Reverse mortgage volume dropped in February compared to the month prior, and new data compiled by Reverse Market Insight (RMI) shows that the primary culprit for the month was retail reverse mortgage originations.
The retail channel volume decrease of 15.7% effectively “masked” a gain of 3.9% posted on the wholesale side of the business, according to RMI. To get a better idea of the dynamics driving this data, RMD spoke with Jon McCue, RMI’s director of client relations, for additional perspective and a breakdown of why business moved this way.
Retail vs. wholesale drop
When asked about why retail suffered a heavier drop for the month, McCue said it could stem from a few different factors.
“I know some companies have gone back to brokering their loans because the volumes are not high enough to support their own staff to compete in the full correspondent space, so I’m sure there is an uptick in part to that,” McCue said. “Outside of that, a one-month decline like this is really too early to weigh in heavily with speculation. If this becomes a trend, then I think that would tell us more.”
Four of the top 10 lenders in the space — South River Mortgage, Goodlife Home Loans, Longbridge Financial and Liberty Reverse Mortgage — managed to post gains for the month. When asked about why the bigger lenders sustained drops in the retail and consumer-direct business channels compared to the wholesale side, McCue said part of it is data visibility.
“Given that the vast majority of brokers in the space only do zero to one loans a month, it is easier to see the significant decreases in the larger players since their volumes are more visible to the entire space,” he said.
“Because of this fact, when there are industry headwinds, we tend to see it first in the larger lenders simply because it is easier to see. However, if we go back to the November and December case number assignments, the writing was sort of on the wall that a month like this was coming.”
That’s because those were the two lowest case number assignment months in all of 2023, McCue said. South River Mortgage does not have a wholesale channel, so its growth was due entirely to retail, but for the other lenders it was a bit more channel-driven, with the exception of Longbridge, he added.
“Longbridge led the wholesale channel in February and was No. 3 in retail, so when combined it gave them a nice boost month over month,” McCue said. “Goodlife was all from their wholesale channel, and Liberty was a little bit of a combined effort as well from both its channels.”
Case numbers, product types
In terms of case numbers, the low-issuance months at the end of 2023 served as a bit of a telegraph, McCue noted.
“Since we are speaking of February endorsements, we need to go back to around the November and December case number assignments, which happened to be the lowest in all of 2023 at just over 2,600 and 2,200 respectively,” he explained.
“With that said, you shouldn’t be too surprised to see endorsements fall off in February. However, ever since the start of the year, we have seen an uptick in case numbers, which correlates to the uptick in activity LOs have been seeing and that [RMD has] reported on.”
Earlier in the year, RMD spoke to reverse mortgage managers and loan officers across the country, who did in fact report a more steady stream of inbound inquiries and product interest. Part of that was also due to an apparent increase in originator sentiment around the HECM for Purchase (H4P) product, which RMI hopes to see more of in the months ahead.
“We are firm believers that the H4P product is prime to take off,” McCue said. “When looking at H4P volumes over the years, interest rates have had very little to do with its success. In fact, the lowest levels of H4P were in the lowest rate environment during the 2020 pandemic as inventory tightened and seniors were not interested in moving given all that was happening.”
Industry perseverance
But other data suggests that seniors may be more willing to move again. He cited the 2024 Generational Trends report from by the National Association of Realtors (NAR), which indicated that the senior demographic made up the second-largest portions of buyers and sellers.
“This tells me [seniors] are moving again, so what are their options? For the right people in this high interest rate environment, an H4P may just be what they need,” McCue said. “And now that the program has gone through some recent changes, it is more closely related to its forward counterpart.”
The reverse mortgage industry, he added, is adding its own brand of perseverance to the table.
“With the rate environment we are in, it is tough, but case number assignments have been on the rise since January, the H4P product got some much needed improvements, and in speaking with LOs, it sounds like they are keeping busy,” McCue said. “Currently, all signs are pointing in the right direction, but that isn’t because of rates. It’s because of the hard work of all the professionals in this space working very hard to help their clients.”
Reverse mortgage industry professionals have spoken for months about the consequences of high interest rates on their ability to pursue business, and now AARP has taken a closer look at the impacts.
While higher rates are bad news for the mortgage industry in a broad sense, the impact on reverse lending is more nuanced, Bruce Simmons of American Liberty Mortgage in the Denver area explained to AARP.
“If a reverse mortgage can help your situation, it still makes sense for a lot of people,” Simmons told the organization. “There are so many people who can benefit from this today, even with the rates the way they are.”
These sentiments echo what Simmons shared with RMD at the beginning of this year when asked about how business is progressing after the general tumult observed in 2023. Inconsistent interest rate forecasts have made things challenging in his business, but different kinds of marketing — including a refocusing exercise on his existing marketing efforts — have helped to improve things, Simmons told RMD in February.
But a rise in interest rates also impacts the amount of money owed on the negatively amortizing loan, observed Stephanie Moulton, a longtime reverse mortgage academic researcher from Ohio State University.
“It might accelerate the growth of the balance and reduce, potentially, the equity when your heirs go to sell the home, because your balance is going to grow faster,” she told AARP.
But the utility of eliminating a forward mortgage payment still has the potential to add value for reverse mortgage borrowers, along with a raft of disbursement options such as a standby line of credit or monthly term payments, Simmons added.
Bruce McClary, senior vice president of the National Foundation for Credit Counseling (NFCC) also shared that while reverse mortgages can add value for borrowers in certain situations, the fee structure of a home equity line of credit (HELOC) could potentially make more sense for some seniors. But certain situations may make a reverse mortgage a better idea for some individual borrowers.
“[It] depends on an individual’s capacity to borrow, the reasons for borrowing and what they’re going to use the money for,” McClary told AARP. “The answers will be different depending on people’s financial circumstances and their goals.”
Finance of America Companies (FOA), parent company of industry-leading reverse mortgage lender Finance of America Reverse (FAR), released a new “investor update” this week to update shareholders and other stakeholders on different elements of its reverse mortgage business including its strategic initiatives, business model and an update on its integration of American Advisors Group (AAG).
The company also provides commentary for its fourth quarter 2023 financial performance, assesses its market advantages and offers an assessment of impacts stemming from changes in Ginnie Mae’s Home Equity Conversion Mortgage (HECM)-backed Securities (HMBS) program.
Business update and market share
The company announced the availability of the update in a filing with the Securities and Exchange Commission (SEC). FOA begins the update by listing statistics illustrating the market potential of reverse mortgages, including the amount of home equity held by seniors ($13 trillion based on the Reverse Mortgage Market Index), a majority of seniors’ aging in place preferences and sources of anxiety in retirement.
Citing data from New View Advisors, FOA describes itself as “the largest Ginnie Mae HECM issuer for the last 10 years” when including AAG, with 37% of total 2023 issuance compared to Longbridge Financial (21%), Liberty Reverse Mortgage (16%) and Mutual of Omaha Mortgage (15%).
The company also said it “continues to evaluate new products to reach additional segments of the population facing a retirement gap,” and describes recent reverse mortgage industry consolidation following influential industry changes in 2017 and the 2022 bankruptcy of Reverse Mortgage Funding (RMF).
“As a result, the industry has consolidated from approximately 20 HECM issuers controlling 50% of the market in 2017 to only four today, and FOA’s market share has increased to 37% over that same period with the acquisition of AAG,” the company said.
Last July, the company sold its title insurance business to Essent Group, followed by strategic changes in September including a transition of its offshore-based operations to a team in the Philippines and the sale of “certain operations” of its home improvement lending business to Aqua Finance.
“Following the wind down of its forward mortgage business and sales of non-reverse segments including Lender Services, Commercial Originations and Home Improvement, FOA is focused solely on the reverse mortgage market,” the company said. “The Company has substantially completed its exit from all non-core businesses at the end of Q1’24.”
Reverse mortgage leader and ‘right-sizing,’ future goals
Following its acquisition of AAG in March 2023, the company became the industry’s leading reverse mortgage lender. This resulted in the company taking “aggressive actions to rightsize its originations and back-office headcount to align with continuing operations,” saying it reduced its overall headcount by roughly 30% from its Q2 2023 peak following the acquisition of AAG.
