Real Estate

Homebuying

Refinancing

News & Insights

Tools

Better Mortgage Corporation is a direct lender dedicated to providing a fast, transparent digital mortgage experience backed by superior customer support.

Better Mortgage

Better Cover

Better Settlement Services

Better Real Estate

Better Mortgage Corporation

![Second home vs Investment Property](https://cdn.builder.io/api/v1/image/assets%2Fea37b90b89334a2ab1714e2159c75418%2F1af699dbb3d04c589790f3da308c47e2)

 ## What You’ll Learn

<p class="learnfont">A second home is a property you buy to use primarily as a vacation space for part of the year.</p>

<p class="learnfont">An investment property is a home you buy when you want to earn rental income, and not use the property yourself.</p>

  <p class="learnfont">Mortgage requirements and tax treatments differ for second homes and investment properties, so you’ll need to decide how you plan to use the home in advance.</p>

  </div>
  <br><br>

Pursuing a real estate investment can be an exciting venture, even if this isn’t your first time going through the paces. But if you intend to get a mortgage, you’ll need to decide exactly how you’ll use the home — as a personal vacation spot or to generate income from rentals.

Second homes and investment properties each have home loan and tax requirements. So, here’s what you should know if you’re trying to decide which [property type](https://better.com/content/primary-residence-second-home-or-investment-property-whats-the-difference/) may be best for your goals. 

## What is considered a second home?
A [second home](https://better.com/content/buying-a-second-home/) is typically thought of as a vacation home, or one you intend to use on a part-time basis. A second home must meet the following criteria to qualify for a second home loan:

The property must be suitable for year-round occupancy, even if you only intend to use it for part of the year.

&#8226; The home must be a single-unit dwelling.
&#8226; The property typically must be located at least 50 miles from your primary residence.
&#8226; You must have exclusive control over the property, without any timeshare or long-term rental agreements.
&#8226; The home may not be under the control of a property management company.


## What is considered an investment property?
An [investment property](https://better.com/content/investment-property-loans-5-things/) is also known as a rental property. Rather than occupying the home yourself, an investment property should be leased to tenants to generate rental income. Here are the requirements for investment property loan eligibility:

&#8226; The property cannot be owner-occupied.
&#8226; The home can have more than one unit, with up to four units allowed.
&#8226; You can rent out the property.
&#8226; The property can be located within 50 miles of your primary residence.
&#8226; A property management company can manage the home.


<br> 

 <div style="text-align: center">  
 <a class="bet-Button bet-Button--xl bet-Button--primary" href="https://better.com/preapproval/nxt-purchase?utm_source=website&utm_medium=webpage&utm_campaign=blog&utm_content=second-home-vs-investment-property">Get started with Better Mortgage</a>  
 </div>

 ## Tax implications for a second home vs. investment property
When it comes to taxes, second homes are treated similarly to your main home or [primary residence](https://better.com/content/primary-residence-second-home-or-investment-property-whats-the-difference/). You’ll typically be allowed to write off mortgage interest up to the [$750,000 limit](https://turbotax.intuit.com/tax-tips/home-ownership/buying-a-second-home-tax-tips-for-homeowners/L5Mzc5URo "external"). However, if you have multiple properties, you can only deduct up to $750,000 in mortgage interest between them. The limit is not per property. Instead, it is a total deduction amount.

On the other hand, investment properties may allow for more freedom regarding [eligible deductions](https://www.bankrate.com/mortgages/second-home-vs-investment-property/ "external"). Owners may deduct any amount of mortgage interest, as well as certain expenses, including:

&#8226; Property taxes
&#8226; Utilities
&#8226; Advertising costs
&#8226; Maintenance costs and supplies
&#8226; Insurance costs
&#8226; Depreciation

Because tax laws can be complex, it may be worthwhile to speak with a tax professional who can review the potential tax implications of either type of property. You may also wish to review [tips from the IRS]( https://www.irs.gov/businesses/small-businesses-self-employed/tips-on-rental-real-estate-income-deductions-and-recordkeeping) on rental real estate income, deductions, and recordkeeping.

## What to know before buying a home as an investment
Any investment deserves thorough consideration, and real estate is no different. Before jumping in, you’ll want to look at how often you intend to use or rent the property and whether an additional mortgage fits into your budget. Both property types will also require expenses for upkeep and maintenance that should be factored into your decision.

## Is buying a second home a good investment?
[Buying a second home](https://better.com/content/buying-a-second-home/) can potentially be a good investment as you may gain [home equity](https://better.com/content/home-equity-vs-refinance) if the home's value increases over time. You may also be able to rent out the property when you’re not using it. However, rentals are limited to a maximum of 180 days per year. 

Keep in mind that projected rental income cannot be used to help you qualify for a second home loan. So you’ll want to confirm you’ll be eligible given your current income and financial situation. 

To qualify you'll need:

&#8226; A good-to-excellent credit score
&#8226; A down payment of at least 10%
&#8226; Enough money in liquid savings to cover the mortgage for a few months if need be.

## Investment property vs second home: Which offers better rental income?
An [investment property](https://better.com/content/investment-property-loans-5-things) may be a good match if you prioritize generating money by collecting rent from tenants. You’ll also benefit from home equity, as the property’s value increases over time or due to upgrades.

However, mortgage requirements for investment homes can be more stringent and costly than other mortgage types. These home loans also usually come with the highest interest rates, credit score requirements, and liquid asset conditions of all occupancy types. This is because investment properties tend to have higher delinquency rates than other property types — which means increased risk for mortgage lenders. 

You’ll also typically need at least 10% of the purchase price for a down payment, though you may be able to use projected rental income to help you qualify for a mortgage. 

## Can I convert a second home into an investment property?
While converting a second home into an investment property may be tempting, there could be restrictions on doing so if you have a mortgage. 

Most lenders will require you to sign a document that states how you intend to use the property. Falsifying information on that document may count as mortgage fraud, which can be punishable by fines or prison time. 

Therefore, it’s best to decide how you want to use the home before applying for a mortgage.

## Explore your next property purchase with Better Mortgage
Whether you decide a second home or investment property is best for you, Better Mortgage can help you take the next step. 

With our streamlined digital process, you can be pre-approved for a mortgage in as little as 3 minutes.

<br> 

 <div style="text-align: center">  
 <a class="bet-Button bet-Button--xl bet-Button--primary" href="https://better.com/preapproval/nxt-purchase?utm_source=website&utm_medium=webpage&utm_campaign=blog&utm_content=second-home-vs-investment-property">Get started with Better Mortgage</a>  
 </div>

  <style>
    p.centercallout{ 
    text-align: center !important;
  }  
    p.legal{
    font-size:12px;
      font-style: italic; 
    }
  .ctabottom{
    font-size:25.629px !important;
    font-weight:700 !important;
    text-align:center;
  }

.learn {

  padding-left:25px;
  padding-top: 5px;
  padding-bottom: 5px;
  border-style: solid;
  border-width: 0px 0px 0px 3px;
  border-color: #291842;
  }
  .learnfont {
  font-size:16px !important;
  line-height: 20px !important;
  }
    .learnfontlist {
  font-size:16px !important;
  line-height: 10px !important;
      padding-left: 15px;
  }
.footnote{
  font-size:14px !important;
  color: #767676;
  text-align:center;
  }
.charttitle{
    font-size:24px !important;
  text-align:center;
  }

  p.chartsmall {
    font-size:12px!important;
  }

    #img1 {display:block;}
#img2 {display:none}

  @media all and (max-width: 600px) {

      .mobilehide{ display: none;
  }
    #img1 {display: none;}
    #img2 {display: block;}

    p.chartsmall {
    font-size:9px!important;
  }

  .headshot{
  width:150px;

  }

}
  .equation{
    padding-top:40px;
    padding-bottom:50px;
    padding-left:30px;
    padding-right:30px;
  text-align:center !important;
    background:#291842;
  }

  p.equationtop{
font-weight:300!important;  
    color:#ffffff;
  }
  p.equationbottom{
    font-weight:700!important;   
   font-size:28px;
    color:#ffffff;
  }
  .headshot{
    padding-bottom:15px;
  width:150px;

  }
  .centerqa{
  text-align:center!important;
  }

  th {
   padding-left:10px;
padding-bottom:10px;
    padding-top:10px;
   text-align:left!important;
   font-size:14px!important;
   background: #EDEDE8;
}

  td {
   padding-left:10px;
        padding-top:20px;
  padding-bottom:30px;
    font-size:14px!important;
   vertical-align: top;
   border-bottom: 1px solid #F4F4F4;
 }

  </style>

Discover the nuances of buying a second home versus an investment property and which option may be best for your goals.

Second Home vs Investment Property: What's the difference?

Blog post image for Second home vs Investment Property: What's the difference?

Second home vs Investment Property: What's the difference?

