Tag Archives: home

Figuring Out How Much House We Can Afford with RSUs

We are going to buy a house. It is not the most financially wise decision, but life isn’t about always being financially wise–sometimes you have to splurge (within reason) and take risks. I accept that buying a house will reduce our total networth in the future, and I’m ok with that. After all, what is the point of making money if you can’t enjoy it, and what would I enjoy more than having a home of my own to raise my kids in? Sure I’d love to take lots of international trips and such, but with a toddler and one on the way (and maybe one more in 2-3 years), that’s not happening for a while. My house will be my Paris and Prague and Tokyo.

But one thing has been very difficult to figure out — how much we can afford. All home buying calculators assume you have a fairly consistent income that goes up by a consistent percentage every year. That isn’t reality for us. There are many ways to figure out how much you can afford, but one model that I’ve decided I like is 28% of pre-tax income (I’d prefer to do post-tax but if I do that I’ll never afford a home here.)

I worked out the chart below, which shows potential annual income (pre tax) with the amount of mortgage (PITI total) we can afford per month (on the right) and then on the let, I have the house price and the total amount of PITI with a 3.5% 30 year fixed loan. Our goal would be to afford a $1.7M home with an in-law, where my father-in-law would pay some rent. This means based on the chart below we need to make $320,000 per year, consistently, to afford a home at this price point. (*my insurance estimates are probably way off but I tried to figure out what home insurance would cost in California with earthquake insurance tacked on — if these numbers look wrong please let me know in a comment.)

Total Year Total Month Mortgage Max (28%) Total Monthly House Price Mortgage (3.5) Taxes Insurance Earthquake
$210,000 $17,500 $4,900 $4,872 $1,000,000 $3,412 $933 $167 $360
$255,000 $21,250 $5,950 $5,957 $1,200,000 $4,310 $1,120 $167 $360
$300,000 $25,000 $7,000 $6,862 $1,400,000 $5,029 $1,307 $167 $360
$320,000 $26,667 $7,467 $7,767 $1,600,000 $5,747 $1,493 $167 $360
$400,000 $33,333 $9,333 $9,936 $2,000,000 $7,543 $1,867 $167 $360
$500,000 $41,667 $11,667 $11,381 $2,200,000 $8,801 $2,053 $167 $360

 

Right now, I’m earning $170,000 in base income, and my husband makes $85,000. Based on our minimum income, that gets us to $1.2M of house… which isn’t enough here. To get to that $1.6M target (which is still a small house and a fixer upper), we need $320k in annual income. So either I need to consistently make $235k, or my husband needs to increase his income, or some combination of both.

What the above does not account for is that my annual bonus is $34,000. I have no idea if I will get a bonus this year or how much of it I will get. I have received my full bonus every year for the past 3 years BUT there is no guarantee I will receive a bonus in the future, or that future jobs will pay such a sizable amount in bonus. I’m not sure if I should include my bonus in my calculations or not. I’d rather not, because a bonus is nice to have for an extra vacation or gift for the kids vs worked into our planned home expenses. It would be nice if my base was $200k, so I could actually include that in the calculations. If I could get my base to $200k and my husband could figure out how to make $120k, we’d be in pretty good shape.

In addition to the base and bonus, I also receive a large amount of my income in RSUs. My refreshes have not been great, though. And if I lose my job, then I will not be able to obtain the same amount in RSU.

When I joined my company, my total compensation was as follows:

  • $165k (base)
  • $33 (bonus)
  • $56k (RSU/yr for 4 years) (*currently worth ~$350k+/yr)
  • TOTAL = ~$254k

My current compensation once I fully vest my first grant is:

  • $170k (base)
  • $34k (bonus)
  • $12k (RSU/yr)
  • TOTAL = $216k

So, that’s good, with bonus and RSU I’m still getting close to the $235k I need to make to afford a $1.6M home, but not quite, and that’s including bonus and RSU which are all variable.