This has resulted in FOA having “less than 1,000 employees” as of the end of 2023, the company said, leaving the organization “well-positioned to evaluate opportunities for further industry consolidation,” the update explained.
The company is also transitioning into what it calls a “de-levered, cash-generation business model,” which it plans to accomplish by “monetizing its existing balance sheet while new originations generate free cash flow and long-term equity value.”
That positive free cash flow it is aiming for will potentially go toward new financing on newly-originated HECM mortgage servicing rights (HMSRs), and wants to reach a point where “incremental financing” on HMSRs create additional liquidity.
FHA, HMBS program changes
The company went into additional detail regarding changes handed down to the HMBS program by Ginnie Mae brought about by the bankruptcy of RMF. Last September, Ginnie Mae announced it would begin allowing the securitization of multiple participations related to a particular HECM in any one issuance month. In January, the government-owned company announced its plans to develop a new reverse mortgage-backed security product in response to industry liquidity challenges.
The Federal Housing Administration (FHA) announced a series of several different HECM servicing changes in November 2023 including allowing mortgage servicers to contact borrowers by phone to verify occupancy for the program’s required annual occupancy certification, as well as allowing mortgage servicers to assign a HECM to the U.S. Department of Housing and Urban Development (HUD) after the servicer funded a cure on delinquent obligations.
FOA noted several impacts on its business stemming from these changes, including increasing the “velocity” of tail securitizations; a reduction in the need for third-party financing; and increased value for the company’s HMSRs.
Ginnie Mae’s potential new HMBS product, referred to by some in the industry as “HMBS 2.0,” has other notable potential for FOA’s reverse mortgage business, the company explained.
“HMBS 2.0 may allow FoA to collapse ~$630 million of securitized buyout [unpaid principal balance (UPB)] and reissue these as [Ginnie Mae] securitizations, improving liquidity and freeing operating capital,” the company said.
In its Q4 2023 earnings report last month, FOA said that it narrowed its quarterly loss to $20 million and posted an overall improvement in its earnings to $164.7 million in fourth-quarter 2023.
The fourth-quarter loss was down from the $25 million in losses posted in Q3 2023, touted its HMBS market share and addressed remaining challenges related to the integration of AAG and two notices it received from the New York Stock Exchange (NYSE) about its stock price being out of compliance with continued listing standards.
Looking for the best jobs that help people? Whether you are looking for a full-time job or a way to make extra income, there are many ways to make money by helping others. Picking a job that matches what you want to achieve personally and lets you help others can feel really good. In lots…
Looking for the best jobs that help people?
Whether you are looking for a full-time job or a way to make extra income, there are many ways to make money by helping others.
Picking a job that matches what you want to achieve personally and lets you help others can feel really good. In lots of different fields, jobs where you can help people have become very popular.
Whether it’s teaching, counseling, healthcare, or responding to emergencies, each job lets you change someone else’s life for the better. If you like the idea of helping out your community and giving assistance to those who need it, there are plenty of rewarding jobs that might be right for you.
Now, that doesn’t mean the jobs below are easy. While you may feel good knowing that you are helping people, many of these jobs are very hard. But, you will know that you are truly helping people and changing the world for the better.
30 Best Jobs That Help People
Below are 30 full-time and part-time jobs helping others in crisis, in your community and at homes.
1. Social worker
If you’re someone who likes to help others, becoming a social worker might be the perfect job for you. Social workers support people who face challenges in their lives. This could mean working with children, families, or even whole communities.
Social workers might work in schools, helping kids and families get through tough times, or in hospitals guiding patients through health challenges.
2. Teacher
A teacher’s job is about more than just giving lessons. The job is to guide and help students understand new information. When you teach, you make a real difference in the lives of your students.
Teachers work in different settings, such as at a public school, private institution, or even provide one-on-one education as a tutor. Some teachers work online too, which is a great option if you’re looking for more flexibility.
You can choose to become a kindergarten teacher, high school teacher, college instructor, or anything in between.
Recommended reading: 36 Best Side Jobs for Teachers To Make Extra Money
3. Nurse
Nurses play an important role in healthcare, helping people feel better and stay healthy.
I have met so many amazing nurses in my life, and it is such a helpful career path. I still very much remember all of the wonderful nurses who helped me when I was in the hospital giving birth to my daughter – these nurses were amazing and helped me so much, and I truly felt like they cared.
Nurses can work from home, in a hospital, or even in a law firm. A similar career path where you can help people is to become a nurse practitioner, with a higher salary and extra responsibilities.
Recommended reading: 27 Best Side Hustles For Nurses To Make Extra Money
4. Personal trainer
If you like staying active and want to help others, becoming a personal trainer could be a great fit for you.
As a personal trainer, you’ll get to work with people every day, helping them achieve their fitness goals. It’s not just about showing exercises; it’s about motivating and guiding people to live healthier lives.
Here are some of the things that personal trainers do:
Create workout plans.
Show people how to exercise correctly.
Keep track of a client’s progress.
Teach clients about healthy lifestyle choices.
Personal trainers are found in places like gyms, fitness centers, and sometimes they can even come to your home. Some trainers lead group classes, while others give one-on-one sessions.
5. Occupational therapist
An occupational therapist (OT) helps people of all ages do different activities that are important for their daily lives, work, school, and leisure. Some examples of occupational therapy include:
Dressing – OTs help individuals in selecting appropriate clothing and developing strategies to independently dress themselves.
Eating – OTs may recommend adaptive equipment or techniques to help individuals with feeding difficulties.
Household chores – They provide strategies to make household chores more manageable for individuals with physical or cognitive limitations.
Job tasks – OTs help individuals develop skills and strategies to perform job duties effectively and safely.
Community integration – They support individuals in participating in community events, clubs, and social gatherings.
As you can see, OTs help people in so many ways.
They work in places like hospitals, schools, or even patients’ homes are common spots for occupational therapists.
6. School counselor
School counselors play a big part in guiding students toward their future.
They help with class schedules, give advice, or plan big steps like going to college or finding a job. This job is important because school counselors help students do their best and feel good about themselves.
They also help in other ways, such as helping students who are going through a hard time in life, like helping them with handling a mental health issue or even dealing with the passing of a parent. They are very much needed in all schools!
7. Substance abuse counselor
Substance abuse counselors help people fight addiction and get their lives back on track. Their job is important because they guide people through tough times, showing them how to stay away from drugs or alcohol and live a healthier life.
They meet with people and listen to their stories, teach them new ways of dealing with problems without using substances, and support them as they make changes to better their lives.
8. Physician
Being a doctor is a way to make a big impact in your community, as everyone knows.
Depending on the specialty, they can check your health, find out what’s wrong when you’re sick, and give you the right medicine to help you feel better.
Doctors are important because they help us when we’re sick and also keep us healthy. They listen to our concerns, offer comfort, and provide treatments. This makes a big impact on many people’s lives every single day.
9. Lawyer
A lawyer’s main job is to protect the legal rights of their clients. This means giving advice based on the law and, sometimes, defending your client in court.
A lawyer might work at a large law firm, for businesses, or for everyday people with different problems. Lawyers tend to specialize in one area of law, like helping injured people, family issues, working with businesses, traffic tickets, and so on.
10. Paramedic
Paramedics are the people who arrive first when there’s a medical emergency.
Their job is to take care of people who are hurt or very sick, right there on the spot or while they’re on the way to the hospital for further treatment. They give first aid and other medical care, stay calm under pressure, and drive an ambulance if needed.
11. Firefighter
Firefighters are trained to fight fires and keep people, buildings, and nature safe. They rescue people and animals from burning buildings, help at accident scenes, and teach the public about staying safe from fires.
This is a tough job that every community needs.
12. Nutritionist
If you like helping people and love everything about food and health, think about becoming a nutritionist! A nutritionist is someone who helps people eat better and live healthier lives.
A nutritionist is a health expert who knows a lot about food and how it affects our bodies. They look at what people eat, their health goals, and make personalized plans to help them eat better. Nutritionists teach people about healthy eating, help with meal plans, and give support to make lasting changes in lifestyle.
They work in different places like schools, hospitals, or their own offices to help people be healthier through good nutrition.