![Young Laughing Couple and Black Labrador Retriever Sitting at the Corner of a Wooden Bench](https://cdn.builder.io/api/v1/image/assets%2Fea37b90b89334a2ab1714e2159c75418%2F4787a98b82954f34b61de645da2f2b3c)

 <br>
  <div class="learn">
<p class="learnfont"><strong>What You’ll Learn</strong></p>

<p class="learnfont">There’s no limit on the number of times you can refinance
</p>

<p class="learnfont">What you should consider before refinancing multiple times</p>

  <p class="learnfont">How to decide if this is an ideal time to refinance</p>

  </div>
  <br><br>

[Refinancing your mortgage](https://better.com/content/better-guide-to-refinance/) can be an effective money-saving strategy, and there’s technically no limit on the number of times you can refinance—but that doesn’t mean you should be rushing to refinance on a regular basis. Each refinance comes with a unique set of pros and cons, and you need to be sure that the savings you stand to gain from your new loan outweigh the upfront costs involved with refinancing. Even if it’s not your first refinance rodeo, you should still do your due diligence in measuring the upfront costs against the long-term benefits before you saddle yourself to new debt. 

If you need to refresh your refinance IQ, you can check out our [step-by-step refinance guide](https://better.com/content/6-steps-to-refinance/) or [ common refinancing myths](https://better.com/content/8-myths-about-refinancing/). Otherwise, let’s cover some of the basic questions about repeat refinancing: how often can you do it, and how do you decide if it’s a sound financial decision?

<h2>What are the main refinance requirements?</h2>

First things first—are you even qualified to refinance? Just like when you originally worked with a lender to buy your home, you’ll need to go through an approval process to refinance the terms of your mortgage. This involves many of the same steps as your original financing experience (minus the house hunt) like sharing financial documentation with your lender. 

You’ll also need to meet some basic minimum requirements to be eligible for refinancing. For conventional loans this typically means a credit score of at least 620 and a [DTI (debt-to-income) ratio](https://better.com/content/improving-your-debt-to-income-ratio-dti-when-applying-for-a-mortgage/) no higher than 43%. On top of that, you’ll likely need at least 5% equity in your home. If your LTV (loan-to-value) ratio is less than 20%, you may not be able to qualify for quite as competitive interest rates, and you may have to pay mortgage insurance to offset the additional risk of your refinance. To get a more detailed breakdown of documentation and refinance requirements, [review this checklist](https://better.com/content/what-documents-will-i-need-for-my-mortgage/). 

<h2>How many times can you refinance your mortgage?</h2>

As we said, there’s no official limit to the number of times you can refinance your mortgage. Refinancing depends on your unique situation—your loan terms, your lender, and the type of home loan you have and plan to get. But there are typically rules around when you are eligible for a refinance and how frequently this process can take place. 

Lenders often have “seasoning” guidelines in place, which are black-out periods for how soon you can refinance your mortgage after buying a home, as well as how soon you can refinance after refinancing. These guidelines aim to discourage “flipping” homes (homes that are purchased, renovated quickly, and sold as fast as possible) and encourage borrowers to establish a stable payment history.

<h3>Does refinancing your mortgage depend on your current loan?</h3>

If you have a [conventional mortgage](https://better.com/content/types-of-mortgage-loans/), there are typically no restrictions between when that mortgage was closed and when you can refinance as long as you’re not taking cash out.

Government-backed loans (e.g., FHA, VA, and USDA) impose a refinance waiting period between six and seven months, depending on the loan issuer. Additionally, borrowers must make payments on time for at least three months, and there must be a demonstrated benefit to the refinance (usually a minimum of 0.5% reduction in interest rate).

<h3>Does refinancing your mortgage depend on your current lender?</h3>

While some lenders require seasoning periods (six months is common), you may be able to refinance using a different lender, as long as you qualify for the loan’s standard underwriting requirements.

<h3>Does refinancing your mortgage depend on the type of refinance?</h3>

Your refinancing goals can also dictate how often you’re eligible to refinance your mortgage. For example, [cash-out refinances](https://better.com/content/cash-out-refinancing-gives-you-options/), where you access cash by tapping into your home equity, require a 6-month waiting period before you can refinance again. And because taking cash out depends on how much equity you have built up over time, these types of refinances tend to happen less frequently. 

As a refresher: Your equity is the difference between the value of your home and the amount you still owe on your mortgage. You can determine your percentage of equity by dividing your equity by the value of your home. Most lenders require you to have at least 20% equity in your home to be eligible for a cash-out refinance. This helps discourage borrowers from getting into a risky situation where they are overly saddled with mortgage debt. 

Rate and term refinances are slightly different. In this scenario,  you are just reducing your rate and resetting the loan term, and you can apply for these kinds of refinances without any waiting periods. In a volatile market, interest rates can sometimes drop quickly. Taking advantage of these rate decreases can mean paying thousands of dollars less in interest over time. Just be sure you factor in the upfront costs and get a sense of your breakeven point before committing to a new loan term. 

<h2>What should you consider if you plan to refinance again?</h2>

<h3>Your credit will be impacted</h3>

When you refinance, lenders must process a “hard credit pull” to verify your credit score. Hard inquiries may impact your score for up to a year for an average drop of five to ten points. If you’re trying to maintain a certain credit score to meet a lender refinance requirement, or if your credit score already prevents you from qualifying for a competitive interest rate, you may want to wait until your credit score or financial circumstances have improved.

If you’re thinking about refinancing twice within a 12-month period, you’ll want to ensure that your credit score is in good enough shape to withstand another minor dip when you apply for your next refinance.

Keep in mind, when shopping for lenders and rates, as long as all potential lenders pull your credit within the same two- to four-week period, the hard inquiry will only count once on your score.With Better Mortgage, you can see what rates you qualify for in minutes and with only a soft credit check, which won’t impact your score. The hard credit check happens once you’re ready to lock your rate. 

<h2>Refinance savings should outweigh costs</h2>

Refinancing only makes sense if you plan to live in your home long enough to enjoy the financial benefits. . . That means you’ll need to determine the break-even point of your refinance by calculating how long it will take to offset your initial investment and start reaping the rewards of refinancing.  

Every home loan includes [closing costs](https://better.com/faq/refinance-loan-costs/how-much-will-my-closing-costs-be), which are usually around 2-5% of your loan balance. If you plan to refinance again or sell your home before you realize the savings, then a refinance will, ultimately, cost you money—not help you save it.

Even if you choose a no-cost refi option, where out-of-pocket costs are rolled into your loan, you’ll still want to consider the impact of their additional expense. Note that [no-cost refinances](hhttps://better.com/content/what-is-a-no-closing-cost-refinance/) do not mean your closing costs are non-existent; instead, they’ll be applied to your loan balance and thus incur interest.

Our [break-even refinance calculator](https://better.com/content/refinance-calculator/) can help you discover how quickly you’d recoup any closing costs and fees on a new refinance.

Keep in mind, closing costs include fees for third-party services, such as the appraisal, title search and insurance, and credit report. Many lenders also charge loan origination, application, and underwriting fees but you can [avoid those kinds of costs](https://better.com/content/cost-and-lender-fees-in-mortgage-process/) by working with Better Mortgage. We’ve built technology to streamline the entire mortgage process from start to finish, making it less expensive to generate your loan. Naturally, we pass on the dollar and time savings on to you. 

<h2>You may get charged a prepayment penalty</h2>

Some mortgages come with prepayment fees for paying off your mortgage ahead of schedule. This is a fee charged if you pay the loan before the prepayment period has passed by paying off in cash or refinancing with a new loan. You’ll want to check your current mortgage terms to ensure there’s no mention of a prepayment penalty.

If there is a penalty, you should add the fee to the cost of the refinance to make sure paying it early is worth the expense.

<h2>Is now the right time to refinance again?</h2>

General wisdom says you shouldn’t base your home financing decisions on “timing the market”—there are tons of external factors that can influence rates, and there’s no realistic way to effectively anticipate all the variables at play. The primary factor in determining whether you should refinance your home should always be your present financial needs. Common scenarios may include:

<h3>Consider a refinance if you need access to cash</h3>

A cash-out refinance could be just the ticket if you need to fund a major expense, such as a home renovation or debt consolidation.

If you have enough equity in your home, you’ll be able to take out a new mortgage in excess of what you owe—and you’ll receive the difference in cash.

<h3>Consider a refinance if your credit score drastically improved</h3>

Perhaps you paid off some major debt, which shot your credit score to new heights.

If your credit has improved significantly since the last time you refinanced, then you may be able to qualify for a better rate. Locking in a more competitive rate can help reduce the cost of your monthly mortgage payment and save you thousands of dollars over the life of your loan. 

<h3>Consider a refinance if you need more room in your monthly budget</h3>

If other monthly expenses have piled up, and you need more space in your budget, then refinancing can help alleviate the burden of a high monthly payment. A rate-and-term refinance can offer the opportunity to decrease the amount you owe each month through a lower interest rate, extended loan term, or both.

Whenever you refinance, you hit “reset” on the length of time you will be paying your mortgage and interest. For example, if you are five years into paying off your current 30-year mortgage and you refinance to a new 30-year term, you’re essentially adding five more years of payments to your debt timeline.

This might not seem like a smart move at first, but again, it depends on your financial needs and goals.In this case, there are pros and cons. By extending the remaining balance of your mortgage over a longer time frame, you can reduce your monthly payment amount.

So if freeing up cash in your monthly budget for bills or other expenses is a priority, refinancing can help you achieve that goal.