What’s scarier is that if I lose this job, I have no idea if I will be able to do better than $150k salary with no bonus or RSU (I feel fairly confident I can find a job with $150k salary since before I started this job I had a few offers for that amount at startups that I turned down as they were way too low.) So do I base my home purchase off of $150k (me) + $85k (husband) = $235k/yr of income? Then we a afford a $1M house… so we can’t afford any house here and we’ll just continue renting. However, with my RSU growth, my income this year and next year are very high, and it “feels” like I should be able to afford more house. But can I?

Just a bit terrified of making decisions…

I wish my husband and I could have a straightforward conversation about why I feel uncomfortable with buying a house with gift money from his mother, and then with her living there as well (in an in-law unit.) Financially it is not a horrible idea (as long as we never get divorced) but emotionally it’s really weighing on me. It isn’t even the living with her that is making me uncomfortable, I just don’t want to merge our finances.

His mother also is being put in a bad situation, even though in her nativity she may not know it. What if she gives us $1M and a few years down the road my husband is hit by a bus, and I want to sell the house and move closer to my family across the country? Even if I wanted to give her back the $1M at that point after selling the property, I couldn’t do this without having to pay taxes on this. There’s no clean way to give her the money back. So then I’d be stuck.

Now hopefully my husband won’t die… and all of the other 10,000 equally awful scenarios won’t actually come to fruition (i.e. I get a brain tumor and go batshit, or get in a car accident that is my fault and creditors come after our house and take it away, etc etc.) There are just SO many things that could go wrong and my husband is all like THIS IS FINE it’s NOT A BIG DEAL. It is a big deal. It’s a very big deal and a very big amount of money and maybe I’d be more comfortable with it if he treated the situation as such. I’m reaching out to lawyers to make sure that if we’re going to move forward we have everything clearly in writing regarding the what ifs. He gets upset at me for being concerned. It’s frustrating.

He also is really having 2000 sq ft house envy, which is partially my fault as we’ve been house shopping for over a year now and I’ve shown him some bigger homes in the area so that the ones we can (barely) afford(?) that are 1200 square feet seem too tiny to consider. I get it. I want a house with big rooms and space to grow and just space overall. But without his mother’s money, we should be spending no more than $1.5M on a house and really less than that (if you want to go for the 2x income, we should be spending $500k-$600k on a house, but that will not get us a studio apartment out here.)

I’m starting to lean towards buying something in a “lower cost” area — San Bruno, Pacifica, South San Francisco, Daly City — maybe even Hayward. I’ve also finally accepted that what we buy today may very well not be our forever home, and if it is then we’ll learn to love it (yes, it’s hard to be willing to compromise so much when still spending $1.3M-$1.5M, but that’s the reality of life in the Bay Area.)

I knew going into my marriage that my husband and I don’t see eye-to-eye financially. He’s perfectly happy making $90k 1099 per year, never asking for raises, working in the same non profit for the last 10+ years. I was also making $90k at some point, but that was a long time ago as I’ve moved jobs and received raises and bonuses and such. I do believe that marrying him was the right thing to do–we love each other and that’s what matters. We also both entered the marriage with no debt, which helped. We pay for our used cars in cash. We still save more than we spend. We’re not from totally different planets when it comes to money management.

But looking forward over the next 10 years, I want to have 1 to 2 more kids, and I just don’t see how it all works…

As some of my readers have suggested, we could and probably should continue renting, get a bigger place as a rental and we’ll still be better off than buying. But my husband now is opposed to renting a bigger place! He really wants to buy. With his mom. He doesn’t want to deal with moving and having to move again (and again and again.) I get it. But right now, maybe it’s not the right time to buy. Or maybe it is — mortgage rates are low, we have $1M in net worth, we’re both employed, we have one 1 year old and may have another or two in the next 2-3 years…

I am sad that I don’t have a husband who I can talk to about my concerns and be heard. I wish we could be in this together but it doesn’t feel like we are. He will pay up to $2500 a month in mortgage so my only option is to find a house I can personally afford where the rest of the mortgage is on me. I haven’t figured out how to make that work, especially given my job stability is always non existent and my mental health continues to be a train wreck.