13. Pediatric sleep consultant
Getting enough sleep is super important for babies and their parents. But sometimes, parents have trouble making sure their baby sleeps well.
This can lead to some parents getting nearly no sleep, and it impacts their life, their job, and their mental health.
That’s where pediatric sleep experts come in handy. They know a lot about helping kids sleep better, which helps families have better nights. If you really like working with kids and want to help them, becoming a sleep coach could be a great career option for you.
This is an area that so many parents need so that they can continue living their lives.
For me, I have taken many tips from pediatric sleep consultants so that I could help my child sleep better, and so that I in turn could get sleep as well. These were life-changing tips!
Recommended reading: How To Become A Sleep Consultant And Make $10,000 Each Month
14. Dentist
Dentists work with teeth and gums, and they help keep your mouth healthy as well as fix problems when they come up.
If you have a cavity, they can fill it. Or if you have something more serious, they can fix it too. Dentists tell you how to take care of your teeth so you can keep them strong and avoid future problems.
15. Psychologist
Psychologists help people deal with their feelings and thoughts by listening to people and understanding their problems. They work in schools, offices, and sometimes even online.
They ask questions, do tests, and figure out the best way to help people feel better.
16. Police dispatcher
Being a police dispatcher is an extremely important job that helps people in crisis.
Dispatchers have an important job in keeping communities safe and making sure everything runs smoothly. They answer emergency calls when you call 911 and send out the right help.
17. Police officer
Police officers in law enforcement keep areas safe by stopping crime and making sure laws are followed. They patrol the streets, keep an eye out for any trouble, and if someone calls for help or there’s an accident, police officers are the first to arrive.
A police officer’s work is very important for everyone’s safety. They are trained to handle many kinds of situations.
Some police officers have a degree in criminal justice, but not all have college degrees.
18. Massage therapist
Massage therapists use their skills to help relax tight muscles and ease pain. They work in many places like spas, hospitals, or sports centers.
This is a career path where you can make others feel physically better, relieve stress, and feel relaxed.
19. Speech and language therapist
Speech therapists (also known as speech-language pathologists) help people of all ages overcome difficulties with communication, as well as swallowing disorders.
Speech therapists work with children and adults who face challenges with speaking and understanding others, help those who have trouble eating or swallowing due to health issues, and create fun and engaging exercises to improve clients’ speech and language skills.
Many, many people use speech-language pathologists these days, especially for young children, and it is such a needed career path right now. Many cities have very long waitlists because there simply are not enough speech therapists, so this can be a very helpful career choice to get into.
20. Rehabilitation specialist
Rehabilitation specialists give support to those who need a little extra help due to health troubles like injuries or mental health challenges.
A day in the life of a rehabilitation specialist could include working with kids or adults, helping them with their skills to live a good life (kind of like teaching and cheering on someone as they learn or remember how to do important daily stuff).
These jobs are often found in places like hospitals, private clinics, or community centers.
21. Caregiver
Caregiving roles are very important careers that help people who really need it.
Caregivers play an important role in the lives of those who need help due to age, sickness, or disability. They provide support and company, making a real difference every day.
Caregivers do things like cook meals, drive people places, or just talk to make someone’s day brighter.
22. Home health aide
A home health aide is somewhat similar to a caregiver. Caregivers and home health aides both help people who need support with daily activities because of sickness, disability, or getting older. However, caregivers usually do a wider range of tasks like keeping people company, driving people places, cooking, and doing chores.
Home health aides focus more on personal care, such as helping with bathing, dressing, and reminding about medications. Home health aides often get formal training and might work under a nurse or another healthcare worker, while caregivers might not have formal training and often work on their own or for agencies.
Home health aides have an important job where they help people who need extra care to live comfortably in their homes. People like seniors or those with disabilities count on them to be there for them.
23. Translator
Translators connect people who speak different languages, and this job is important because they help people understand each other.
Translators work in many places. Some work in hospitals, making sure doctors and patients understand one another. Others translate books or websites, so everyone can enjoy stories or information, no matter what language they speak.
Many translation jobs let you work from home. Some jobs are full-time, and some are part-time. You can find what fits your life.
Recommended reading: 28 Ways To Get Paid To Text And Make Money
24. Environmental engineer
Environmental engineers figure out how to keep nature clean and safe. They sometimes work on projects that prevent pollution or create plans to fix damage that’s already been done, like cleaning up oil spills.
25. Pharmacist
Pharmacists know all about medicine, fill doctors’ prescriptions for patients, and explain how to take the medicine safely. This is a job that helps people because people need medicine in order to feel better.
Pharmacists work in pharmacies, drugstores, clinics, and hospitals.
26. Optometrist
Optometrists are eye doctors that help people see better. They check your eyes, find out if you need glasses or contacts, and can spot eye troubles before they become a bigger issue.
Eyes are important, of course, and so this is a job that definitely helps people.
27. Midwife
Becoming a midwife might be a great job for you if you enjoy helping people and have an interest in healthcare. Midwives are healthcare professionals who help women before, during, and after they have a baby.
Midwives work in different places, such as in a hospital, in a clinic, or visiting moms at their homes.
I had a midwife and doctor team for my pregnancy, and the midwife was amazing. She made me feel comfortable and was very friendly and calming.
28. Conservationist
Conservationists get to spend their days outdoors, helping plants and animals survive and stay healthy. They research and learn about different species and find ways for humans to live alongside them without causing harm.
The planet is home to incredible animals and places, but some are at risk. Conservationists help protect these natural wonders and make sure there are plenty of wild areas for animals to thrive in. They also work to keep the air and water clean for everyone to enjoy.
29. Dental hygienist
Dental hygienists are important in preventing and treating oral diseases. It’s more than just cleaning teeth.
They also teach patients how to take care of their mouth, show them the right way to brush and floss, and help them understand why oral health is so important.
30. Blogger
Okay, so I realize that this option is not like any of the rest.
But, I have personally helped thousands of people over the years with my blog, so I think being a blogger definitely helps people. I have received many emails and letters from readers who have said that I helped them pay off their debt, stop living paycheck to paycheck, reach retirement, and more.
With a blog, you can help people understand different topics, learn actionable tips, get motivated to reach their goals, and more.
If you enjoy writing and sharing stories or expertise, becoming a blogger might be right up your alley. A blogger creates content for a blog, which is an online space for posting thoughts, knowledge, and insights.
Your blog can become a helpful resource on topics you’re passionate about. Whether it’s cooking, personal finance, or even traveling, your words could be valuable to someone else.
I started Making Sense of Cents back in 2011. Since then, my blog has made over $5,000,000.
I didn’t plan to make money when I started the blog. It was just a way for me to keep track of my own money journey. At first, I didn’t even know people could make money from blogging or how to make a successful blog!
But after only six months, I started earning money from my blog.
You can learn how to start a blog with my free How To Start a Blog Course (sign up by clicking here).
Frequently Asked Questions
Below are answers to common questions about how to find jobs that help people.
What is the best career to help others?
The best careers to help others include becoming a social worker, teacher, nurse, therapist, counselor, and firefighter.
What job helps people with their money?
Financial planners or advisors help people manage their money effectively. They provide advice on investments, savings, and budgeting to help individuals achieve their financial goals and secure their future financial stability.
What job can I do to make people happy?
Many of the jobs above can help people become happy, such as being a teacher, personal trainer, school counselor, nutritionist, pediatric sleep consultant, psychologist, and massage therapist.
What are some jobs that help people’s mental health?
Mental health counselors and therapists give support and treatment to people dealing with mental illnesses. They play an important part in improving their clients’ emotional and psychological well-being.
What are some creative jobs that help others?
Art therapists help people deal with stress, trauma, or sickness by using creative activities. They combine the healing power of art with counseling techniques to support healing and personal development.
What are jobs that help people in crisis?
Jobs that help people in crisis include substance abuse counselors, social workers, registered nurses, and art therapists.
What are jobs helping others without a degree?
A bachelor’s degree, master’s degree, or doctoral degree is not required for all jobs that help people. For example, home health aides and personal care aides help people with daily tasks and give companionship. Typically, formal education is not required, but training and a caring personality are important to actually help people.
