8.69% return to break even upon home purchase

to break even upon home purchase

1. Home Maintenance Costs
Home maintenance expenditures include cash outlays for services such as appliance repair, pest control, house cleaning, chimney cleaning, gutter and downspout cleaning, landscaping, lawn maintenance and home security. (To save money on home expenses, see Fifteen Insurance Policies You Don’t Need, Extended Warranties: Should You Take The Bait? and Five Money-Saving Shopping Tips.)

Tip: Although these costs can be minimized by purchasing a new home, many experts recommend budgeting 1% of the home purchase price every year in order to cover the costs of these expenditures.

2. Property Insurance
Insurance premiums for coverage against certain natural disasters such as fire, flood, tornadoes, earthquakes, or hurricanes may cost 0.55% of the home purchase price. Therefore, the home would need to appreciate in value by this amount each year in order to offset this expenditure. Now, clearly the costs for natural disaster insurance will vary significantly based on the geographic area in which the home is located. However, regardless of the locale, the mechanics of this concept can be tailored by the reader in order to determine his or her break-even rate. (Read more on this subject in Insurance Tips For Homeowners.)

3. Private Mortgage Insurance
Private mortgage insurance (PMI) is charged to homeowners that fail to put down at least 20% of their home purchase price as collateral for a loan. Homeowners are charged this amount each year to help protect the lender against default. In Figure 1, we have assumed that the homeowner will make a 5% down payment and that PMI insurance will cost 0.5% of the home purchase price. As such, PMI expense will directly increase the required annual home appreciation rate by this amount. (To learn more about PMI, see Six Reasons To Avoid Private Mortgage Insurance.)

4. Brokerage Costs
Brokerage costs are typically paid by the homeowner to a real estate agent for help with selling the home. In this analysis, we assumed that the homeowners will pay the real estate agent a 6% commission. However, because transaction costs are a one-time expenditure and we are trying to determine how much the home will need to appreciate each year in order to offset this cost, we need to spread the brokerage commission over the estimated length of time the home is expected to be owned. For this analysis, we use an industry accepted standard of seven years. By spreading the brokerage cost over this period of time, we determined that a home must appreciate in value each year by 0.86% in order to offset the cost of this expenditure.

5. Closing Costs
Closing costs are another expenditure that needs to be factored into our model. However, closing costs are more difficult to equate with the home purchase price, because these costs tend to be more closely tied to other factors. For this illustration, we assumed that the homeowner will pay a fee of $3,000 at the time the home is purchased. Therefore, assuming that the purchase price of the home is $225,000, closing costs would translate into an expenditure of 1.3%.

Closing costs are a one-time expenditure, but they should be allocated over the length of time the home is owned for the purposes of this exercise. As previously explained, we are making this adjustment because we are trying to determine how much the home will need to appreciate each year in order to cover this one-time cost. Following the seven-year home ownership assumption used in this analysis, closing costs would increase the annual break-even rate by 0.19%. We realize that closing costs depend on the institution that provides the loan. Therefore, the impact of this expenditure must be tailored by the homeowner in order to accurately determine its impact on his or her own break-even rate.

6. Property Taxes
In 2007, the median property tax rate in the U.S. was approximately 0.93% of the home purchase price. Therefore, a home would need to appreciate by 0.93% in order to offset this expenditure. However, the current provisions set forth in the U.S. income tax code allow property tax payments to be deductible for the purpose of calculating taxable income. Therefore, assuming that the homeowner is in the 28% federal income tax bracket, and that the purchase price of the home is $225,000, the tax deduction benefit associated with property tax payments would reduce the required home appreciation rate by 0.26%.

This property tax deduction factor is determined by multiplying the property tax rate and the amount paid for the home by the homeowner’s federal income tax rate, and then dividing the result by the purchase price of the home. Again, to apply this methodology, the impact of the property tax factor will have to be adjusted in order to reflect the individual homeowner’s federal income tax rate. (To learn more about property taxes, see Five Tricks For Lowering Your Property Tax.)

7. Interest Expense
We are assuming a fixed rate on a mortgage loan is 6.25% and that 95% of the home will be purchased with debt capital (with a 5% down payment). As a result, the impact of the equity made through the down payment will reduce the interest expense from 6.25% to 5.94%; as only 95% of the $225,000 home is being charged the 6.25% interest.