<h3>Consider a refinance if interest rates have dropped and you can save on your monthly payments</h3>

Interest rates are influenced by things like economic uncertainty, recession, or changes in monetary policy by the Fed. That means they are constantly fluctuating and hard to predict. How are you supposed to know when a dip in rates is worth refinancing? The truth is that everyone will have a different threshold in what qualifies as worthwhile—for some a savings of even 1% might be enough. If you’re refi-curious, ask yourself what your personal threshold is and be on the lookout for telltale signs that interest rates might be about to swing downwards. Being ready to pull the trigger can help you pounce on an opportunity.  

<h2>Ready to refinance?</h2>

If you’re interested in lowering your interest rate, shortening your loan term, or tapping into home equity for cash, refinancing could help you unlock your financial goals.. Whether this is your first time refinancing  or you’ve done it before, Better Mortgage offers competitive rates and a streamlined online process that helps you find the best loan options possible. 

<br>

Get started to find out how much money you can save by refinancing.

<br> <br>

 <div style="text-align: center">  
 <a class="bet-Button bet-Button--xl bet-Button--primary" href="https://better.com/preapproval/refinance">Apply for your refi in just 3 minutes</a>  
 </div>

<h2>More resources</h2>

- [Can a borrower refinance from another loan type (FHA/VA/USDA) to a conventional loan?](https://better.com/faq/refinancing-your-mortgage/can-a-borrower-refinance-from-another-loan-type-fha-va-usda-to-a)
- [How many times can I refinance with Better Mortgage](https://better.com/faq/refinancing-your-mortgage/how-many-times-can-i-refinance-with-better-mortgage)
- [What is the maximum cash out refinance formula?](https://better.com/faq/cash-out-refinance/what-is-the-maximum-cash-out-refinance-formula)

  <style>
    p.legal{
    font-size:12px;
      font-style: italic; 
    }
  .ctabottom{
    font-size:25.629px !important;
    font-weight:700 !important;
    text-align:center;
  }

.learn {

  padding-left:25px;
  padding-top: 5px;
  padding-bottom: 5px;
  border-style: solid;
  border-width: 0px 0px 0px 3px;
  border-color: #291842;
  }
  .learnfont {
  font-size:16px !important;
  line-height: 20px !important;
  }
    .learnfontlist {
  font-size:16px !important;
  line-height: 10px !important;
      padding-left: 15px;
  }
.footnote{
  font-size:14px !important;
  color: #767676;
  text-align:center;
  }
.charttitle{
    font-size:24px !important;
  text-align:center;
  }

  p.chartsmall {
    font-size:12px!important;
  }

    #img1 {display:block;}
#img2 {display:none}

  @media all and (max-width: 600px) {

      .mobilehide{ display: none;
  }
    #img1 {display: none;}
    #img2 {display: block;}

    p.chartsmall {
    font-size:9px!important;
  }

  .headshot{
  width:150px;

  }

}
  .equation{
    padding-top:40px;
    padding-bottom:50px;
    padding-left:30px;
    padding-right:30px;
  text-align:center !important;
    background:#291842;
  }

  p.equationtop{
font-weight:300!important;  
    color:#ffffff;
  }
  p.equationbottom{
    font-weight:700!important;   
   font-size:28px;
    color:#ffffff;
  }
  .headshot{
    padding-bottom:15px;
  width:150px;

  }
  .centerqa{
  text-align:center!important;
  }

  </style>

How often can you refinance your home loan? While there’s no limit, there are some things to keep in mind. Here’s what you should know before refinancing, again.

How often can you refinance your home loan? | Better Mortgage

Blog post image for How often can you refinance your home loan?

How often can you refinance your home loan?

![timeline hero](https://cdn.builder.io/api/v1/image/assets%2Fea37b90b89334a2ab1714e2159c75418%2F2441b26839fa46c1b6e11e127df42512)

 <br>
  <div class="learn">
<p class="learnfont"><strong>What You’ll Learn</strong></p>

<p class="learnfont">The steps involved in the homebuying process</p>

<p class="learnfont">How long you can expect the homebuying process to take</p>

  <p class="learnfont">What your role will be in each step of the process</p>

  </div>
  <br><br>

You’ve been thinking about buying a home for months—maybe even years. Now that you’re ready, you’re probably wondering how long it will take until you get to pick up the keys. Of course, the time it takes to find a home you love is going to vary, but the average timeline to close a mortgage is just [42 days](https://www.elliemae.com/about/news-reports/press-releases/refinances-soar-as-30-year-note-rate-continues-to-decline-in-august-according-to-latest-ellie-mae-origination-insight-report#:~:text=About%20the%20Ellie%20Mae%20Origination%20Insight%20Report&text=The%20closing%20rate%20is%20calculated,months%20from%20application%20to%20closing. "external"). At Better Mortgage, our modern online process makes it even faster; our average closing time is just [32 days](https://better.com/with/claims). 

To help you know what to expect at each step along the way, we’ve laid out a typical timeline for a homebuying journey—along with some tips and insights to help keep things moving smoothly.  Here’s what you can expect.  

## Homebuying timeline

- [Mortgage pre-approval  – 1-3 days](#1)
- [Home search – 1-20 weeks](#2)
- [Make an offer on a Home – 1-2 days](#3)
- [Mortgage application – 1 hour ](#4)
- [Loan processing – 3-4 weeks](#5)

    - [Appraisal – 1-7 days](#6)
    - [Inspection – 1-7 days](#7)
    - [Title search & title insurance – 1-2 weeks](#8)
    - [Underwriting – 10-15 days](#9)

- [Closing disclosure – 1 day](#10)
- [Final walkthrough – 1-4 hours](#11)
- [Home closing – 1 day](#12)

<div id="1"></div><h2>Mortgage pre-approval: 1–3 days </h2>

<h4 class="subhead">(As little as 3 minutes with Better Mortgage)</h4>

While most homebuyers kick off their search by browsing listings online, it's smart to get [pre-approved](https://better.com/content/what-is-a-mortgage-pre-approval/) for a loan before you start going to open houses. This will help you determine your price range and give you more leverage when you’re ready to make an offer. Most sellers ask for a pre-approval letter as proof that you’ll be able to receive financing if your offer is accepted. In most cases, getting a pre-approval takes 1 to 3 days. However, with the Better Mortgage [online pre-approval](https://better.com/preapprovals/purchase) system, you can get your letter in as little as 3 minutes. 

First, we’ll ask you about your income and assets and do a soft credit pull (don’t worry, this won’t affect your credit score). Next, our technology will instantly match you with the best mortgage options available based on your information. And that’s it—you now have a free, no commitment pre-approval letter that gives you an accurate estimate of your homebuying potential.

<br>
 <div style="text-align: center">  
 <a class="bet-Button bet-Button--xl bet-Button--primary" href="https://better.com/preapprovals/purchase">Learn more</a>  
 </div> 
<br>

<div id="2"></div><h2>Home search: 10 weeks</h2>

Once you have a pre-approval letter in-hand, get ready for the fun part: house hunting. It’s time to start looking at listings and work with your real estate agent to pick the homes that catch your attention. Incidentally, if you need help selecting a qualified, knowledgeable real estate agent to help in your search, our affiliate at [Better Real Estate](https://better.com/realestate) can match you with a top agent in your area. Plus, if you work with a Better Real Estate agent and choose to finance with Better Mortgage, you could save $2,000 on closing costs*. This is just one of many ways we’re making buying your new home more affordable.

It’s hard to predict how long it will take to find the right home. You could very well get lucky and find your dream home on day one—or it could take several months. Ultimately, the timing will depend on several factors, like available inventory in your desired area and your specific preferences. The National Association of Realtors’ [2020 Generational Trends Report](https://www.nar.realtor/sites/default/files/documents/2020-generational-trends-report-03-05-2020.pdf "external") found that homebuyers typically look at around 9 listings over 10 weeks before they find the right one. 

<div id="3"></div><h2>Make an offer on a home: 1–3 days</h2>

Ok, so now you’ve found the one. From here, it may only take a few hours to discuss the terms of your offer with your real estate agent before it’s submitted. But, it’s after you submit the offer that the real nail-biting begins. Sellers aren’t required to respond within a specific period of time, but most will either accept, reject, or counter your offer within 24 to 48 hours. In cases of multiple offers or a foreclosure, things could take a bit longer. 

Communication mostly happens over the phone between buying and selling agents, so you’ll likely be waiting on your agent for the latest status updates. Once you hear back, you may have to negotiate back and forth on things like price, [contingencies](https://better.com/content/what-is-a-mortgage-contingency-and-why-is-it-important/), and closing date until you come to an agreement with the seller. 

<div id="4"></div><h2>Mortgage application: 1 hour</h2>

When the seller accepts your offer (congrats!), you’ll start the process of officially getting approved for your home loan. The application usually asks questions about the property and [occupancy type](https://better.com/content/primary-residence-second-home-or-investment-property-whats-the-difference/) as well as your employment history and finances. Within 3 days of submitting your application, a lender must provide you with a “[loan estimate](https://better.com/content/a-quick-guide-to-your-loan-estimate/)”—which is a standardized document that contains your monthly payment, interest rate, and other associated costs of your mortgage. 