Best Jobs That Help People – Summary
I hope you enjoyed this article on the best jobs that help people.
When you think about jobs that help others, you might think of social work or healthcare right away.
But there’s a wide range of options, including jobs in teaching, therapy, public service, and even technical fields like translation or environmental engineering.
Each of these jobs is important for making our community better and healthier, often by working directly with people to make their lives better. These roles give more than just a paycheck – they give you the satisfaction of knowing that your work helps people outside of the office too.
What do you think are the best jobs that help people and pay well?
Older Americans who own their home are financially incentivized to stay put, which is likely to worsen the ongoing inventory shortage, two Redfin studies found.
In one recent survey, Redfin found that over three-quarters (78%) of older American homeowners (ages 60 and up) are planning to stay in their current home as they age. Meanwhile, about one in five baby boomers (19%) are considering moving into a community with older people or have already done so. Smaller shares of baby boomers are considering moving in with an adult child, moving to an assisted-living facility or moving in with friends.
The inertia of baby boomers is making it harder for young Americans to find a family home, according to a Redfin analysis. In fact, empty-nest baby boomers own 28% of three-bedroom homes in the U.S., while millennials with kids own just 14%. Furthermore, nearly 80% of boomers own the home they live in, compared to 55% of millennials.
Additionally, 54% of boomers carry no mortgage, and for those who do have a mortgage, nearly all of them have a much lower interest rate than they would if they sold and bought a new home today.
According to the April 2024 Mortgage Monitor report from Intercontinental Exchange (ICE), homeowners who took out mortgages with near-record-low rates in 2020 and 2021 face much higher monthly payments even if they move to an equivalently priced home. A “lateral move” of this type would cost 60% more per month, ICE reported.
There are now 517,000 single family homes on the market, up by 26% from a year ago, according to data from Altos Research. Inventory has been expanding steadily for 20 weeks in a row but still remains at historically low levels. Mike Simonsen, founder and president of Altos Research, forecasts that there will be 700,000 homes on the market by August or September of this year, the most homes available since 2019.
“Older Americans are aging in place because it makes financial sense, but also because it’s human nature to avoid thinking about challenging scenarios such as needing help as you get older,” Redfin chief economist Daryl Fairweather, said in a statement. “In reality, many homeowners and renters will need to move somewhere that better meets their needs as they age, like a senior-living community or a one-story home in an accessible neighborhood.
“But the government isn’t prioritizing building housing for seniors, which is further encouraging older Americans to stay put, exacerbating the inventory shortage. Politicians should focus on expanding housing stock that meets the needs of older Americans, which could help with housing affordability and availability for all.”
In certain states like California or Texas, tax systems make it advantageous for people to stay in their homes as they age. Medical and technological advancements have also made it increasingly easy for people to stay in their home as they get older.
More than half (51%) of baby boomers who don’t plan to move say that they like their home and see no reason to move, according to Redfin’s survey. The real estate brokerage conducted this survey in February 2024, collecting 838 responses from baby boomers (ages 60 to 78) and 62 responses from members of the Silent Generation (ages 79 and older).
Late last week, Indiana Sen. Mike Braun (R) submitted a letter to Ginnie Mae president Alanna McCargo asking about what he identified as recent bouts of instability in both the Home Equity Conversion Mortgage (HECM) and HECM-backed Securities (HMBS) programs, which stemmed from the collapse of a major lender and challenges that Ginnie Mae has described in maintaining a large portfolio of reverse mortgages.
To get a better idea of what prompted the letter and his interest in the reverse mortgage program, RMD reached out to Braun’s office with a series of questions about his perspectives.
‘Red flags’ and OIG inquiry
When asked about what first caused the senator to pay more attention to HECM and HMBS program issues, he explained that the late 2022 failure of Reverse Mortgage Funding (RMF) and the subsequent assumption of is reverse mortgage portfolio by Ginnie Mae were major influences toward his decision to inquire about the program’s challenges.
“RMF’s failure raised serious red flags,” Sen. Braun said in an email to RMD. “The scope of this failure is glaring, comprising 36 percent of all existing HECM loans at the time. I am seeking clarity about Ginnie Mae’s actions in dealing with this distressed issuer and their actions to fix underlying programmatic problems.”
In late 2023, the U.S. Department of Housing and Urban Development (HUD) Office of the Inspector General (OIG) announced that it was initiating an inquiry into how Ginnie Mae monitored RMF, as well as Ginnie Mae’s extinguishment of the failed lender from its HMBS program. OIG Rae Oliver Davis said at the time that the inquiry was being initiated “because extinguishing issuers and seizing their portfolios places significant stress on Ginnie Mae’s operations.”
When asked why he was not willing to wait for the OIG to finish its own inquiry before making his own overtures, Braun said that he feels like waiting may not be an option.
“The timing is important as Ginnie Mae explores improvements to the HMBS program,” he said. “The Senate Aging Committee strives to protect seniors and prioritizes oversight of aging-related issues, like reverse mortgages, and my letter highlights information that is vital to the longevity and stability of the program.”
Additional scrutiny, bipartisan potential
In his letter, Braun alluded to the potential for additional “congressional scrutiny” related to the oversight of the federally backed reverse mortgage program. When asked to expand on that thought, Braun explained that additional transparency into an important event like the RMF collapse is necessary.
“There needs to be more information on their dealings with RMF as it fell into distress,” Braun said. “It’s also important to know about the RMF assets that Ginnie Mae is now servicing, since they have never extinguished an HMBS portfolio previously. We need to have congressional oversight over their efforts to improve troubled issuers’ management practices and their proposals to improve liquidity in the HMBS program.”
With both the House of Representatives and the Senate having such narrow divides along party lines, the potential for added partisanship — especially headed into a hotly contested presidential election — remains high. RMD asked Braun if he feels this issue could descend into the same kind of pattern, but he seemed to be open to the idea of both parties coming together to address HECM and HMBS program challenges.
“It’s a nonpartisan issue,” he said. “While I sent the letter alone, there is a great opportunity to work with the other side of the aisle if further action occurs.”
He added that it’s important for the industry itself to be present during such discussions.
“Transparency is vital to the function of the HECM/HMBS program, and it’s important for Ginnie Mae to make sure Congress and industry professionals are at the table when it’s time to make decisions,” Braun stated.
Welcome to NerdWallet’s Smart Money podcast, where we answer your real-world money questions. In this episode:
Explore the ins and outs of planning a group cruise, from choosing the right trip to coordinating on-board activities.
What are the benefits of booking a group cruise for your friends and family?
What amenities do cruises offer that could make travel easier for you and your group?
Hosts Sean Pyles and Meghan Coyle discuss how to choose and book the best cruise to help you understand the logistics of planning a group vacation at sea. They begin with a discussion of the advantages and drawbacks of going on a cruise with a group, with tips and tricks on selecting destinations that fit your travel style, managing the financial aspects of shared cruise costs and utilizing onboard amenities for all age groups.
Then, Sean and Meghan discuss the ins and outs of cruise excursions and travel tips for groups. They discuss the importance of early reservation for excursions, strategies for avoiding the rush when disembarking at ports, and the value of shared travel experiences for bonding with your party.
Check out this episode on your favorite podcast platform, including:
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Episode transcript
This transcript was generated from podcast audio by an AI tool.
Sean Pyles:
Planning a group vacation is not easy. You need to consider multiple opinions around transportation, lodging, food, entertainment. The Google Doc could be a lengthy one. Not to mention the bill. But there’s one way to go that takes all of those decisions out of your hands. Today we’re going to explore the pros and cons and costs of taking a group on a cruise.
Meghan Coyle:
There are some people who like to sit on a beach during their vacation and not do too much else. If that’s your style, then I’d suggest looking at a cruise like in Hawaii or the Caribbean where there’s a lot of stops at beaches and you don’t have to waste time looking at a city or something if you don’t want to.
Sean Pyles:
Welcome to NerdWallet’s Smart Money Podcast. I’m Sean Pyles.
Meghan Coyle:
And I’m Meghan Coyle.
Sean Pyles:
This episode concludes our nerdy deep dive into group travel. Meghan, it’s been so fun thinking about all the different ways to travel with friends and family.
