Welcome back to America’s #1 Daily Podcast, featuring America’s #1 Real Estate Coaches and Top EXP Realty Sponsors in the World, Tim and Julie Harris. Ready to become an EXP Realty Agent and join Tim and Julie Harris? Visit: https://whylibertas.com/harris or text Tim directly at 512-758-0206.
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The housing market is filled with misconceptions that can cause unnecessary fear and confusion. Whether it’s the idea of a looming housing crash, the belief that corporations are buying up all the homes, or misconceptions about credit requirements, these myths can prevent potential buyers from making informed decisions. Let’s debunk some of the most widespread falsehoods.
Lie #1: First-Time Buyers Are Priced Out of the Market
The Claim: Rising home prices and mortgage rates have made it impossible for first-time buyers to purchase homes.
The Reality: Despite rising prices, first-time buyers comprise a substantial portion of the housing market. In 2023, 32% of all home purchases were made by first-time buyers. Government-backed programs like FHA loans require only 3.5% down and state-level down payment assistance programs make homeownership more accessible. The average mortgage rate is around 6% in 2024, which, while higher than pandemic lows, is still far below the double-digit rates seen in the 1980s.
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Conclusion: First-time buyers remain active participants in the market, thanks to accessible loan programs and assistance, despite the challenges of higher prices and mortgage rates.
Lie #2: Corporations Like BlackRock Are Buying All the Homes and Turning America Into a Nation of Renters
The Claim: Large corporations are buying up all the available homes, leaving regular buyers out in the cold and turning the U.S. into a nation of renters.
The Reality: While institutional investors are involved in the housing market, they represent a small percentage of the overall market. As of 2022, institutional investors own only 2-3% of the total single-family homes in the U.S. Most homes—97%—are still owned by individuals and small investors. BlackRock, for instance, is more focused on multifamily housing and commercial real estate than buying single-family homes.
Conclusion: The fear that corporations like BlackRock are turning the U.S. into a nation of renters is exaggerated. Individual homeownership remains dominant, with the U.S. homeownership rate around 65%.
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Lie #3: It’s Better to Rent Than Own a Home
The Claim: Renting is more flexible and cost-effective than owning a home, making it the better financial choice.
The Reality: While renting provides flexibility, homeownership remains one of the most reliable ways to build wealth. The Federal Reserve reports that the median net worth of homeowners is $255,000, compared to just $6,300 for renters. Homeowners build equity over time, while renters pay for housing without gaining any financial return. Fixed-rate mortgages provide stability, protecting homeowners from rising housing costs, while renters often face annual rent increases.
Conclusion: Though renting may offer short-term flexibility, homeownership is generally a better financial decision for long-term wealth building.
Lie #4: There Are No Homes for Sale Due to Lack of Inventory
The Claim: A severe shortage of homes for sale leaves buyers without options.
The Reality: While inventory has been tight in some areas, it’s far from true that there are no homes for sale. As of 2024, many markets have about 5.9 months’ worth of housing supply, considered a balanced market. New home construction is also increasing, helping to alleviate inventory shortages.
Conclusion: Although some regions remain competitive, the idea of a complete lack of inventory is exaggerated as housing supply continues to balance out with demand.
Lie #5: You Need a Perfect Credit Score to Buy a Home
The Claim: Only buyers with near-perfect credit scores can qualify for a mortgage.
The Reality: Buying a home does not need a perfect credit score. Programs like FHA loans allow buyers with credit scores as low as 580 to qualify with a 3.5% down payment. VA and USDA loans also have more lenient credit score requirements, making homeownership more accessible to a wide range of buyers.
Conclusion: Buyers with less-than-perfect credit can still qualify for home loans, and programs like FHA, VA, and USDA loans are specifically designed to help these buyers enter the housing market.
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Lie #6: Home Prices Are Going to Fall, and a Housing Crash Is Imminent
The Claim: The housing market will crash, and home prices will drop significantly.
The Reality: Given the market’s current stability, a housing crash similar to 2008 is highly unlikely. U.S. homeowners collectively hold $17 trillion in home equity, and 45% of mortgaged homes are considered equity-rich, meaning the owner has at least 50% equity in the house. Low default rates and the prevalence of fixed-rate mortgages (about 96% of U.S. mortgages) provide additional stability, protecting homeowners from rising interest rates.
Conclusion: While regional price fluctuations may occur, the housing market is fundamentally sound, and a widespread crash is highly unlikely.
Lie #7: You Should Always Wait for Interest Rates to Drop Before Buying
The Claim: It’s better to wait for interest rates to drop before purchasing a home.
The Reality: While waiting for rates to drop might seem like a good idea, home prices could rise in the meantime. Even if rates fall, the overall cost of buying may increase due to home appreciation. Current rates are around 6%, much lower than the historical highs of 15% in the 1980s.
Conclusion: If you find a home you can afford now, it may be worth buying. Consider adjustable-rate mortgages (ARMs) or refinancing later if rates drop.
Lie #8: It’s Better to Invest in Stocks Than Real Estate
The Claim: Investing in the stock market is a better way to build wealth than real estate.
The Reality: While stocks can provide high returns, real estate offers long-term stability, tax advantages, and appreciation. Homeowners can also leverage their investment by borrowing money to buy a home with a relatively low down payment, creating the opportunity to own a large asset while investing less upfront. Real estate also provides tangible benefits, including stable housing costs with fixed-rate mortgages and appreciation that offers a reliable way to build wealth.
Conclusion: Diversifying your investments by including stocks and real estate is a sound financial strategy. However, real estate provides unique opportunities for leveraging and long-term wealth building that shouldn’t be overlooked.