From here, you’re ready to make the purchase official! First you’ll select the right home loan type and term and then [lock in your interest rate](https://better.com/content/why-locking-your-mortgage-rate-wont-box-you-in/). Then head through the processing and closing of your loan and onto owning your dream home.

PS: We’ve expedited the process at Better Mortgage, so you can complete your online application and lock your rate in as little as an hour—and we provide an instant loan estimate all the way back at pre-approval.

<br>
 <div style="text-align: center">  
 <a class="bet-Button bet-Button--xl bet-Button--primary" href="https://better.com/preapprovals/purchase">Learn more</a>  
 </div>
<br>

<br>

![timeline graphic 3](https://cdn.builder.io/api/v1/image/assets%2Fea37b90b89334a2ab1714e2159c75418%2F15ea74bf4a434d6f9557ce11f0ca826a)
<p class="legal">*for illustrative purposes only, closing times may vary.</p>

<div id="5"></div><h2>Loan processing: 3–4 weeks</h2>

Once you’ve submitted your loan application, it moves into processing. In this phase, your lender will give you a [list of documents](https://better.com/content/what-documents-will-i-need-for-my-mortgage/) that you need to provide so they can verify all of the information you provided in your application. The quicker you submit them to your loan processor, the quicker your file will move along. 

Processing includes a few steps that often happen simultaneously, including your appraisal, inspection, title search, and underwriting. Here’s what to expect during each: 

<div id="6"></div><h4>Home appraisal: Up to 1 week</h4>

As soon as you pay for your appraisal and lock in your interest rate, your lender will order an appraisal. This is to determine the fair market value of the home you’re about to purchase—in other words, how much it’s really worth. Among other things, appraisers review recent comparable sales of similar homes in your area (aka “comps”) to determine the home’s true value. This report may take a few days to get back. An appraisal is important to ensure that neither you nor your lender are paying more than the home is worth.

<div id="7"></div><h4>Home inspection: Up to 1 week</h4>

A home inspection is a review of the overall condition of a home. It’s a worthwhile step because it can help you catch costly issues or needed repairs before moving forward with the sale. Depending on what’s found, you may choose to request repairs, renegotiate, or cancel the purchase agreement altogether.

If inspections are a part of your contingencies (meaning they’re required for the sale to move forward), these negotiations must take place within the timeframe listed in your contract—so it’s important to get these going as early as possible. The inspections themselves usually only take a few hours, but it can take several days to receive the reports back from the inspectors. Once you have them in-hand, you can determine how to move forward. Perhaps you want a broken window fixed or a handrail replaced—just make sure you know what repairs you’re willing to take on after the home is fully yours. 

<div id="8"></div><h4>Title search and title insurance: 1–2 weeks</h4>

While the inspectors and appraisers are busy with their work, your agent (or in some cases your attorney or loan processor) will order a title search and title insurance. In real estate, a title refers to the legal ownership of the home. A title search is done to ensure that the seller can transfer property ownership to you free and clear. Title issues can arise if there are any outstanding judgments or liens against the current or previous owners for things like unpaid child support or owed taxes. If potential issues are found, then the seller would be responsible for resolving those before the sale can move forward.

Title insurance is designed to protect you and your lender from exactly those kinds of surprises. [Better Settlement Services](https://better.com/title) can work hand in hand with Better Mortgage to ensure quick and transparent processing of your title insurance.

<div id="9"></div><h4>Underwriting: 10–15 days</h4>

While your title, appraisal, and inspection work is being completed, your lender will thoroughly review all the information you provided to verify that it is accurate. They’ll also calculate your [debt-to-income ratio](https://better.com/content/improving-your-debt-to-income-ratio-dti-when-applying-for-a-mortgage/) to determine the risk level of approving you for the loan. While this process usually takes around 10 to 15 days, it may take longer depending on your financial circumstances. For example, if you have multiple income sources, such as rental or interest income, or you are pulling your down payment from various asset accounts, or [through a gift letter](https://better.com/content/how-to-use-a-gift-letter-for-your-mortgage/), then it could take a little longer for an underwriter to verify all of this.

Once everything is accepted, you’ll receive a conditional approval. This means that you’ll be approved for a loan once certain conditions are met. These might include additional documentation, the sale of your current home, or results from an appraisal. When all the steps of the process are completed, you’ll receive a “clear to close” notice, meaning you’ve been fully approved and can move forward with closing—the last step before the home is yours! 

<div id="10"></div><h2>Closing disclosure: 1 day</h2>

3 days before closing, your lender must provide you a document known as a “[closing disclosure](https://better.com/content/a-guide-to-understanding-your-closing-disclosure/).” The 3-day window gives you time to compare your final terms and costs to those estimated in the loan estimate you previously received. The closing disclosure will contain the exact figures of your monthly mortgage payment, as well as how much it will cost to close on your loan. If you have any questions, this is the time to ask your lender before you go to the closing table.

<div id="11"></div><h2>Final walkthrough: 1–4 hours</h2>

Before closing, it is recommended you and your agent perform a final walkthrough. This is your chance to verify the home is in a satisfactory condition since your offer was first accepted. You should ensure all the correct appliances and fixtures are still in the home and that any negotiated repairs were completed. If there are any problems, your agent can help you get them fixed. If all looks great, then you’ll be ready to close. 

<div id="12"></div><h2>Home closing: 1 day</h2>

Congratulations! You made it to the last step of the loan process. During closing, you’ll be expected to sign paperwork. Then, your lender will transfer the funds to the home seller and initiate your loan, and you’ll (finally!) get the keys to your new home. The closing process usually takes an hour or two, but in some states, funding may happen a day or so after the closing date. After closing, you’ll officially be a homeowner. Time to celebrate!

Ready to start the process of buying a home? Visit Better Mortgage today to apply for a pre-approval. 

<br> <br>

 <div style="text-align: center">  
 <a class="bet-Button bet-Button--xl bet-Button--primary" href="https://better.com/preapprovals/purchase">Learn more</a>  
 </div>
<br>
<p class="legal">*See <a href="https://better.com/faq/rates/whats-the-fine-print-better-real-estate">Better Real Estate discount fine print</a>.</p>

  <style>
  h4.subhead{
  font-weight:500 !important;
    margin-top: 0vw !important;
    margin-bottom: 2.21vw !important;

  }
    p.legal{
    font-size:12px;
      font-style: italic; 
    }
  .ctabottom{
    font-size:25.629px !important;
    font-weight:700 !important;
    text-align:center;
  }

.learn {

  padding-left:25px;
  padding-top: 5px;
  padding-bottom: 5px;
  border-style: solid;
  border-width: 0px 0px 0px 3px;
  border-color: #291842;
  }
  .learnfont {
  font-size:16px !important;
  line-height: 20px !important;
  }
    .learnfontlist {
  font-size:16px !important;
  line-height: 10px !important;
      padding-left: 15px;
  }
.footnote{
  font-size:14px !important;
  color: #767676;
  text-align:center;
  }
.charttitle{
    font-size:24px !important;
  text-align:center;
  }

  p.chartsmall {
    font-size:12px!important;
  }

    #img1 {display:block;}
#img2 {display:none}

  @media all and (max-width: 600px) {

      .mobilehide{ display: none;
  }
    #img1 {display: none;}
    #img2 {display: block;}

    p.chartsmall {
    font-size:9px!important;
  }

  .headshot{
  width:150px;

  }

}
  .equation{
    padding-top:40px;
    padding-bottom:50px;
    padding-left:30px;
    padding-right:30px;
  text-align:center !important;
    background:#291842;
  }

  p.equationtop{
font-weight:300!important;  
    color:#ffffff;
  }
  p.equationbottom{
    font-weight:700!important;   
   font-size:28px;
    color:#ffffff;
  }
  .headshot{
    padding-bottom:15px;
  width:150px;

  }
  .centerqa{
  text-align:center!important;
  }

  </style>

Explore our detailed home buying process timeline to understand each step from pre-approval to closing and learn how to move forward with confidence.

Home Buying Process | Step by Step Timeline

Blog post image for Your timeline for the homebuying process

Your timeline for the homebuying process

![A comprehensive guide to a second home loan](https://cdn.builder.io/api/v1/image/assets%2Fea37b90b89334a2ab1714e2159c75418%2F5fd9119897cd43f988df2db8824d200b)

 <br>
  <div class="learn">
<p class="learnfont"><strong>What You’ll Learn</strong></p>

<p class="learnfont">Second homes, or vacation homes, must meet specific guidelines to be eligible for a second home loan.</p>

<p class="learnfont">Second home mortgage qualifications are typically more strict than for a primary residence.</p>

  <p class="learnfont">Beyond a mortgage, several alternative financing options can help you pay for your second home.</p>

  </div>
  <br><br>
<h2 style="margin-bottom:24px;">Table of contents</h2>
<ul>
    <li><a href="#1">What is a second home mortgage loan?</a></li>
    <li><a href="#2">Things to Consider When Taking Out a Mortgage Loan for a Second Home</a></li>
    <li><a href="#3">Second home loan mortgage requirements</a></li>
    <li><a href="#4">Alternative ways to finance a second home</a></li>
    <ol style="margin-left:24px">
        <li><a href="#5">Home equity line of credit (HELOC)</a></li>
        <li><a href="#6">Cash-out refinance</a></li>
    </ol>
    <li><a href="#7">How to Buy a Second Home With a Mortgage: The process</a></li>
    <ol style="margin-left:24px">
        <li><a href="#8">Get pre-approved for a second home mortgage loan</a></li>
        <li><a href="#9">Work with a local agent</a></li>
        <li><a href="#10">Hunt for your new home</a></li>
        <li><a href="#11">Make an offer</a></li>
        <li><a href="#12">Close on your mortgage</a></li>
    </ol>
    <li><a href="#13">Get a second home loan with Better Mortgage</a></li>
</ul>
<br>

If there’s a special place in your heart you frequently visit, then you may be ready to ditch hotel rooms and rentals and buy a more permanent place of your own. Second homes can serve a variety of purposes, from vacation spots to practical dwellings in prime locations.