Meghan Coyle:
Yeah, I think we’ve covered a lot of ground, Sean. Group travel and airlines, where to stay with groups, how to get groups from one location to another via cars, trains and public transit. And today we’re going to talk about the option that puts all of that in one place. Well, maybe not the airline part, but you get my drift, my ocean drift.
Sean Pyles:
Yes, it’s time to hit the water for a cruise.
Meghan Coyle:
We’re cruising, Sean.
Sean Pyles:
Will Julie McCoy, Isaac Washington and Captain Stubing be welcoming us aboard?
Meghan Coyle:
Oh, Sean, that is an old school reference for all time, and you’re not that old.
Sean Pyles:
I’m not, but a classic is a classic. But seriously, whether it’s Love Boat or Death on the Nile, trips aboard a cruise are legendary and a huge part of vacation culture.
Meghan Coyle:
They are. In fact, more than 12 million Americans went on cruises in 2022, part of the post pandemic cruise rebound. And if you think about it really, is there any better way to wrangle a group of people in one place while allowing them to pretty much do whatever they want?
Sean Pyles:
Well, cruises are not for me, but you do have a point. So I’m looking forward to hearing more about some of the logistics and costs and things to watch out for and anticipate. And today you are the one in the hot seat.
Meghan Coyle:
I am. I’m not only your purser, I’m your expert.
Sean Pyles:
All right, well listener, we want to hear your thoughts about group travel. Are you organizing a trip for a bunch of friends? If so, how are you going about it and what questions do you have? Leave us a voicemail or text the Nerd hotline at 901-730-6373. That’s 901-730-NERD. Or email a voice memo to [email protected]. Stay with us. We are back in a moment.
Meghan, let’s talk cruises. I have to start out with a confession. I’ve never been on a cruise. I guess it’s a two part confession because the other part is that I’m wary of cruises. So tell me, what is your experience with cruises?
Meghan Coyle:
So I’ve been on three cruises and I’m going on another one this summer and I was also a little wary of them, but my grandma loves them and she just has been booking them as a way to get our extended family together and we literally have four generations traveling together when we go on a cruise. So it’s been nice because, yeah, it’s like a little reunion and we get to see a new place together.
Sean Pyles:
The family aspect seems great because you can get everyone in one place and it’s not that difficult once you’ve all gotten onto the boat. Once you’re there, what’s exciting to you about cruises?
Meghan Coyle:
So I like seeing a lot of destinations. I’m trying to learn how to slow travel, but for right now I love being really efficient and when I have a few days off, seeing as many places as I can in those few days and cruises are a great way to do that. You don’t waste a lot of time driving. And honestly, there are a lot of destinations that are just easier to see by water. For example, I went on an Alaska cruise and I recommend that to anyone who’s a little wary of cruises because there really is no better way to see Alaska. It is just so big. It would be impossible to drive all of that.
Sean Pyles:
And I imagine if you’re someone who doesn’t like to get super into the logistics of traveling and just wants to get on a boat and be shown things, cruises could be really appealing.
Meghan Coyle:
They help you set the itinerary and oftentimes they’ll even tell you what time you need to be at dinner. It can be very planned out for you, which is really nice.
Sean Pyles:
How can folks choose which cruise to go on, there are so many?
Meghan Coyle:
Of course look at cruises that interest you and fit your travel style. So there are some people who like to sit on a beach during their vacation and not do too much else. If that’s your style, then I’d suggest looking at a cruise like in Hawaii or the Caribbean where there’s a lot of stops at beaches and you don’t have to waste time looking at a city or something if you don’t want to.
But if you are more into the city destinations or going to see a different country perhaps, and you need a bit more of a mix of relaxing days and touristy days, then I’d recommend looking at other locations that would maybe provide a mix of those two things for you. So the Mediterranean is often a good option. I think Southeast Asia would be really cool to go see, to get a little mix of both.
Sean Pyles:
So really know yourself, know what you want out of your vacation, know how you like to travel and then see what kind of cruise can fit the bill for you. Like I mentioned, I haven’t done a cruise before and I’m kind of wary of them in part because there are so many people just shoved onto this big boat in the sea and that’s just not my thing. But maybe I would look into a smaller boat, a more intimate type of cruise.
Meghan Coyle:
Exactly. There are so many different types of cruises like a river cruise for example, might be an example of a smaller ship that might be more interesting to you. And there’s also a lot of newer cruises, newer ships, and they’ve done a lot in the past 20 years probably to make these cruises really private in some ways. There’s a lot of third spaces where you can hang out outside of your room. So if you’re worried about the crowds, you might be pleasantly surprised that there’s actually some places you can go on a cruise ship where you can have some alone time.
Sean Pyles:
Meghan, I’d like to hear why cruises are good for group travel.
Meghan Coyle:
I mean the big plus is that everyone is staying in the same place and there’s lots of different activities for all age groups. So when I travel with my family, my grandma can do some of the bingo and the ballroom dancing.
Sean Pyles:
You’re not joining in on the bingo?
Meghan Coyle:
Yeah. Bingo is not my thing, but I can go to the water park, I can go have a drink with my friends out on the deck. There’s a lot of options for everyone.
Sean Pyles:
And I think that’s important when you’re traveling with a group, you should have some understanding that each person’s going to want to do slightly different things. You don’t need to be together all of the time. And with the amount of activities that are available on a cruise, your grandma can go and play bingo, you can go do something else, your dad could do another thing and it’s no big deal because you know you’ll meet up when the dinner bell rings because the boat tells you you have to eat at this certain time and that’s when you kind of have to regroup.
Meghan Coyle:
Exactly. And the other thing I wanted to point out is that food is usually included in the cost of the cruise. There might be some upgrades you can get for specialty restaurants on board, but for the most part food is included. And so that I think takes out the biggest stress of traveling with the group, which is feeding everyone and finding something that everyone agrees to and is in the right budget. When it’s all included that it just simplifies it so much.
Sean Pyles:
Not to mention splitting the bill is always a headache when you’re traveling with a group. So it takes that totally out of the equation, which is nice.
Okay. And then what about actually booking a cruise as a group? Do you all need to book at the exact same time? Are there certain accommodations that you need to make when you are a group? How should people approach the actual booking of a cruise when you are doing it as a group?
Meghan Coyle:
So you want to research the different types of staterooms that they have. Those are the cabins that you would book and there’s a lot of different configurations. You could get one with a balcony, sometimes there’s a two bedroom suite sort of situation. So before you book anything, really understand the different types of staterooms and how much each of those would cost. And you don’t have to book all together. You can often select the floor that you’re on in the boat. And I’ve found it’s nice to stay on the same floor or at least the same part of the boat as your family or friends or your group because it just makes it easier to get to each other if they’re right down the hallway. And you can also look for some deals that’ll make traveling as a group cheaper.
So for example, there are a few cruises that do a kid sale free package where you might be able to bring little ones for not no extra cost because you’ll probably have to pay for some of the add-ons, like the drinks or whatever. But that takes out a lot of the cost. And especially with staterooms, it’s not exactly like you’re buying a hotel room where you buy the hotel room and then split it with someone else outside of the payment system. On a cruise a second person is actually another cost. So it’s actually easier that everyone can see how much their space in the stateroom costs.
Sean Pyles:
So that’s another way where being on a cruise makes financing a trip a little bit easier because you have clear divisions of who is paying what to be in a room.
Meghan Coyle:
Exactly. And I would just warn people to look out for some of the rules about traveling as a group, especially where drink packages are involved. Most cruises come with a complimentary sort of basic drinks package, which is probably just water and soda and coffee and tea and then alcohol or even specialty coffee drinks like some Norwegian cruise lines have Starbucks locations right on the cruise ship, and those might not be part of the drinks package. And sometimes they can be very restrictive about how many people in your group need to have a certain drink package to be able to book or to be able to buy drinks for everyone.
Sean Pyles:
Oh, because they think that just one person’s going to have the Starbucks package and then get coffee for everyone else?
Meghan Coyle:
Yeah. So just be aware that you want to get a drink package that will include everyone and all of the beverages you’ll want.
