grew with it, without losing sight of that vision.

Every addition to the Hometap team is done with intricate attention and intention. Today, while we’re still small and rapidly growing, we’re made up of uniquely talented individuals eager to come together to make Hometap the best solution available for homeowners looking to access their equity.

While each member of the team has carved a distinctive path to reach the role he or she holds today, they have several core characteristics in common: a humble, roll-up-our-sleeves attitude, an inherent willingness to problem-solve, a passion for creating a revolutionary product, and a mutual respect for fellow Hometappers that allows us to collaborate with trust and execute with intent.

In our Employee Spotlight series, we shed light on the individuals behind Hometap, what they do, how they got here, and some of the brilliant, sometimes unorthodox practices that make them thought leaders and frontrunners in their fields.

Think you’d be a fitting addition to our team? Check out our open roles here.

Adam Sigel: 15 Questions with Hometap’s Head of Product

Martha Carl: 16 Questions with Hometap’s Head of Design

Dan Amato: 15 Questions with Hometap’s VP of Sales

Rachel Keohan: 14 Questions with Hometap’s Head of Marketing

Nishanth Manjunatha: 14 Questions with a Hometap Software Engineer

Brian Stacey: 14 Questions with Hometap’s Head of Data Science

Homeowners struggling amid COVID-19 have these options for quick cash

With reports that as much as 20% of the country could be unemployed due to coronavirus-related setbacks, it appears many Americans may have cash flow struggles in their futures. Fortunately, homeowners are in a unique place to overcome these challenges. For one, some states (and banks) have allowed qualifying homeowners a temporary stay on mortgage payments, putting thousands back in their pockets over the next few months.

Additionally, foreclosures have been paused for at least 60 days on Fannie Mae-, Freddie Mac- and FHA-backed loans. Home equity loans, HELOCs and refinancing can also help create additional cash flow for homeowners, and with the market’s historically low rates, they could help lower mortgage payments as well.

This article originally appeared on Forbes. Read the full article.