Here’s how second homes differ from other property types, how second mortgages work, and what you can expect from the buying process once you’re ready to get started.

<div id="1"><br></div>

## What is a second home mortgage loan?
A second home loan is a mortgage used to finance a secondary or vacation residence. 

Second home loans differ from those used for [primary residences and investment properties](https://better.com/content/primary-residence-second-home-or-investment-property-whats-the-difference/) because each property type represents a different level of risk for lenders. For instance, because you’re not dependent on your second home as a primary place to live, lenders assume you may be more likely to stop making mortgage payments if you fall on hard times. 

For a property to be [considered a second home](https://better.com/content/buying-a-second-home/) and deemed eligible for a second home loan, it must meet the following guidelines:

- The home must be a single-unit dwelling.
- The property must be suitable for year-round occupancy, even if you only intend to use it for part of the year.
- You’re required to have exclusive use of the property, meaning no long-term leases or timeshare scenarios.
- The home may not be under the control of a property management company.
- In most cases, it must be located a certain distance from your primary residence.

You may be able to rent out a second home when you’re not using the property, but rentals are typically restricted to 180 days per year. And any projected rental income cannot be considered for mortgage qualifying purposes.

[Unlike second property mortgages, investment property mortgages’](https://better.com/content/second-home-vs-investment-property) allow for even longer rental terms (year-round), but also come with the toughest qualifying guidelines because they tend to have higher delinquency rates than other occupancy types. Lenders will typically expect that you are truly using the property as a second home and not a full investment property that allows for tenancies longer than 180 days.

<br> <br>

 <div style="text-align: center">  
 <a class="bet-Button bet-Button--xl bet-Button--primary" href="https://better.com/start">Get started with Better Mortgage</a>  
 </div>

<div id="2"><br></div> 

## Things to consider when financing a second home
While [purchasing a second home](https://better.com/content/buying-a-second-home/) is an exciting adventure, financing requirements can be a bit more strict than those for a primary mortgage. Second mortgages also tend to come with higher interest rates because of the increased risk they represent to lenders.

<div id="3"><br></div>

## Second home loan mortgage requirements

Here’s what your typical mortgage requirements [qualify for a second home loan](https://better.com/content/buying-a-second-home/) are:

- At least 20% of the purchase price as a down payment
- A lower debt-to-income ratio, usually less than 43%
- A good-to-excellent credit score
- Proof of enough cash reserves to cover several months’ worth of mortgage payments

<div id="4"><br></div>

## Alternative ways to finance a second home
If you think it will be a challenge to get a second mortgage based on the requirements above, or you’d prefer a different way to pay, there are other alternatives to consider. These options will allow you to leverage the equity you’ve built up in your primary residence, and use it toward your second home.

<div id="5"><br></div>

### Home equity line of credit (HELOC)
A [home equity line of credit](https://better.com/content/when-and-why-would-i-need-second-mortgage) allows you to borrow against the equity from your primary home on an as-needed basis and pay it off with interest over time. It works similarly to a credit card where you can borrow up to a specified credit limit, and the amount gets replenished as you make payments. 

Keep in mind that because HELOCs are secured by your primary residence, your lender may be able to foreclose on your home if you stop making payments.

<div id="6"><br></div>

### Cash-out refinance
A [cash-out refinance](https://better.com/content/guide-to-cash-out-refinance) is similar to a traditional refinance in that you replace your current primary mortgage with a brand new one. However, with a cash-out refi, you tap into your current home’s equity to free up extra cash for your new second home. 

Of course, this will add to your existing mortgage balance by increasing the amount you owe, which may result in a higher mortgage payment. Also, when you refinance, you typically reset the payoff clock on your mortgage, especially if you’re getting a new 30-year home loan, so going this route for a second home may take you longer to pay off your first mortgage. 

<div id="7"><br></div>

## How to buy a second home with a mortgage: The process
If you decide to move forward with a second home loan, then here are the steps you can expect from the homebuying and mortgage process. 

<div id="8"><br></div>

### Get pre-approved for a second home mortgage loan
Before you start shopping around and going to open houses, you’ll want to confirm [how much you can afford](https://better.com/how-much-home-can-i-afford) with Better Mortgage to spend. A [pre-approval](https://better.com/content/how-to-get-pre-approved-for-a-mortgage) can give you an idea of the amount you’ll be approved to borrow. 

Not all lenders offer second home financing. But luckily, Better Mortgage does! With our online process, you can get pre-approved in as little as 3 minutes, without affecting your credit score. 

<br> <br>

 <div style="text-align: center">  
 <a class="bet-Button bet-Button--xl bet-Button--primary" href="https://better.com/start">Get started with Better Mortgage</a>  
 </div>

<div id="9"><br></div>

### Work with a local agent
Once you’ve been pre-approved, you’re ready to connect with a [Better Real Estate Agent](https://better.com/with/find-an-agent). Because you’ll likely be buying a second home in a different area from where you currently live, it’s a good idea to interview a few local agents. They should be able to answer your questions about various neighborhoods, traffic patterns, and local events and help guide you through your search.

<div id="10"><br></div>

### Hunt for your new home
After connecting with a [Better Real Estate Agent](https://better.com/with/find-an-agent), it’s time for the fun part: shopping for homes. Think about taking a trip to the area where you want to buy and asking your agent to set up multiple showings to make the best use of your time.

<div id="11"><br></div>

### Make an offer
Once you’ve found the perfect second home, it’s time to [make an offer](https://better.com/content/how-to-make-an-offer-on-a-home). You’ll work with your agent to decide how much to offer, draw up the paperwork, and negotiate with the seller. If your offer is accepted, you’ll be ready to move on to the last step in the process.

<div id="12"><br></div>

### Close on your mortgage
[Most homes close within 1-2 months](https://www.forbes.com/advisor/mortgages/how-long-does-it-take-to-close-on-a-house/ "external") of when the seller first accepted the offer. During this time, you’ll have any requested inspections, receive an appraisal report, complete your mortgage documentation, and attend a final walk-through.

Then, you’ll be ready to head to closing where you and the seller will sign paperwork and your lender will send over the necessary funds. At the end, you’ll be handed the keys and officially be the proud owner of a second home and you can close 10 days faster than the industry average with Better Mortgage.

<div id="13"><br></div>

## Get a second home loan with Better Mortgage
Buying a second home is an exciting opportunity. But before you dive in, it helps to know exactly how much second home you can afford. 

Our pre-approval process takes as little as 3 minutes and can give you the confidence to make an offer on your second home.

<br> <br>

 <div style="text-align: center">  
 <a class="bet-Button bet-Button--xl bet-Button--primary" href="https://better.com/start">Get started with Better Mortgage</a>  
 </div>

  <style>
  li a{
    color: #017848;
    display: inline;
    position: relative;
    background-image: linear-gradient(180deg, currentColor 25%, #0000 0);
    background-repeat: no-repeat;
    background-position-y: bottom;
    background-position-x: right;
    background-size: 0 0.4em;
    transition: background-size .3s;
    -webkit-tap-highlight-color: rgba(55, 235, 193, .2);
    padding-bottom: 0.5em;
    outline: none;
    text-decoration: none;
    font-weight: 600;
  }  
  li a:hover{
    color: #017848;
    background-image: linear-gradient(180deg, currentColor 25%, #0000 0);
    background-size: 100% 0.4em;
    background-position-x: left;
    background-position-y: bottom;
  }

    p.centercallout{ 
    text-align: center !important;
  }  
    p.legal{
    font-size:12px;
      font-style: italic; 
    }
  .ctabottom{
    font-size:25.629px !important;
    font-weight:700 !important;
    text-align:center;
  }

.learn {

  padding-left:25px;
  padding-top: 5px;
  padding-bottom: 5px;
  border-style: solid;
  border-width: 0px 0px 0px 3px;
  border-color: #291842;
  }
  .learnfont {
  font-size:16px !important;
  line-height: 20px !important;
  }
    .learnfontlist {
  font-size:16px !important;
  line-height: 10px !important;
      padding-left: 15px;
  }
.footnote{
  font-size:14px !important;
  color: #767676;
  text-align:center;
  }
.charttitle{
    font-size:24px !important;
  text-align:center;
  }

  p.chartsmall {
    font-size:12px!important;
  }

    #img1 {display:block;}
#img2 {display:none}

  @media all and (max-width: 600px) {

      .mobilehide{ display: none;
  }
    #img1 {display: none;}
    #img2 {display: block;}

    p.chartsmall {
    font-size:9px!important;
  }

  .headshot{
  width:150px;

  }

}
  .equation{
    padding-top:40px;
    padding-bottom:50px;
    padding-left:30px;
    padding-right:30px;
  text-align:center !important;
    background:#291842;
  }

  p.equationtop{
font-weight:300!important;  
    color:#ffffff;
  }
  p.equationbottom{
    font-weight:700!important;   
   font-size:28px;
    color:#ffffff;
  }
  .headshot{
    padding-bottom:15px;
  width:150px;

  }
  .centerqa{
  text-align:center!important;
  }

  th {
   padding-left:10px;
padding-bottom:10px;
    padding-top:10px;
   text-align:left!important;
   font-size:14px!important;
   background: #EDEDE8;
}

  td {
   padding-left:10px;
        padding-top:20px;
  padding-bottom:30px;
    font-size:14px!important;
   vertical-align: top;
   border-bottom: 1px solid #F4F4F4;
 }

  </style>

Thinking of buying a vacation home? Find out the requirements the property must meet to be eligible for a second mortgage. 