In better news, I finally applied for term life insurance and submitted all my tests/paperwork… (guess what, my husband is putting off submitting his!) — anyway, that’s the subject for another post. I’ll find out if I’m accepted at all and what my rates will be next week. Until then…

Who can afford to own a house?

I’ve committed to remaining in our $2500/month one bedroom apartment for as long as we can stand it with our soon-to-be child. I’ve even gotten to appreciate the forced closeness we’ll have living in a small space with kiddo, especially in the first year when it’s recommended baby sleeps in the same room with parents…

However, I’m very concerned about what happens “next.” Yes, we can leave this overpriced corner of the country and live somewhere that a much lower salary would enable home ownership. I don’t even care about “owning” so much as I care about being able to afford some sort of residence that feels less like an apartment and more like a home. A townhouse would be perfectly fine, especially if it has a little grassy area in the back, and a community park nearby… Continue reading Who can afford to own a house?

To Move or Not To Move… That is the Question

7 months, 3 weeks in counting until the arrival of baby “E” (we have two names picked out for girl or boy child, both start with E, so calling it baby E .) 7 months, 3 weeks is not that much time before our lives change forever.

Outside of finally figuring out how to keep my apartment clean, focusing on obtaining stability at my job, and trying to eat healthy and exercise and such, I’m perturbed  by our housing situation and whether or not we should move or stay put. The general consensus until my anxiety attack of this last week was stay put until kid is 1, then figure it out / move to a two bedroom / etc. Continue reading To Move or Not To Move… That is the Question

My downsized goals: chasing the miniature American Dream

The baby (singular or plural) may – or may not – happen. But, I’m turning 34 NEXT FUCKING WEEK and I feel like I need to have some new goals in my life. Some new goals that involve not living like a just-graduated-from-college person for the rest of my life.

I was absolutely fine living my 20s in shared living situations to save money, and my early 30s were completely acceptable sharing a 1 bedroom apartment with my husband. But – as I’ve taken home $160k+ per year, minus taxes, for the last 3 years – I wonder what on earth am I doing this for if I can’t have some semblance of the adult life I want.

All the east coast dreams of the grande house with the huge backyard are gone. I’ve downsized my objectives – but I still have them. I’d like to own a house on not-the-crappiest street. I’d like to be able to take time off in the future (in health or in sickness) and not worrying about running out of money. I’ve made progress, but I still have a long way to go.

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The plan (with flat stocks):

2017 – close the year with ~$525k networth
2018 – savings = $45k investments + $30k after-tax bonus = $600k
2019 – savings = $45k investments + $40k after-tax bonus = $685k
2020 – savings = $45k investments + $40k after-tax bonus = $770k
2021 – savings = $45k investments + $40k after-tax bonus = $885k

OR

The plan (with ~5% growth):

2017 – close the year with ~$525k networth
2018 – savings = $45k investments + $30k after-tax bonus = $625k
2019 – savings = $45k investments + $40k after-tax bonus = $740k
2020 – savings = $45k investments + $40k after-tax bonus = $862k
2021 – savings = $45k investments + $40k after-tax bonus = $990k

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This all assumes I can perform well in my current job for the next four years, age 34-38, and not take significant time off, all while (hopefully) having two children.

My goal has always been to have $500k in the bank before having children. I have obtained that goal. My next goal is to have $1M in the bank before 40. Ideally well before 40. I’d like $1M in the back as my emergency fund and retirement fund and the fund which I do not touch. Over this same time, my husband will be doing what he does and not investing his money because he’s very risk averse. This is fine, because he will be saving up for the down payment on our (not in this part of the country) house.