Sean Pyles:
So read the terms and conditions of all of the expenses that go into a cruise. And is there one clear place where you can see that when you’re booking or is it like you get on the boat and suddenly you realize, oh, we’ve got to get this Starbucks package because X number of people in the group need to get this for the cruise to be happy with us?
Meghan Coyle:
You can do it before you get on the cruise when you’re booking online. That might require reading some of the fine print to make sure you got it exactly right. But if you do not have the drink package you need, you can always add it on when you’re on the boat as well.
Sean Pyles:
Well, as your experience tells us, cruises are really big among families. So what should parents know about bringing their little ones on a cruise? Or even you as you are an adult, but with your family traveling, what should people know about traveling on a cruise as a family?
Meghan Coyle:
The biggest perk of traveling on a cruise with a family is that parents can get free babysitting. It’s literally included in the price of the cruise. They have these things called kids clubs or teen clubs, so maybe not exactly babysitting, but these are places that are specifically reserved for kids of a certain age and they’re often divided into different age groups as well. Even smaller kids that have one kind of kids’ club and then middle grade kids have a different kids’ club, and here parents can literally drop their children off. And throughout the operation hours of the kids club, the kid can just stay there and participate in all sorts of activities. Just make sure you check the hours and also the age requirements. And sometimes these cruises even offer extra babysitting services outside of the normal operation hours. So if you want to have a date night or something like that, you might be able to get babysitting as an add-on to the kids’ clubs.
And then on top of that, other good things to look for on cruises if you’re going with a family is kid-friendly amenities. So cruises like Royal Caribbean and Disney are really well known for having kid-friendly activities like water slides, go-karts, ice rinks, all these things to keep kids and adults entertained. And if you’re booking for a group that includes kids, it’s nice to consider one of these cruise lines that has all of those fun things for them.
Sean Pyles:
Well, on the other end of the spectrum, cruises are super popular among seniors too. So are there any tips for this age group when it comes to making the most of a cruise?
Meghan Coyle:
This is one area where you want to be really cautious about making sure you book accessible accommodations, if someone needs that. Bigger cabin or maybe they want a scooter to ride around on the cruise ship. Actually you can even book a wheelchair rental or a scooter rental before you even get on the cruise from an outside third party company if you’d like and just pick it up before you get on board. I’d recommend working with the cruise because a lot of these cruise lines employ people to specifically handle these cases.
Sean Pyles:
When I think of cruises, I think that they’re essentially like a luxury condo building on the water and they have all sorts of wild amenities. Can you talk us through some of the amenities that people can expect on a cruise?
Meghan Coyle:
Amenities like gyms, pools, spas, those are all pretty standard and I would expect to see those on most ships. One of my hot tips is that you can save on going to the spa with a day pass. And if you go up and ask the people who work there, they might be able to give you some options that are not spa treatments, that might be a little cheaper so you can use the facilities, which is really nice. A lot of times they have entertainment. These can be anything from game shows to Broadway style shows to maybe more customer interaction type of stuff like karaoke. There’s all sorts of different types of shows. There’s even an ice show on the ship with an ice rink.
Sean Pyles:
An ice rink on a boat just seems like it’s breaking laws of nature, but I’ll go for it.
Meghan Coyle:
I know, right? Don’t count out that you can also bring your own entertainment. So my family often brings Mahjong, so we play that on the boat, but you can bring your own games, your own books and download your own TV shows because Wi-Fi is a whole nother thing on the cruise. But if you have things downloaded, you could watch that yourself as well.
Sean Pyles:
Okay. Say more about Wi-Fi because I need my internet connection no matter where I am. Is it not accessible often on boats?
Meghan Coyle:
Wi-Fi is similar to the drinks package where you often have to buy some type of package and often it’s for the entire length of the cruise. So there aren’t a lot of ways to get it at a deal. But if you do need the Wi-Fi, it can be worth it to pay for the entire package. Just know that it might not be super fast, especially when you’re out at sea. And of course when you dock and get off at the ports, you can always use Wi-Fi that you find locally or even set up some sort of international phone plan to have Wi-Fi access when you’re off the boat.
Sean Pyles:
All right. Well, Meghan, I want to talk about excursions because excursions or day trips away from the boat are a really big selling point on cruises and they can also make a cruise a lot more expensive depending on the excursion and how many you do. So can you talk us through what people should know about booking excursions, especially for groups?
Meghan Coyle:
Excursions are a pretty costly add-on to your cruise price. So that’s something to keep in mind, especially when you’re booking for a huge group. The simplest way to do it is book the excursions through the cruise line. They often have a desk on board where they can help you book these things or you can book them online before you go on the cruise. And these can range from anything like they’ll take you to different activities at the port, or it could be as simple as they’ll just simply offer you a ride into town. So if you’re doing this with a group, sometimes it’s simplest to just go through the cruise line, but you pay for that convenience.
The other option is you could set up your own excursions and that is often way cheaper. It just requires a little bit of research beforehand that might involve having to book some sort of transportation for your group to help you get to where you need to go. Or it might be as simple as literally walking into town. If your group can handle a 15-minute walk into town, that might be the cheapest option. And large groups might have even more options to customize the excursion to exactly what they want.
Sean Pyles:
One thing that I was a little bit surprised by when it comes to excursions on these cruises is how competitive they can be to book. I’m thinking of my family, which is going on a Disney cruise this spring, and we were talking about this over Christmas and they were looking at booking some excursions for their cruise and a lot of them had already filled up and they were three, four months out from the cruise itself. So I guess I was surprised by how popular they are, one, and two, how expensive they were to do and then also just how competitive it is to actually get in on one of these cruise specific excursions.
Meghan Coyle:
Yeah, you have to remember that everyone on this cruise is booking these same few options from the cruise line at any port you get off at. For example, the Disney cruise has a private island. I think they actually have two private islands. So depending on what cruise you go on, you might stop at one or the other, but it’s literally like the entire boat empties out and goes to this private island and that can cause some demand backups as well. So it is important to keep in mind that when you are booking excursions, you should do it as early as possible. And if you don’t get something, I would recommend to keep checking back even when you’re on the boat because people do cancel. They get on the ship and they’re overbooked or maybe part of their group bails out and spots can open up last minute.
Sean Pyles:
And also I would imagine that if you don’t get the excursion that you want when you dock somewhere and everyone else is offloading into this destination, it might be a good chance just to hang out on the cruise by yourself because on this boat and everyone else has already left. So a little bit of peace and quiet on this big boat as well.
Meghan Coyle:
Yeah, that’s actually one of my favorite things is to try not to leave with the crowd in the morning as soon as you dock and give yourself some time for the boat to empty out and you’ll get a little bit of a alone time and it might be easier to grab a taxi when you do get off.
Sean Pyles:
Well, Meghan, do you have any other tips who might be cruise curious with their group?
Meghan Coyle:
I would really encourage groups to look into it because it can be so fun to go on these group trips together and know that no matter what else you do during the day you will see each other at meals, you’ll see each other at night, you’re all staying in the same place. And it takes a lot of the headaches of planning a group trip out of it. So if your group has any interest at all in going on a cruise, I would recommend you look into it.
Sean Pyles:
Well, I’m still a little bit cruise skeptical, but maybe I’ll float this to my friend group next time we’re planning a vacation.
Meghan Coyle:
Let me know how it goes, Sean.
Sean Pyles:
Okay. Well, Meghan, it’s hard to believe, but our group travel journey is already coming to an end. We’ve soared the skies, crashed at group friendly lodging, planned trips that made everyone happy and even cruised across the high seas. All this travel talk is making me want to get a trip on the books with my favorite travel companions.
Meghan Coyle:
Same. I can’t wait. I’m a firm believer that traveling with someone is one of the best shared experiences. As long as you don’t hate your travel companions by the end of it, travel can really bring people closer together.
Sean Pyles:
Absolutely. Well, Meghan, thank you so much. It’s been really fun having you co-host this show and bring on some of our fellow Nerds to talk group travel.
Meghan Coyle:
Thank you, Sean.