A Comprehensive Guide to a Second Home Loan

Blog post image for A comprehensive guide to a second home loan

A comprehensive guide to a second home loan

![Two Semi Circles Inside Dark Green Box: One of Person On Phone Reviewing Document and One of a House](https://cdn.builder.io/api/v1/image/assets%2Fea37b90b89334a2ab1714e2159c75418%2F11dbcc29890841259334f642f25796d9)

 <br>
  <div class="learn">
<p class="learnfont"><strong>What You’ll Learn</strong></p>

<p class="learnfont">What home equity is,  how you earn it, and different options for tapping into it
</p>

<p class="learnfont">The difference between home equity loans, home equity lines of credit, and cash-out refinances</p>

  <p class="learnfont">How to determine which home equity option is right for you</p>

  </div>

<h2>Deciding between home refinance vs home equity loan? This guide will help you understand the nuances and benefits of each option, enabling you to leverage your home equity effectively.</h2>

You worked hard, saved up, and bought your dream home. You’ve been consistently paying your mortgage and now you're starting to think about new financial goals—like home renovations, [debt consolidation](https://better.com/content/cash-out-refinancing-gives-you-options/), or even putting money toward your child’s college tuition.

But if you’re diverting the majority of your cash flow to mortgage payments, it might not leave much left over to cover these other goals. Luckily, there’s a way to leverage your [home itself](https://better.com/content/cash-out-refinancing-gives-you-options/) and generate  liquid assets (aka, cash)—this can be done by tapping into your home equity. Discover the nuances of home refinance vs home equity loan options and how using equity to refinance can turn your home's value into cash.

<br>
 <div style="text-align: center">  
 <a class="bet-Button bet-Button--xl bet-Button--primary" href="https://better.com/start">Get Pre-Approved</a>  
 </div>
<br>

<h2>What is home equity and how to earn it</h2>

Your home equity is the portion of your home that you own—you can calculate this by measuring the value of your home minus the amount of money you still owe on your mortgage. For example, if your home is worth $250,000 and your current loan balance is $150,000, then you have $100,000 in home equity:

![Chart with Equation and Example Figures: Estimated Home Value - Outstanding Mortgage Balance = Home Equity](https://cdn.builder.io/api/v1/image/assets%2Fea37b90b89334a2ab1714e2159c75418%2F7d403c6e828045beb7e4fd8bfd01d01a)

There are a number of ways your home equity can grow. The first and most obvious way to grow your home equity is by making your monthly mortgage payments.  Every time you make a mortgage payment and reduce the outstanding principal balance of your loan, you essentially “buy back” a portion of your home’s value from your mortgage lender.

Your equity can also increase if the [appraised value](https://better.com/content/can-messy-home-affect-appraisal/) of your home goes up. The easiest way to make this happen is through home improvements and renovations, but it can also occur naturally over time housing appreciation and housing market fluctuations. Whatever the reason, when the value of your home increases, the difference between that value and your mortgage loan balance also gets bigger, and the difference is your earned home equity.

<h2>So, how do you turn home equity into cash?</h2> 

There are 3 main ways you can access your home’s equity: Taking out a home equity loan (HEL), opening a home equity line of credit (HELOC), or doing a cash-out refinance. Here’s what you need to know about each scenario, and how to decide which one is the best fit for your financial situation.

<h2>Tapping into your home equity with a HEL or HELOC</h2>

Home equity loans and home equity lines of credit are both [second mortgages](https://better.com/content/when-and-why-would-i-need-second-mortgage/) that use the equity in your home as collateral. However, there are some key differences between them:

<h4>Loan terms</h4>

A home equity loan is a second mortgage with a separate term and repayment schedule from your existing mortgage. HELs typically offer repayment terms of 15 or 20 years. You can repay the balance early without penalty and once you finish paying it off, the loan is closed.

A home equity line of credit is a second mortgage with a separate term and repayment schedule from your existing first mortgage, but unlike HELs, HELOCs allow you to draw cash as needed rather than in one lump sum. These cash draws are available for the first 10 years of the loan, which is called the “draw period.” After that, there is a 20-year repayment period when the credit line is no longer available and you’ll pay back the balance of the loan. You can also choose to repay any portion of the balance at any time without penalty and still access the credit line within the draw period.

<h4>Interest rates and closing costs</h4>

The interest rate you lock in for your home equity loan is fixed—meaning you can’t renegotiate down the line. HEL rates are typically higher than 30-year fixed-rate mortgage rates, but closing costs for these loans are substantially lower because there are  fewer operational and processing costs and the loan amounts are smaller.

Home equity line of credit interest rates can fluctuate according to changes in the U.S. Prime Rate throughout the life of the loan. However, you’ll likely pay very little or even nothing in closing costs. Even with the fluctuating interest rate,  it may still be more cost-effective to use a HELOC for major purchases than charging them to a credit card. Check HELOC terms carefully, as some lenders offer the option to convert to a fixed-rate during the repayment period.

<h4>Receiving and using funds</h4>

When you get a home equity loan, you’ll receive the loan disbursement in full as one lump sum, which is wired to a bank account of your choice. From there, you have the freedom to spend or save the money  in any way you choose in whatever time frame you decide.

 A home equity line of credit works differently. A line of credit lets you withdraw funds at any time and for any purpose during the 10-year draw period. You may receive a checkbook or a debit card that gives you access to the credit line. There are no restrictions on how or when you use the money once it’s drawn.

<h2>Using equity to refinance: What you need to know</h2>

Using equity to refinance can be a strategic move for homeowners looking to consolidate debt If you’d rather not take out a second loan on your home, you can access your home equity with a cash-out refinance. Here’s how it works:

<h4>Loan terms </h4>

With a cash-out refinance, you essentially take out a new mortgage greater than the balance of your existing loan, but less than your home’s market value. This allows you to pay off the remaining balance of your existing mortgage and “cash out” your additional home equity. The new loan will result in a new interest rate and loan term, along with a new repayment schedule—typically somewhere between 15 and 30 years depending on the loan you choose. Keep in mind that acash-out refinance may be subject to, prepayment penalties; while it’s not common, it depends on the lender and loan so make sure you factor that into the cost of your refi if applicable.

<h4>Interest rates and closing costs</h4>

Cash-out refinance loans may offer [fixed or variable interest rates](https://better.com/content/what-is-an-arm/). While closing costs are higher than both the HEL and HELOC options, it might be cheaper overall to leverage your equity through a cash-out refinance. Making payments on a single loan may be substantially more manageable than making payments on your original mortgage plus the second mortgage (HEL or HELOC) combined. To compare the costs of both options, calculate how long it will take you to break even on your cash-out refinance. Also look at the monthly payment amounts to make sure you have the budget capacity to manage the extra debt. 

<br>
 <div style="text-align: center">  
 <a class="bet-Button bet-Button--xl bet-Button--primary" href="https://better.com/start">Get Pre-Approved</a>  
 </div>
<br>

<h4>Receiving and using funds</h4>

Similar to a home equity loan, a cash-out refinance offers you a lump sum at closing. Your new loan pays off your existing first mortgage and then disburses the difference in the remaining funds (the “cash-out”) as a check or into a bank account of your choosing. You may spend or save loan proceeds in any way you choose in whatever time frame you decide.

<h2>Understanding how much you can borrow</h2>

Lenders will usually allow you to borrow up to 80% of your equity with a cash-out refinance and between 80 to 90% of your equity with a HEL or HELOC. 

