Instead of targeting a high downpayment for a house, my wife and I are planning to look for a house once we hit HHI >= $250K. We think this will be mid next year. Reason being is want to target a house in the $700K range. Thoughts on the approach?

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Whether you can afford it still depends on what other debt you have, upcoming expenses, whether you can still afford it if the interest rate is much higher by then, etc. Also, are you going to have a decent, but not high, down payment or are you aiming for as low as possible, which will also affect affordability?

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There could be that’s true

Houses and interest rates will most likely to continue to go up. Fed confirmed more interest rate hikes so interest isn’t a question as rates are approaching 5% for 30 year mortgages. Could this slow or decline housing prices? Maybe, but there is still less housing than population needs.

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I would do a full hypothetical budget so you can determine what your target loan amount should be. From there, you can figure out what your required down payment would need to be for a home of that cost. No one knows what interest rates will look like later this year or next year, but I would estimate it at +1 point from today's rates. We have already seen rates rise from ~2.75 to over 4 since last summer on a standard, 30 year conventional non-jumbo loan.

I’d suggest you start looking now. Get a realtor who can tell you about off market availability (that’s how we got our house in this crazy market). Browse listings and open houses and talk with your spouse about what you want so you can make decisions quickly when you’re ready to buy - speed is crucial. From there, it’s all which loan product you can find. On a jumbo in Covid times, traditional loans required 20%; we found a lender who would give us a loan at 10% (we have two mortgages). Your DTI ratio and credit score will be key. Other than that, good luck and enjoy the ride!

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