For now, that’s all we have for this episode. Do you have a money question of your own? Turn to the Nerds and call or text us your questions at 901-730-6373. That’s 901-730-NERD. You can also email us at [email protected]. Also visit nerdwallet.com/podcast for more info on this episode. And remember to follow, rate and review us wherever you’re getting this podcast.
Sean Pyles:
This episode was produced by Tess Vigeland. I helped with editing. Kevin Berry helped with fact checking. Sara Brink mixed our audio. And a big thank you to NerdWallet’s editors for all their help.
Meghan Coyle:
And here’s our brief disclaimer. We are not financial or investment advisors. This nerdy info is provided for general educational and entertainment purposes and may not apply to your specific circumstances.
Sean Pyles:
And with that said, until next time, turn to the Nerds.
The state of California is maintaining its mortgage relief program funded by the 2021 American Rescue Plan, which includes assistance for reverse mortgage borrowers. But the funding is running low and could soon be exhausted soon, according to estimates from state housing officials as reported by the Los Angeles Times.
After extending availability for the program to more qualified recipients in February, officials now warn that those who could benefit from the financial assistance — designed primarily as an option for homeowners who were financially impacted by the COVID-19 pandemic — will need to act quickly if they want help.
A tally on the program’s official website shows that more than $823 million of the original $1 billion allocation to California has been used and the remaining $177 million could evaporate within the next couple of months.
“When you look at who received those funds, it’s been a real success,” Rebecca Franklin, president of the California Housing Finance Agency’s Homeowner Relief Corp., told the Times, adding that “we really were successful at getting the money to those populations who really were hit harder by the pandemic.”
The average amount of assistance provided by the program stands at just over $24,000 per household, and grants have been issued to more than 33,000 households across the state. The program rolled out in California in late 2021.
The federally created Homeowner Assistance Fund (HAF) is available to all borrowers, including reverse mortgage holders, in an effort to keep them compliant with their loan obligations, which was explained to RMD in early 2021 by Biden administration officials.
“The Homeowner Assistance Fund would be a way in which to provision funds to help homeowners, including seniors with [Home Equity Conversion Mortgage (HECM)s], that may have back tax or insurance payments that need to be made due to hardships related to the pandemic,” an administration official told RMD in February 2021. “And that would be one of the measures in which seniors and the HECM portfolio can be addressed.”
But for forward and reverse mortgage borrowers across the board, the HAF has had challenges reaching full deployment nationwide. Last month’s effort in California to expand the base of qualified beneficiaries was partially done to get more aid to homeowners faster, since there has been an awareness problem across the country.
This has been particularly true of potential reverse mortgage beneficiaries. HECM servicing professionals explained at reverse mortgage industry events that there have been difficulties in making reverse mortgage borrowers aware of the available funding — which is overseen by individual states — and had requested the help of loan originators to get the word out to their clients.
California-based multichannel mortgage lender HighTechLending appointed reverse mortgage industry veteran Brian Boccia to serve as a senior account executive in its third-party origination (TPO) channel. He joins the company after prior experience at companies like Mutual of Omaha Mortgage and Reverse Mortgage Funding (RMF).
Aiming to keep in mind the financial difficulties that seniors may be facing, Boccia expressed a commitment to the reverse mortgage space and a need to understand senior pain points as key elements of his new position. To get a better understanding of all the dynamics in play, RMD sat down with Boccia and Eric Ellsworth, HighTechLending’s executive vice president of national sales.
Coming aboard
After working at RMF for more than nine years, Boccia transitioned to serve as an AE at Mutual of Omaha and helped to add reverse mortgages to the product mix for brokers there. This past month, he joined HighTechLending, along with some of his former colleagues at RMF, including Ellsworth and soon-to-be company co-owner David Peskin.
“With nearly two decades of experience, Brian brings a wealth of knowledge and expertise to our team,” Peskin said in the announcement of Boccia’s hiring.
When asked about the importance of the wholesale division to the overall plan that HighTech has for reverse mortgage business this year, Ellsworth said Boccia is a key player in the plan.
“The wholesale business is a huge part of our strategy coming into 2024,” he said. “David and I had our eye on Brian coming into this year, and we needed to hire somebody that has the customer service skills as well as the industry expertise. Brian has both of those, which we’re really excited about.”
Ellsworth also credits Boccia’s energy as an intangible element that can help lift the entire sales team, he said.
“That’s one of those non-resume things that you can bring to a sales team, an excitement,” he said. “Brian has the ability to elevate that with a team. So, it’s not just his ability to go out and develop relationships with brokers and create business, but just the impact of his energy on the team. We’re really excited about that.”
Customer-centric mentality
For Boccia, dedication to the customer base is key, he explained.
“All that matters is that we’re there for the senior client,” he said. “And that’s what matters to me. I’ve been working with David for 20 years now, so we kind of know each other. I told him I’ll bring knowledge, since I was a broker before I came to the TPO side. I know what it’s like from both sides. So, I feel like that, coupled with my experience of 15 years now doing the AE job, I can bring some energy and, quite frankly, I’m going to make some people laugh.”
Levity helps to keep customers engaged and builds trust, Boccia said.
“I don’t think it needs to be that serious of a situation if we’re all working together and getting the loans done for the senior,” he said. “We’re just trying to help people out. So, I think I’ll bring energy, especially, but maybe also the right frame of mind.”
If someone at the company hasn’t worked as either an AE or broker before, then being able to offer both of these perspectives should be beneficial for people at HighTechLending, he said.
“I can give them both sides of the fence,” he explained. “I’m looking forward to maybe giving them a few tips to help them grow a business. Simple as that — being part of a team.”
The business climate
When asked to explain what the business climate has been like so far this year, Ellsworth said that things started slow before accelerating into March.
“We started off the year with a nice little rate drop, and we were anticipating that this might be a better year. But quickly, those rates started to go back up,” he said. “In January, we saw a little bit of an uptick; it came back down a little bit in February. But I’ll say March is definitely headed in the right direction.”
Ellsworth described more application volume overall in March, which should lead to a good month.
“I was just talking to somebody about it today, and was thinking people are finally realizing that rates are not going to go down anytime soon,” he said. “We might see some rate drops like we saw this past week, and the Fed came out and announced that they’re still anticipating the three rate drops. Whether or not that makes a big, significant impact to the principal limit, I’m not sure.”
But having these conversations openly with borrowers helps to crystallize their understanding of rate dynamics, he said.
The new normal
“I think everybody understands that interest rates are higher than they have been in years past, especially during COVID,” Ellsworth said. “And because of that, I think people are more open to moving forward with a little bit of a higher interest rate than what they could have gotten three years ago.
“It’s really not as big of an issue as it was two years ago. I think it’s just a matter of whether or not somebody qualifies because of the impact that that rate has on the principal limit.”
Boccia said that seniors are being pragmatic based on other costs — especially the cost of living.
“Seniors are more looking at living a healthy retirement,” he said. “We’re in a little bit of a high interest rate environment, but you’ve got to remember something: The line of credit on the HECM grows at the same interest rate at which they’re being charged. So, it’s not all negative. [Some borrowers might] take whatever [they] can upfront, leave something in a line of credit, and have that grow at 7.5% to 8%.”
You finally own your home free and clear. And now, you want to put that ownership stake to use. Is this even possible?
Fortunately, the answer is yes. You can take equity out of your home even after your mortgage is paid off. One of the easier ways to do so is to sell your home, but there are also financial products that allow you to extract equity from your paid-off home quickly without having to pick up and move.
Each has its pluses and minuses. So let’s look at the options.
Can you take equity out of a paid-off house?
“It is definitely possible to take equity out of your home after you’ve paid off a previous mortgage,” says Jeffrey Brown, branch manager with Axia Home Loans in Bellevue, Wash. “Assuming you qualify, you can access that equity at any time.”
Actually, those means of access are pretty much the same for a paid-off house as for one that still has a mortgage on it. You can take equity out of your home using one of these tools:
home equity loan
home equity line of credit (HELOC)
reverse mortgage
cash-out refinance
shared equity investment
When should you tap equity on a paid-off house?
Why would anyone pursue fresh financing after finally paying off a mortgage? Well, why not? Your home is an asset, and you can make it work for you. And when you own it free and clear, its tappable potential is at its greatest (see Pros, below).