![Step 1 and Step 2 on How to Calculate Maximum Amount of Equity That Could Be Borrowed, and Total Amount You Can Borrow](https://cdn.builder.io/api/v1/image/assets%2Fea37b90b89334a2ab1714e2159c75418%2F2407bf4a56f949799edb8038d4cb8c91)

So, using the same numbers from the original example, if your home is worth $250,000 and you have an outstanding mortgage balance of $150,000, then you could end up with around $62,500 if you took the maximum loan amount (85% of total equity in this example):

![$250,000 x .85 = $212,500 and $212,500 - 150,000 = $62,500](https://cdn.builder.io/api/v1/image/assets%2Fea37b90b89334a2ab1714e2159c75418%2F909a96211cd44383b1e819cd4cb75516)

This is a basic example for illustration purposes. Your final amount may be less due to closing costs or any other expenses associated with each loan.

<h2>Cash out refinance vs HELOC vs refinance</h2>

Although each of these 3 options allow you to tap into the equity of your home, their features and terms vary. Here is a [heloc vs cash out refinancing calculator](https://better.com/heloc-vs-cashout-refi-calculator) that can help with your decision making. 

![Chart with Green Checks Showing the Benefits that Come with a Home Equity Loan, HELOC, and Cash-Out Refinance](https://cdn.builder.io/api/v1/image/assets%2Fea37b90b89334a2ab1714e2159c75418%2F6bafc65d4ba44db0825e136a70ca2bbc)

The best loan for you will depend on your needs and your financial circumstances, but there are certainly pros and cons to each option. Take a look at the following breakdown of advantages and disadvantages to see how they might impact your decision:

<h4>Pros and cons: Home equity loan</h4>

<strong>Pros:</strong> 

- Fixed interest rate and predictable payments
- Closing costs may be lower than a cash-out refinance of your first mortgage

<strong>Cons:</strong>

- Loan is closed once paid, no reusable credit line 
- Typically comes with higher rates than a cash-out refinance and higher closing costs than a HELOC 
- Additional payment on top of your monthly mortgage, and adds a lien to your property behind your first mortgage lien

<h4>Pros and cons: Home equity line of credit</h4>

<strong>Pros:</strong>

- Flexibility to use available credit as needed, and only pay interest on the money you use 
- May offer interest-only payments during the draw period

<strong>Cons:</strong>

- Variable interest rates could mean costs go up over time
- Easy access to cash may tempt you to overspend, if you’re not disciplined
- Creates an additional payment on top of your monthly mortgage, and adds a lien

<h4>Pros and cons: Cash-out refinance</h4>

<strong>Pros:</strong>

- Usually the lowest interest rates compared to HELs or HELOCs 
- If you plan to stay in your home for a while, may be more cost-effective over time depending on the break-even point
- You will only have to make one mortgage payment
- Pays off and replaces existing first mortgage; assumes place as a new single lien 

<strong>Cons:</strong>

- Closing costs may be a bit higher
- Lenders may not allow you to take as much cash against your equity (~80% vs. 85-90% with a HEL or HELOC)

<h2>Which home equity option is right for you?</h2>

Among HELs or HELOCs and cash-out refinances, you may find that one option serves you better than the others. Here are a few scenarios to consider:

<h4>When you know exactly how much money you need, and it’s a small amount:</h4> 

If you don’t need all your available home equity, or if you’d be tempted to overspend by a HELOC’s open access to funds, then a cash-out refinance or home equity loan (HEL) might be best. Comparing the costs, payment structure, and different [break-even points](https://better.com/content/refinance-calculator/) between the two loans will tell you which is the smarter move.

<h4>When your plans are uncertain, and you want flexibility:</h4> 

If you don’t know the specific dollar amount you will need or prefer to have access to cash as you need it, then a HELOC may work best for you. While rates are variable, they are substantially lower than credit cards, and may be convertible to a fixed rate during the repayment period, depending upon the lender. 

<h4>When you need a large sum and plan to stay in your home for a while:</h4>

In this scenario, a cash-out refinance could be the best option. If you can snag a significantly lower interest rate, you might be able to offset the  higher closing costs over the long term. Not only that, but by consolidating your original mortgage and your home equity withdrawal, you’ll only have to worry about a single mortgage payment each month.

A cash-out refinance can be especially beneficial if mortgage rates have dropped since you took out your original mortgage or [refinanced previously](https://better.com/content/how-often-can-you-refinance-your-home/). This can lower your cost of borrowing and allow you to access cash from your home equity at the same time. Win-win! Enter your details, a new interest rate, and loan type in Better Mortgage's [cash-out refinance calculator](https://better.com/content/cash-out-refinance-calculator) to see how much you can cash out.

Want to get your personalized refinance rates and start planning your financial future? Check your rates today.

#### More questions? Related FAQs

- [What type of refinance loans does Better Mortgage offer?](https://better.com/faq/refinancing-your-mortgage/what-type-of-refinance-loans-does-better-mortgage-offer/) 
- [How will I get my cash out funds?](https://better.com/faq/title-and-settlement-services/how-will-i-get-my-cash-out-funds/) 
- [Is a cash-out refinance right for you?](https://better.com/content/is-a-cash-out-refinance-right-for-you/) 
- [What closing costs can I expect when I refinance?](https://better.com/faq/refinancing-your-mortgage/what-closing-costs-can-i-expect-when-i-refinance/)

<br> <br>

 <div style="text-align: center">  
 <a class="bet-Button bet-Button--xl bet-Button--primary" href="https://better.com/start">Get Pre-Approved</a>  
 </div>

  <style>
    p.legal{
    font-size:12px;
      font-style: italic; 
    }
  .ctabottom{
    font-size:25.629px !important;
    font-weight:700 !important;
    text-align:center;
  }

.learn {

  padding-left:25px;
  padding-top: 5px;
  padding-bottom: 5px;
  border-style: solid;
  border-width: 0px 0px 0px 3px;
  border-color: #291842;
  }
  .learnfont {
  font-size:16px !important;
  line-height: 20px !important;
  }
    .learnfontlist {
  font-size:16px !important;
  line-height: 10px !important;
      padding-left: 15px;
  }
.footnote{
  font-size:14px !important;
  color: #767676;
  text-align:center;
  }
.charttitle{
    font-size:24px !important;
  text-align:center;
  }

  p.chartsmall {
    font-size:12px!important;
  }

    #img1 {display:block;}
#img2 {display:none}

  @media all and (max-width: 600px) {

      .mobilehide{ display: none;
  }
    #img1 {display: none;}
    #img2 {display: block;}

    p.chartsmall {
    font-size:9px!important;
  }

  .headshot{
  width:150px;

  }

}
  .equation{
    padding-top:40px;
    padding-bottom:50px;
    padding-left:30px;
    padding-right:30px;
  text-align:center !important;
    background:#291842;
  }

  p.equationtop{
font-weight:300!important;  
    color:#ffffff;
  }
  p.equationbottom{
    font-weight:700!important;   
   font-size:28px;
    color:#ffffff;
  }
  .headshot{
    padding-bottom:15px;
  width:150px;

  }
  .centerqa{
  text-align:center!important;
  }

  </style>

Want to access the equity in your home? You have 2 options: taking out a second mortgage or doing a cash-out refinance. Let’s compare the benefits of both.

Home Refinance vs Home Equity Loan: Which Is Best for You?

Blog post image for Home Refinance vs Home Equity Loan: Which Is Right for You?

Home Refinance vs Home Equity Loan: Which Is Right for You?

![Learn about a good debt-to-income ratio for a mortgage](https://cdn.builder.io/api/v1/image/assets%2Fea37b90b89334a2ab1714e2159c75418%2Fed9faca9999f4ad2aea95c52bcba5236)

 <br>
  <div class="learn">
<p class="learnfont"><strong>What You’ll Learn</strong></p>

<p class="learnfont">What a debt-to-income (DTI) ratio is</p>

<p class="learnfont">Why DTI matters when buying a home</p>

  <p class="learnfont">How to calculate your debt-to-income ratio</p>

  <p class="learnfont">What mortgage lenders consider a good DTI and how to lower yours</p>

  </div>

## Table of contents

- [What is a debt-to-income ratio for mortgages?](#1)
- [How to calculate debt-to-income ratio for a Mortgage](#2)
- [DTI Requirements by Mortgage Type](#3)
- [What is a good debt-to-income ratio for a mortgage?](#4)
- [Conventional loan DTI requirements](#5) 
- [FHA loan DTI requirements](#6)
- [How to improve your DTI ratio](#7)

When you apply for a mortgage or any other type of loan, the top three things lenders look at are your income, your credit score, and your debt-to-income ratio, or DTI.
The first two are fairly self-explanatory—but what is DTI? And how do lenders use it in the mortgage process?

In short, your DTI is the balance between all the money you have coming in every month (income) and how much you’re obliged to pay every month to creditors (debt). This helps lenders know how safe or risky it would be to approve your loan.

Below, we’ll help you understand all the factors that make up your DTI, how to calculate it for yourself, and how to optimize it to get the best terms in your mortgage.

<div id="1"></div><h2>What is a debt-to-income ratio for mortgages?</h2> 

A DTI ratio simply represents how much of your gross monthly income is spoken for by creditors, and how much of it is left over to you as disposable income. 

It’s most commonly written as a percentage. So, for example, if you pay half your monthly income in debt payments, you would have a DTI of 50%. 

<div id="2"></div><h2>How to calculate debt-to-income ratio for a Mortgage</h2> 

Okay easy enough, but your ratio is likely not as clear-cut as “half your income” (and, as you’ll see later on, ideally it’ll be much less). How do you calculate your debt-to-income ratio? There’s math involved, but thankfully it’s pretty basic (no trigonometry required).

