Tag Archives: rsu

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?

Saving for a Two Million Dollar Networth by March 2022

Life has been busy these days. I’ve been busy saving 2 million dollars. Well, not yet. But I’m shockingly well on the way to a family networth of $2M before I turn 40. This number seems ridiciously large AND small at the same time. It’s obviously large. If $1M seemed large, $2M seems much larger. It is an amount many people would consider “rich” — although not in the Bay Area.

I also don’t really consider my networth close to $2M, since I actually track everything on a post-tax basis. I map my investments to an allocation plan that my former CFP provided. I also have a chunk in cash (not seen below) because that’s for the downpayment of the house I will be buying soon (hopefully, house TBD.)

Screen Shot 2020-05-10 at 7.48.24 AM

The orange are areas where I’m underinvested. I’m quite over in large cap but that’s because of my probably too high concentration in company stock. My company has performed quite well (so well that I do kick myself for selling my RSUs at a fraction of the price it is today.) I’m glad I held on to a good chunk of my ESPPs (for now) as it is unwise to do this financially speaking (you get a discount up front you’re supposed to sell immediately and not take a risk on that money) but I decided to hold a little under 1000 shares and it definitely is helping get me closer to achieving my goal. I still have a significant chunk of RSUs and ESPP coming in the next two years… so that’s where I’m estimating my family will achieve $2M PRE TAX by the time I’m 38. Maybe we’ll get there post tax by the time I’m 40.

Do I feel rich? NO. But I do feel INCREDIBLY LUCKY to have a job that pays well, let alone a job at all right now. It feels weird and I’m looking for ways to give back. I donated $100 to a local food bank but that’s not enough, so I’m considering how to give more while also still staying on track to our goals. My donation plan was always to save as much during life, invest well, and then in your will put a % of your savings towards charity. That way if times get tough later in life you have the money if you need it, but you still have a plan to give back to the world. But right now the world clearly needs it, and I’m overwhelmed by trying to figure out where to give and how much. It is definitely on my mind — but so is buying a house and having a 12 month emergency fund and hopefully being able to work part time in a few years because…

I’m apparently pregnant.

Shh, don’t tell anyone. It is top secret. It’s super early and only my husband knows. We started trying this month and thought it would take a while because last time I needed infertility treatment to get pregnant. Low and behold, boom, happened right away. I’m excited and scared and will write more about this later but clearly it shifts our financial picture. Before I was considering moving further from my office to have more space in case I had another kid, now I definitely am thinking about this option. We’re still talking about $1.5M homes, but they are much bigger and right now we want space and with another kid we will def want that space. We could still rent for a few years but I want to settle down in a neighborhood where my son can make friends  and we can meet other parents and just feel at home. I’ve been living semi frugally my whole life (we’re still in a 1 bedroom apartment even though we can clearly afford more) and I guess I’m ready to take the plunge.

I did run some numbers based on a more conservative house buying formula and found that we need the following amount in savings/cash before we buy a home for the following prices:

House Cost Cash Savings
$1.5M $436,542
$1.7M $494,000

I also determined that to have 30% of our networth be in home equity (and emergency fund) that we’d need approximately $1.95M in networth to buy a $1.6M home. (My gap analysis below) but clearly we’re not going to get there before we buy a home now, so I’m going to do my best to try to reduce the home cost while also buying something we can grow into. More on that later.

30.0% 43.0% 5.0% 27.0% 5.0% 12.0% 8.0%
23.1% 33.1% 3.8% 20.8% 3.8% 9.2% 6.2%
43.00% 5.00% 27.00% 5.00% 12.00% 8.00%
goal $450,000 $645,000 $75,000 $405,000 $75,000 $180,000 $120,000
gap $450,000 $284,705 $47,142 $252,465 $47,525 $160,066 $89,103

 

Right now my estimates have us at about $1.96M pre tax in March 2022. That’s so soon! If I can do this, it will be pretty incredible. I just have to keep my job. Through a pandemic. And a pregnancy. How hard can it be?

But the reality is I’m scared. Yes I have a lot in stocks I could sell to cover the mortgage for a while… and right now I have a job. But will I have a job in a year? Who knows. My company may need to have layoffs at some point. I really don’t understand how they would decide that and who would be laid off, but I definitely am not “safe.” So I have to assume that at any time I could lose my job, and at that point it would be hard to find a new one. I will just hold my breath through my vesting periods and pray (even though I don’t pray) that I can get through the next 19 months until I get most of my stock. That’s 8 months of pregnancy, 3 months of maternity leave, and 8 months of being exhausted and holding on for dear life.

Please, wish me luck. I’ll need it!