Buying a home is a significant financial milestone and a personal achievement that’s definitely worthy of celebration. The path to homeownership looks different for every person, though, and there are various ways you can go about purchasing a home. One of the most common choices when you need a loan to buy a home is to obtain a conventional mortgage — which involves borrowing money from a bank to cover the cost of the property. Instead of turning to the bank for financing, however, some buyers opt to purchase homes through owner financing.
In an owner financing situation, the seller takes the place of the mortgage lender — and it can be a great option if you don’t qualify for a traditional mortgage. Before you decide to purchase a property that’s owner financed, however, it’s important to learn the basics, including how owner financing works, how these deals are structured and how to determine if one is the best option for your financial situation.
The Must-Know Basics of Owner Financing
Owner financing is a sales transaction in which the seller, rather than a mortgage lender, finances a piece of property for its buyer. The buyer makes payments to the seller and, depending on the terms of the contract, the seller may be able to reclaim possession of the home if the buyer misses payments. While the buyer is in the process of making payments, the buyer can live in the house and enjoy full use of it, just as a homeowner has full rights to live in a home while they’re still making mortgage payments.
Although some states have specific laws to follow, owner financing is a more customizable process than mortgage loans because there’s more room to negotiate different terms on this type of contract. Financial institutions are bound by different laws and regulations, so their mortgages are often much more structured. This type of flexibility can be appealing to potential buyers who have non-traditional financial profiles that are impacted by factors like low credit scores.
How Does Owner Financing Work?
The transaction starts with the buyer making a sizable down payment — often at least 10% of the purchase price. Then, the buyer and seller sign a contract outlining monthly payments, the interest rate for the loan, and the amortization schedule — a document showing the amount of principal and interest each payment goes towards — for the mortgage. All of this information is typically outlined in what’s called a promissory note, which is a document that specifies details about the debt the buyer is taking on. It includes information about the buyer’s promise to pay and the steps they’ll take to do so.
Owner financing is usually a much shorter process than the typical 30-year mortgage. Sometimes, owner financing only lasts for a decade or less. At the end of the owner financing term, the buyer could potentially qualify for a traditional mortgage loan. The buyer can then use that mortgage to pay the seller all the rest of the money they owe on the home if they agreed on this process beforehand. Upon full payment for the property, the seller gives the title to the buyer, and the buyer begins making monthly payments to the mortgage lender.
Other Types of Owner Financing
Renting to own is another common way to structure owner financing. The buyer and seller agree on a future date for the buyer to purchase the home. The buyer must rent the house before that date. While renting, some of the rent payments each month go towards the purchase price of the property. The amount of monthly rent earmarked for the house’s purchase price depends on the terms in the buyer and seller’s legal agreement. The contract can also specify a date by which the tenant must pay off the entire mortgage and become the owner.
There is a slightly modified type of owner financing called a lease with the option to buy. In this structure, the buyer and seller enter into an option contract. When the contract ends, the buyer has a choice to either buy the property or move out.
What Are Some Pros and Cons of Owner Financing?
Owner financing benefits buyers who are unable to get approved for conventional mortgage loans for a number of reasons, from having insufficient credit to lacking a larger down payment. Sometimes, homeowners are willing to take on a more considerable risk than banks, which often need buyers to “look good on paper” before they approve them for mortgages. A homeowner may be willing to work with a buyer with a low credit score or a short work history, particularly if they know the buyer personally or the buyer can demonstrate their ability to pay.
In times of high interest rates, owner financing can be an excellent option for buyers. Mortgage loans factor the going interest rate into their final amounts, but owner financing may be based upon the interest rate on the seller’s mortgage. When mortgage rates are in the double digits, owner financing becomes an especially popular choice.
Sellers enjoy the tax benefits of both having a tenant and homeownership while allowing someone else to maintain the property. In addition, sellers who have homes that need a lot of repairs can sometimes leverage the power of owner financing; a buyer who’s paying long term and taking possession right away may be more open to making repairs on their own.
The biggest drawback of owner financing for buyers and sellers is doing a complex, high-stakes transaction with another individual. Costly, lengthy lawsuits may be the only recourse if one party fails to carry out the contract terms. If a buyer defaults on payments, the seller may need to foreclose on the buyer, which is more complicated than evicting a tenant.
Can Real Estate Agents Help With Owner Financing?
Two people can enter into an owner financing agreement on their own, a common practice between landlords and long-term tenants. Still, many choose to pursue assistance from a real estate agent to ensure the process goes smoothly — and correctly. The local standardized purchase contracts that real estate agents use may have provisions for owner financing. These contracts also incorporate verbiage for addendums written by either the parties to the contract or a lawyer.
A real estate agent acts in the best interest of the party they represent. They ensure buyers get all necessary inspections to avoid purchasing a seriously damaged home. An agent for either party is often more familiar with applicable laws than the average person and can advocate on their client’s behalf for a suitable deal.
Sellers interested in owner financing often choose to work with real estate agents because agents can help find buyers. Buyer leads from real estate agents are often safer because most agents have potential buyers go through the mortgage prequalification process before showing houses. Someone a mortgage lender has already prequalified is less likely to default in an owner financing situation.
Owner financing is a unique way of buying or selling a home. While some potential buyers and sellers may view the process as being too complicated or risky, it can be the perfect scenario for others.