Like property taxes, mortgage loan interest is also a qualified tax deduction. The homeowner should pay around $13,359 in interest in the first year and, assuming the homeowner is in a 28% income-tax bracket, the interest tax shield would be $3,741. This amount is calculated by multiplying the amount of interest expense the homeowner will pay in the first year by the homeowner’s income tax rate.

However, because non-homeowners are entitled to a standard deduction when completing federal income taxes, the benefit of owning a home should only include the portion of the income tax shield that is above the eligible federal deduction amounts granted to non-homeowners. For this illustration, we have assumed that the homeowner is single, and therefore is eligible for a $5,150 standard tax deduction. In comparison, if the homeowner were married, he or she would be entitled to a $10,300 deduction. By factoring the standard deduction into our equation, the interest tax expense would be reduced from $13,359 to $8,209. This amount is simply determined by subtracting the standard deduction amount from the amount of interest expense paid by the homeowner in the first year. Again, assuming that the homeowner is in the 28% income tax bracket, we determined that the interest tax shield would reduce the break-even rate by 1.02% ($8209 x 28%/$225,000).

Total Impact of Home Ownership Costs
Based on the methodology outlined in this article, the assumptions made about the homeowner and the estimated cost expenditures used in this analysis, we determined that a home will need to appreciate 8.69% during the first year after it is purchased in order for it to offset the costs associated with owning the home.

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Please email me if you want to be introduced to our CPA from ABA. Connie Dello Buono, 408-854-1883 motherhealth@gmail.com or conniedbuono@gmail.com . Helping doctors and business owners reduce their income taxes.

Federal Tax Deductions for Home Renovation by Turbotax

There are a number of ways that you can use home renovations and improvements to minimize your taxes.
Looking to spruce up your home without breaking the bank?

Renovation of a home is not generally an expense that can be deducted from your federal taxes, but there are a number of ways that you can use home renovations and improvements to minimize your taxes. These include both tax deductions and tax credits for renovations and improvements made to your home either at the time of purchase or after.

Using your mortgage to make home improvements

One way to save on the costs of home renovation is to make the improvements to the home at the time it is purchased.

If the mortgage you take out to buy a home includes additional money to make renovations, your acquisition cost for the home includes this amount. You can then deduct the interest on this amount from your income as part of your mortgage interest deduction.

Improvements that qualify as medical expenses

Improvements to your home can also be deducted from your income as medical expenses if they are medically necessary.

The cost of installing entrance or exit ramps, modifying bathrooms, lowering cabinets, widening doors and hallways and adding handrails, among others, are home improvements that can be deducted as medical expenses. But the deduction amounts must be reasonable, given their medical purpose, and expenses incurred for aesthetic or architectural reasons cannot be deducted.

In other words, making a residence wheelchair accessible qualifies, but adding a sculpture garden does not.

Additionally, any amounts spent for these improvements that increase the value of your home cannot be claimed as a medical related expense.

Tax credits for energy generation

One of the best ways to lower your taxes is to take advantage of energy tax credits by installing qualified energy generating systems.

You can get a one-time federal tax credit of 30% of the cost of qualifying geothermal heat pumps, solar water heaters, solar panels, small wind turbines, or fuel cells placed in service for an existing or new construction home through December 31, 2016.

Except for fuel cells (which must be installed in your primary residence to qualify), the credit can be used for items installed in vacation or second homes as well.

The 30% credit applies to the cost, including labor and installation, and there is no maximum limit (except for fuel cells). For example, if you purchase and install a small wind turbine for $10,000, you get a $3,000 tax credit right off the bat – not counting the future savings on your electric bill.

This tax credit must be taken in the tax year that the item was placed in service, and a Manufacturer Certification Statement must accompany the item to qualify. For complete details, visit Federal Tax Credits for Energy Efficiency.

Home sale exemption

Under the home sale exemption, you do not have to pay capital gains on appreciation of your primary residence when you sell it if your profit is $250,000 or less. Because home renovations increase your basis in your home, they can help reduce the amount of your sale price that is counted as profit, and therefore can potentially help get you under the home sale exemption to avoid capital gains altogether. Even if not, the increased basis will limit the taxable portion of the sale price.