Assuming I have one child in 2018/19 (age 34-35); and one in 2020/21 (36-37); by the time I have achieved this plan, I have one child who is ~3 and one who is ~1. This will enable us to, before we have to think about putting the kids into school, move to a part of the country where housing is more affordable. My husband can continue his career as a teacher in a region it is more cost effective, and I can perhaps pursue an entirely new career – or take time to spend at home with the kids.

I realize $1M is NOT “early retirement.” This is step two in my… however many step, not very well thought out plan…

Step 1: $500k before having children (age 30-35)
Step 2: $1M before 40 / + $200k cash downpayment (husband)
Step 3: $2M before 50 / + home 33% paid off (or more)
Step 4: $3M before 60 / + home 66% paid off
Step 5: $4M before 70 / + home 100% paid off / retirement

I’m not sure if any of that makes sense. So far steps 1 was achieved (woohoo) and step 2 seems like it might be achievable, if I can hold on to this job for the full four years. I am going to hold on to it with all my might. The having kids things definitely may throw a wrench in this plan regardless, but I’m hopeful I can take minimal time off for my kids when they’re really young (and/or work remote and still do my job, which might be possible)… then, after four years, we leave. We have to leave. We will never be able to afford a house here. I don’t know why that’s so important to me – I realize homeownership is a horrible financial decision – but it is. I can’t shake it. I want to design my own bathroom and kitchen… I’d like a backyard I can sit in and enjoy the sun without feeling the prying eyes of others all over me. I want a place for my children to grow up and a home to know.

So, that’s the plan. It suddenly seems all so very short term. I feel quite old. 34 is no joke. 34 is just a few years away from 40. And 40 is no longer fake adulthood. It’s serious, full-on, you’re an adult – and you’re only going to get MORE adult until you’re PAST that… and, I’m trying not to freak out about that, because I know life is so very short, and I need to just enjoy the moments and try to achieve some semblance of both freedom and control before I’m too old to enjoy it.

 

Lessons in Adulting: How Much Should Living Room Furniture Cost?

When we moved in together two years ago, my Craigslist-purchased couch with ripped cushions and protruding feathers, along with my once-glued together, now peeling-apart IKEA coffee table and self-desctructive Tar-gey bookshelves which are not safe to be around a small child, seemed perfectly fine for a trancient space. With barren white walls and a few half-filled and altogether empty frames scattered about the floor, this now-married couple is trying to figure out how to create a place that feels like “home” without overdoing it (you know, like we (…ahem… I) overdid our wedding.)

Right now, we really can’t have guests over because the place is embarrassing, even on its good days when I’ve cleaned up the piles of mess. Our lease is up in May, but it is doubtful we will move next year or anytime soon (the only real reasons for us to move is 1 – rents going up an unreasonable amount, 2 – we have a child and said child turns 2, or 3, one of us gets a job super far away, like, in another state, and we need to move.) Otherwise, it looks like we’re hunkered down for a few more years in our 800-square foot, overpriced-due-to-Silicon-Valley-rental-costs abode.

This furniture has got to go. Continue reading Lessons in Adulting: How Much Should Living Room Furniture Cost?

Should I Buy a Condo?

Most jobs in my industry are an hour north of where I live (more than that in traffic) and I’m growing weary from the commute. We’re paying $2500 a month in rent currently for our 800 square foot one bedroom and I’m starting to think renting is no longer cost effective for us. Granted, we won’t be able to afford a 1 bedroom quite a nice as the one we are renting – BUT – we could buy a 1 bedroom condo closer to the city and then at least we’d lock in our monthly rates so we can actually afford to stay here.

My crazy thought is buying a 1 bedroom 1 ba condo. I wouldn’t have considered this before, but it’s the only way we can own property for <$600k. My goal would be to get the monthly mortgage under $2000 so with standard $500 HOA, we’d be paying the same (or even less next year) than what we are paying to rent. Continue reading Should I Buy a Condo?