Viable reasons abound for borrowing against your ownership stake, from funding a major home improvement project to investing in a business to purchasing more property. Or, frankly, for whatever you need. However, since your home will serve as the collateral for the debt, you should be judicious in how you tap it. Two good rules to follow: Use your equity in ways that improve your finances or work as an investment and don’t take out more than you can afford to lose.
How to get equity out of a paid-off house
Cash-out refinance on a paid-off home
Let’s say you were still paying off your mortgage, had adequate equity and needed cash. You’d likely do a cash-out refinance, which typically has a relatively lower interest rate compared to other types of loans.
You can do the same now, even though you’ve paid off your mortgage. You’ll simply take out a new mortgage and pocket the equity in the form of cash at closing. As with any refinance, however, you’ll be on the hook for closing costs, which can run 2 percent to 5 percent of the amount you’re borrowing and any escrow payments.
“A cash-out refinance generally results in the lowest interest rate and offers the highest loan amounts you can borrow,” says Matt Hackett, operations manager for Equity Now, a mortgage lender headquartered in Mamaroneck, New York. “It can be a fixed- or adjustable-rate loan, and it is fairly straightforward to apply and qualify for.”
Home equity loan on a paid-off home
Alternatively, you could apply for a house-paid-off home equity loan.
Like a cash-out refinance, a home equity loan is secured by your property (the collateral for the loan) and enables you to extract a large amount of equity because you have no other debt attached to the residence. You’ll also likely need to pay closing costs, and as with any mortgage, you risk losing your home if you can’t pay it back.
The upsides: Home equity loans typically come with fixed interest rates, which are usually much lower than personal loan rates. Plus, if you use the money on home improvements, you can deduct the interest on your taxes.
HELOC on a paid-off home
Many homeowners like the flexibility of a home equity line of credit (HELOC), which works more like a credit card you can use when you need it.
“HELOCs come with adjustable interest rates, often based on the prime rate,” says Hackett. “They offer the opportunity to draw funds and pay back funds during the initial draw period, which is more flexible than a standard first mortgage.”
What’s more, you’re only responsible for repaying the amount you use versus the fixed obligation of a cash-out refinance or home equity loan, says Vikram Gupta, executive vice president and head of home equity for PNC Bank.
Do read the fine print of your agreement, though. “Additionally, some HELOCs may have various fees associated with them such as annual fees, early closure fees, and origination fees, so borrowers should pay close attention to these when evaluating their total financing costs,” says Gupta.
On the downside: HELOCs aren’t as easily attainable — you need a strong credit score — and, given their fluctuating interest rates, can mean variable monthly repayments.
Reverse mortgage on a paid-off home
If you’re 62 or older, you could be eligible for a reverse mortgage. This financing vehicle gets you regular payments from a mortgage lender in exchange for your home’s equity.
“A reverse mortgage can be a great way for seniors to access the equity in their homes to pay for monthly living expenses and keep them living independently, especially if they don’t have monthly income in retirement,” says Brown.
Reverse mortgages have pros and cons, though. You’ll still need to keep up with homeowners insurance, property tax and HOA dues payments to avoid foreclosure, and there’s a limit to how much money you can get. You can’t let the home fall into disrepair either — you’ll still be responsible for maintenance.
Most of all: “It’s important for the borrower’s survivors to understand that the entire [reverse mortgage] balance, plus interest and fees, is due if the borrower passes away,” says Gupta. “The borrower’s house may need to be sold if their estate cannot repay the reverse mortgage loan.”
Shared equity agreement on a paid-off home
With a shared equity agreement — a relatively new method of liquidating equity — you’ll sell a portion of your future home equity in exchange for a one-time cash payment.
“The details on how this works and what it costs will vary from investor to investor,” says Andrew Latham, CFP, CPFC, content director and managing editor for SuperMoney.com. “Let’s say you have a property worth $600,000 with $200,000 in equity built up. A home equity investor might offer you $100,000 for a 25 percent share in the appreciation of your home.”
If your home’s value increases to $1 million after 10 years — the typical term for a home equity investment — you’d have to return the $100,000 investment plus 25 percent of the appreciation, which in this case would be $100,000. You’d also need to return the investment plus the share of appreciation if you sell the home.
“The advantage here is that you can tap into your home’s equity without getting into debt,” says Latham, “and there are no monthly payments, which is a great plus for homeowners struggling with cash flow.”
In effect, you’ll have a silent partner in your home, so you’ll need to be comfortable with that and the rights that partner has to protect their investment.
Pros of tapping equity on a paid-off house
Easier to get approved
On the plus side, it can be relatively easy to qualify for a home equity loan on a paid-off house since you already have a solid track record of paying off your first mortgage, which likely means you’re older and have good credit and possibly a higher income. This ups your creditworthiness as a borrower, making you a preferred candidate to lenders and lowering the interest rate you’ll pay.
You also won’t have to worry about the size of your ownership stake or loan-to-value ratio — two other criteria that lenders look at, and that affect how much you’re able to borrow.
No-strings money
Furthermore, you can use your equity for any reason. Most lenders won’t care, for instance, if the money will be put toward funding retirement, seeding a new business or making a down payment on an investment property.
“Many seek to pay for their children’s educational expenses, fund their retirement or pay for an unexpected medical emergency like cancer care for a loved one,” says Kelly McCann, an attorney specializing in construction and real estate with Burnside Law Group in Portland, Ore.
Avoid capital gains taxes
In addition to being able to use the money for nearly any purpose and being more likely to qualify, tapping into your home equity also has the potential to save you money on your income tax.
“It may be smarter to tap into your equity than selling your home and downsizing,” says McCann. “If you have capital gains on your home of more than $250,000 (or more than $500,000 if you are a married couple) you must pay taxes on that gain after the sale of your home. However, if you borrow against your home by, for example, taking out a home equity loan, you don’t have to pay taxes on the loan proceeds — you get the money tax-free.”
Cons of tapping equity on a paid-off house
Risk of losing your home
Of course, if you choose a form of financing wherein your home is used as collateral, like a cash-out refinance or home equity loan, there’s always the risk that you could lose your home if you can’t repay.
Upfront expenses
While they often carry lower interest rates than unsecured loans, home equity products aren’t free. Most have upfront expenses and many of those good old closing costs that you remember all-too-well from your first mortgage. You’ll have to come up with the funds to pay for expenses like origination fees and a home appraisal, to name a few. The whole process could be paperwork-heavy and time-consuming, too.
Being frivolous with funds
You’ve got a tempting chunk of change there in your home. But you’ve worked long and hard to acquire this asset, so don’t blow it on one-time, discretionary expenses. Buying a car (a depreciating asset), paying for a wedding or taking a vacation — these are not-so-good reasons to deplete your equity stake.
How much equity am I able to cash out of my home if it’s fully paid off?
Even if your home mortgage has been paid in full, which means you have 100 percent equity, you cannot borrow all of that money. Generally, lenders allow for borrowing up to 80 to 85 percent of a home’s appraised value. That means if your home is worth $500,000 you may be able to access as much as $425,000 of that equity. However, the specific limit also varies by lender.
Bottom line on getting equity out of a paid-off home
Determining whether it makes sense to pull equity out of a house you’ve already paid off really comes down to your unique circumstances and financial picture, as well as your short- and long-term goals. It’s also important to consider whether you’d be able to make the payments on the loan if your financial circumstances were to change unexpectedly.
“Homeowners should ask themselves: ‘What is the purpose of the funds needed?’ They also need to assess their individual financial situations to ensure they have the cash flow to pay off the loan in the future, particularly as they approach retirement,” says Gupta.
If you decide to proceed, make sure to practice the due diligence you would apply to any other financial transaction—shop around with several lenders and find the best terms for your needs.
FAQs
A home equity line of credit, or HELOC, is typically the most inexpensive way to tap into your home’s equity. When opening a HELOC, you only pay interest on the money you actually use. As an added bonus, when using a HELOC, you won’t pay all the closing costs that come with a home equity loan or a cash-out refinance on a paid off home.
Lenders typically look for credit scores of at least 620 on home equity loan applications. You’ll qualify for an even better rate with a score of 700 or above.