Did you lose money from your stocks and home equity and you need to increase your estate at the stroke of a pen?


Call Connie Dello Buono CA Life Lic 0G60621 at 408-854-1883 motherhealth@gmail.com You are invited on May 17, Sat at Embassy Suites at 9:00am in Walnut Creek CA to learn how to have a tax free retirement with no market risks.

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If you agree on the above statement, please comment or email motherhealth@gmail.com

If we want to be leaders, we act like one and we then we become one. Our thoughts define our destiny. We have to let positive thoughts empower us to the next level. Do you want to go to the next level in your business? I am attending a millionaire boot camp this Saturday to empower me and my team to help families maximize their wealth and minimize taxes with access to funds when health threats occur. I am also hiring self-motivated people in the bayarea.

The search is over, if you think you can succeed with the effort of the team and your strength, call. You do not need a big capital to have your own business.  I started with less than $1000. I have no way to go but up as a single mother of two teens. My why of doing this retirement planning business is to retire my mom who still works at 78. And many more reasons.

Connie 408-854-1883 motherhealth@gmail.com


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Cut costs in bank fees, home/car insurance, dining, and more

Cut costs , save more

Home/Car Insurance and Financial Fees Save almost $600 a year Some credit cards sock you with fees of $30-plus, the FDIC reports, if you’re even a day late with your payment. Say you have a bad math week and bounce a check—that’s a fortune right there. Stay on top of these painful fees and save yourself from spending money that does nothing for you.

Set up an overdraft account. “Link your checking account to your savings account, so that if you overdraw, the money comes from savings, says Luke Reynolds, head of the FDIC’s community outreach efforts. Just make sure you always have a $300 cushion in your account.

Set up automatic withdrawal. Avoid late fees on your card by having your card issuer automatically withdraw the minimum amount before your due date. Many issuers also let you pay by phone. This helps during those months when you realize the due date is…today.

Don’t pay for credit reports. You know those ads promising free credit reports? Despite the catchy tune, the reports really aren’t free, notes Reynolds—they can cost about $15 per month. For a truly free report, head to AnnualCreditReport.com. You can get one free credit report each year; for most people, that’s plenty, he adds.

Cut ATM fees. Sure, having an ATM on every corner is convenient. But it’s also pricey, if you go outside your own bank’s network. Some ATMs charge $2-to-$3 per transaction. Your own bank may take on another couple bucks. If you use these once a month, that’s $60 out the window by next year. To avoid the fees, head to your bank’s website, and find the branches and ATMs near your usual stomping grounds. Make a point of using these whenever possible. What if you’re away from home and need cash? Use stores as your ATM—pay with your debit card and then ask for extra cash back when you check out, Reynolds suggests. Many times they do this without changing any fees.

Raise your deductible. The average annual bill for homeowner’s insurance was $804 in 2006, according to the Insurance Information Institute. However, by raising your deductible from $500 to $1,000, you could save up to 25 percent on your premium, the Institute says. If your annual tab is about the average, that works out to $200 per year. Same with car insurance: Kick it up from $250 to $500 and you’ll save between $171 and $257 per year, says Sam Belden, vice president with Insurance.com.

Revisit your policy. If you’ve changed jobs, for instance, and drive less to work, you may be able to reduce your car insurance rate.  Low mileage rates, which can save you five to 15 percent, typically come into play if you drive less than about 7,500 miles each year, Belden says.

Recession proof your money

Is there a simple (and painless) way to create a budget? Most people are unreasonably afraid of the B-word. But knowing where your money goes can show you where you have room to spend, as well as where you need to cut back. It’s as easy as remembering these two numbers: 60 and 40. Sixty percent of your monthly income should go to fixed expenses such as food, mortgage or rent, utilities, transportation, and health care. Divide the remaining 40 percent as follows:

10% for a retirement fund. Yes, even if you have debt. At the very least, contribute the maximum amount to your 401(k) that your company will match–never pass up dough. 10% for paying off debt or building an emergency fund 10% for short-term savings to be spent on nonrecurring expenses like vacations or unexpected home repairs 10% for fun stuff that will improve your quality of life.


Protect your assets with an index universal life insurance with full living benefits that grows to 13% tax free, contact Connie Dello Buono, CA Life Lic 0G60621, Retirement Planner


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