No Cable TV for Now, Fast Internet Instead

Since I’m determined to read more, get out of the house more to see friends and exercise, and generally not be a lazy couch potato, I decided to avoid getting cable for the time being. Instead, we’re getting 50MB internet and skipping cable altogether.

The cable bill for the first year wouldn’t be that bad, but then I’d get used to it and have to pay the ridiculous fees charged after the first 12 month rates expire. It really is ridiculous to pay $100+ per month for cable television when most of the shows are available through other means. I even already have Amazon prime which offers many shows and movies as part of the membership. There’s also the option to buy Hulu Plus or Netflix if this isn’t enough.

Instead of the cable membership, I splurged on a waterproof case for my Kindle ($70) so I can come home after work, fill up the tub, and read myself silly. Better that then starting mindlessly at the screen. I figure if I’m desperate for television I can sign up for the local gym, which offers tv screens in every cardio machine… at least then I’ll be able to get healthy while watching television instead of the opposite.

Buy vs Rent: A New Thought

We’re moving in together. For real this time. For better or worse, we found out the place he’s currently living in is not a legal dwelling and thus he must move out. We were planning on moving in together this year, but this also expedites the planning and upcoming move.

While it might be dumb to consider buying something together now, I have a few ideas that could make this concept be more logical than irrational. Even though I occasionally mention moving back east at some point, the reality is that I want to stay in The Bay Area. I want to live here forever and have my kids born and grow up here. Continue reading Buy vs Rent: A New Thought

Mint’s "Goals" Depress Me.

It’s been a while since I’ve written on here because I’ve been so busy lately. Which is a good thing. I’m working a full-time job, spending some time on a side project, and not spending all that much money. All in all, I’m doing “good.” Heck, I’m doing amazing right now in relation to how I’ve done at any point in my life before – financially, personally, etc.

Yet I feel so far away from reaching any of my goals. Mint’s new Goals feature makes my future look terribly bleak. Especially given that my current salary — of about $120k per year, give or take — is temporary at best — and even WITH that salary I can’t save enough to reach my “goals.” At least according to Mint.
I made four different goals for myself…
Emergency Fund — I have my $8k in that, and it’s the only goal I’ll reach.
Save for Grad School — I need to save $110k, I’ve saved $1.4k. Yikes. At this rate I’ll go to to grad school by the time I’m 90.
Buy a Home? Yea, right. I need to save $207k for a downpayment. I haven’t really saved anything for a downpayment yet, but I’m counting my various non retirement investment as savings for a downpayment (which, it is if I ever want to buy a house.) Ok, so how much do I have saved now? A whopping $13k. Mint so nicely reminds me that I’m “4 years and 10 months behind” my savings goal. Granted, I wrote that I want to buy a million dollar house – but that’s not unreasonable where I live. That’s a pretty small house where I live. And I’ll never do it. Ok, so I’ll rent forever. Or I need to more to Kansas (I guess I’m renting forever.)
Retirement? Well, I’m doing OK on that goal. It doesn’t LOOK like I’m doing ok since according to Mint I need to save $6,362,665 by the time I’m 65 to hit my retirement goals. Yikes. Yea, so that’s giving me $80k per year in retirement income and I doubt I’ll need that much money when I retire, but I wouldn’t mind having it. I have $22.8k saved so far, at 26. You may say I don’t REALLY have $22.8k saved because that money will probably have to go to the down payment on my house one day when/if I want to buy one. Which SUCKS because I don’t want my retirement savings to go back to zero.
I know it’s good to be honest with yourself about your goals and how much you have to save, but really this is just terribly depressing. And as I contemplate seriously applying for graduate school next year, I am forced with knowing that grad school will make my goals even further from ever becoming a reality. It almost makes me want to give up. I’ll never own a house and never have enough for retirement. I’ll be lucky if I can buy myself another car when this one dies.