Simply divide all your monthly debt payments by your gross (pre-tax) income, and then multiply that number by 100. This will give you your DTI percentage.  

![Formula for calculating your debt-to-income ratio](https://cdn.builder.io/api/v1/image/assets%2Fea37b90b89334a2ab1714e2159c75418%2F16baf6fd48da4deea516590cbeed3ca6)

In some cases, what constitutes “income” and “debts” is clear-cut. In other cases, not so much. Generally, lenders follow these guidelines for what to include for each. 

__Debt__ includes:

- Future or estimated monthly housing expenses (mortgage payment, homeowners insurance, property taxes)

- Student loans

- Auto loans

- Personal loans

- Minimum required credit card payments 

__Income__ includes:

- Pre-tax monthly salary (determined by dividing your annual salary by 12)

- Income from additional jobs or side hustles

- Revenue from rental property or other investments

- Regular income from annuities, trust funds, and retirement accounts

- Any child support or alimony payments you receive

Let’s look at a real-world example:

![How to calculate your debt-to-income ratio for a mortgage](https://cdn.builder.io/api/v1/image/assets%2Fea37b90b89334a2ab1714e2159c75418%2Fa8e85d916c06432988ffc7343ae72bcd)

<p class="legal">The above scenario is for illustrative purposes only.</p>

<div id="3"></div><h4> DTI Requirements by Mortgage Type</h4>

Different types of mortgages have their own DTI requirements. For example, at Better Mortgage, the maximum DTI for FHA loans is 55%, and 50% for Conventional loans, while VA loans do not have a set maximum. It's important to understand these requirements when considering different mortgage options.

<div id="4"></div><h2>What is a good debt-to-income ratio for a mortgage?</h2> 

The lower your DTI, the better—this means less of your income is tied to recurring debt payments, and you’ll likely be more able to continue making payments on time even if you experience a minor financial setback. Borrowers with higher debt obligations relative to their incomes are less able to absorb those setbacks, and are at greater risk of defaulting on their loan. This is why high DTI is the [#1 reason](https://www.corelogic.com/intelligence/buy-stories/debt-to-income-is-the-number-one-reason-for-denied-mortgage-applications/ "external") mortgage applications get rejected.

So, what’s the magic number when it comes to DTI? Well, it varies slightly based on the [type of mortgage](https://better.com/content/types-of-mortgage-loans/), the lender, and other aspects of your financial profile.

Typically, though, most lenders prefer to see a DTI of under 36%. In other words, the total of your monthly debts, including your estimated monthly mortgage payment, will be less than 36% of your monthly gross income. However, it may be possible to get a mortgage with a DTI of up to 50% depending on the lender. If you have a DTI of 50% or higher, then it could be challenging or even impossible to get approved for a mortgage until you [lower your debt-to-income ratio](https://better.com/content/improving-your-debt-to-income-ratio-dti-when-applying-for-a-mortgage/).

![Debt-to-income (DTI) ratio brackets for a mortgage](https://cdn.builder.io/api/v1/image/assets%2Fea37b90b89334a2ab1714e2159c75418%2F53b282d1d03741d4a43ff67b4718aa51)

<div id="5"></div><h4>Conventional loan DTI requirements</h4>  

A [conventional mortgage](https://better.com/content/conventional-loan-requirements/) is a home loan offered by a private lender—such as a bank or a mortgage company. Private lenders tend to have a little wiggle room when it comes to DTI, depending on the exact loan you’re applying for and your personal situation. But that wiggle room can only go so far, because DTI requirements are typically based on policies created by government-backed lenders like [Fannie Mae](https://selling-guide.fanniemae.com/sel/b3-6-02/debt-income-ratios) in order to protect customers. 

While many lenders require a DTI of no more than 43%, some lenders, including Better Mortgage, can provide mortgages to borrowers with DTIs up to 50%. This means even if your DTI is 49.999%, you could be eligible for a home mortgage loan.

<div id="6"></div><h4>FHA loan DTI requirements</h4>

[FHA loans](https://better.com/content/fha-homeready/) are mortgages backed by the Federal Housing Administration (FHA) and offered by an approved list of lenders (including Better Mortgage). The FHA is a government organization that insures these loans if their borrowers default. 

FHA mortgages require a lower minimum down payment and credit score than many conventional loans. This flexibility helps make homeownership more attainable for first-time homebuyers or those with lower income levels who may be ineligible for conventional loans. 

The maximum DTI for FHA loans is usually up to 50%, though this [may go higher](http://www.fhahandbook.com/debt-ratios.php "external") if you can meet other compensating factors. 

<div id="7"></div><h2>How to improve your DTI ratio</h2>

If you’ve run the numbers and you’re concerned that your DTI isn’t as low as you’d like it to be, there are two main ways you can decrease it: reduce your debt or increase your income. [Lowering your DTI](https://better.com/content/improving-your-debt-to-income-ratio-dti-when-applying-for-a-mortgage/) can make the mortgage process go smoother, so it might be worthwhile if you have time before you apply for a new mortgage or refinance. 

Here are a few DTI reduction strategies to consider:

- Pay down or pay off your car loan before applying for your mortgage.

- Start paying off your credit cards in full, one by one. (Just don't close the cards after you pay them off, as this can hurt your credit score.)

- If possible, refinance or consolidate current loans to reduce your monthly payments.

- Consider adding a [co-borrower](https://better.com/content/should-you-add-a-co-borrower-to-your-mortgage/) with a low DTI to your loan.

- Pick up a side gig or part-time job to help pay down debt.

- Expecting a raise or promotion in the next few months? Consider waiting to apply until it goes through.

- Consider using some of your down payment savings to pay down debt. Just make sure you’ll meet down payment guidelines, which can be as little as [3% to 5%](https://better.com/content/5-percent-down-payment/).

## Get clarity on your DTI with a pre-approval

At Better, we want you to be as prepared for buying a home and the mortgage process as possible.

Applying for a [pre-approval](https://better.com/preapproval/nxt-purchase?utm_source=website&utm_medium=webpage&utm_campaign=blog&utm_content=what-is-good-dti) takes as little as 3 minutes and will provide you with a clear picture of how much you can afford. You’ll undergo a soft credit check (which doesn’t affect your score) that allows our underwriters to look at your debts, income, and credit in detail to obtain a more accurate picture of your DTI.

Although your DTI ratio is just one important factor to consider when buying a home, carrying less debt relative to your income will make it easier to get a mortgage and help ensure you’ll be able to afford your home for years to come.

Better Mortgage can help you understand your DTI and the financing options available to you. Start your pre-approval process today.

 <div style="text-align: center">  
 <a class="bet-Button bet-Button--xl bet-Button--primary" href="https://better.com/preapproval/nxt-purchase?utm_source=website&utm_medium=webpage&utm_campaign=blog&utm_content=what-is-good-dti">Get pre-approved</a>  
 </div>

  <style>
    p.centercallout{ 
    text-align: center !important;
  }  
    p.legal{
    font-size:12px;
      font-style: italic; 
    }
  .ctabottom{
    font-size:25.629px !important;
    font-weight:700 !important;
    text-align:center;
  }

.learn {

  padding-left:25px;
  padding-top: 5px;
  padding-bottom: 5px;
  border-style: solid;
  border-width: 0px 0px 0px 3px;
  border-color: #291842;
  }
  .learnfont {
  font-size:16px !important;
  line-height: 20px !important;
  }
    .learnfontlist {
  font-size:16px !important;
  line-height: 10px !important;
      padding-left: 15px;
  }
.footnote{
  font-size:14px !important;
  color: #767676;
  text-align:center;
  }
.charttitle{
    font-size:24px !important;
  text-align:center;
  }

  p.chartsmall {
    font-size:12px!important;
  }

    #img1 {display:block;}
#img2 {display:none}

  @media all and (max-width: 600px) {

      .mobilehide{ display: none;
  }
    #img1 {display: none;}
    #img2 {display: block;}

    p.chartsmall {
    font-size:9px!important;
  }

  .headshot{
  width:150px;

  }

}
  .equation{
    padding-top:40px;
    padding-bottom:50px;
    padding-left:30px;
    padding-right:30px;
  text-align:center !important;
    background:#291842;
  }

  p.equationtop{
font-weight:300!important;  
    color:#ffffff;
  }
  p.equationbottom{
    font-weight:700!important;   
   font-size:28px;
    color:#ffffff;
  }
  .headshot{
    padding-bottom:15px;
  width:150px;

  }
  .centerqa{
  text-align:center!important;
  }

  </style>

Learn all about what a debt-to-income ratio (DTI) is, what a good debt-to-income ratio looks like, and why it matters when taking out a home mortgage.

Resources

Featured tools

See the true monthly cost for any home

See your payment breakdown

Filter by:

Second home vs Investment Property: What's the difference?

How often can you refinance your home loan?

Your timeline for the homebuying process

A comprehensive guide to a second home loan

Home Refinance vs Home Equity Loan: Which Is Right for You?

What is a good debt-to-income ratio for a home loan?