Buying a home can be a big step towards securing your financial future, but saving for the down payment can be very time-consuming.
However, if you already have money in your retirement accounts, you might be able to use it to speed up the process. We’ll discuss which accounts don’t penalize you when you use the money to buy a first home as well as strategies for saving on penalties and taxes.
Using Your IRA for a Home Down Payment
The IRS discourages you from withdrawing money from your retirement accounts early by charging a 10% penalty on withdrawals before you turn 59 1/2.
There’s no specific penalty exemption for home purchases when you pull money out of a 401k, so any money you take out will be classified as a “hardship exemption.” You’ll be assessed a penalty of 10% on the amount withdrawn and you’ll have to pay income tax on it as well.
If possible, roll over the amount you want to withdraw to an IRA, so you can avoid paying the penalty. However, you can’t roll over a 401k that’s with an employer for whom you are still working. If you have an old 401k from a former employer, roll that. Since a rollover can take time to process, fill out the necessary paperwork as soon as possible.
Borrowing from Your 401k
Another option with a 401k is to take out a loan. Your loan can be up to $50,000 or half the value of the account, whichever is less. As long as you can handle the payments (yes, you have to pay back this loan), this is usually a less expensive option than a straight withdrawal. Though you will pay interest, you won’t pay taxes or penalties on the loan amount.
A few things to know about 401k loans:
- Since you’re incurring debt and will need to make monthly payments on the loan, your ability to get a mortgage may be affected.
- The interest rate on 401k loans is generally about two points above the prime rate. The interest you pay, however, isn’t paid to the company – it goes into your 401k account.
- Many plans give you only five years to repay the loan. In other words, if you borrow a large amount, the payments could be substantial.
- If you leave your company, you may be required to pay back the outstanding balance within 60 to 90 days or be forced to take it as a hardship withdrawal. This means you’ll be hit with taxes and penalties on the amount you still owe.
- If payments are deducted from your paycheck, the principal payments will not be taxed but the interest payments will. Since you’ll be taxed again on withdrawals during retirement, the interest payments will end up being double-taxed.
Sometimes it makes sense to take a loan from your 401k to cover the down payment, like if you’re getting an FHA loan and only need a small down payment. However, a large loan payment could have a big effect on your mortgage qualification.
Consider that a $5,000 401k loan will have a payment of $93 per month (at a 6% interest rate) over five years, while a $25,000 loan will have a payment of $483 per month. The latter payment could seriously hinder your ability to pay the mortgage every month, and the bank will take this into consideration when figuring what you qualify for.
Therefore, it’s wise to run numbers and ask your mortgage broker how such a loan will affect your qualification before you take one out. Conversely, if the amount you need will have too adverse an affect on your qualification, it might make sense to withdraw the down payment amount and pay the taxes and penalties.
Mortgage Interest Tax Strategy
Keep in mind that you’ll be deducting mortgage interest on your taxes after you purchase your home. This may actually “wash” with some or all of the income you report from a retirement account withdrawal.
For example, let’s say you withdrew $25,000 from your 401k and paid $25,000 in mortgage interest the same year. The $25,000 you’ll report in additional income (from the 401k withdrawal) will “wash” with the $25,000 mortgage interest deduction. In other words, your taxable income won’t be increased by the withdrawal, and you will effectively pay no tax on it.
However, you will still be liable for the 10% penalty, which is $2,500 in this case. This type of strategy can work for IRA, SIMPLE, and SEP withdrawals as well, but you won’t be liable for the 10% penalty unless you withdraw more than $10,000.
Retirement Account Withdrawal Comparison
So which is best? This depends on what accounts you have and how much you have contributed to them. But in general, you’ll be assessed fewer taxes and penalties if you withdraw money for your down payment from a Roth before a traditional IRA, and from either of those before a 401k. Whether a 401k loan is better than an IRA withdrawal depends on how large it is and whether it will affect your ability to qualify for the amount and type of mortgage you want.
- Contributions in your Roth IRA: No income tax due, will not owe 10% penalty.
- Earnings in your Roth IRA up to $10,000 for the purchase of a first home: No income tax due, will not owe 10% penalty.
- Small 401k loan: Will not owe income tax or penalty. Monthly payments will be small and will have a minimal affect on mortgage qualification.
- Any withdrawal from a traditional IRA, SEP-IRA, or SIMPLE IRA up to $10,000 for the purchase of a first home: Income tax due, will not owe 10% penalty
- Earnings in your Roth IRA over $10,000 for the purchase of a first home: Income tax due, will owe 10% penalty.
- Any withdrawal from a traditional IRA, SEP-IRA, or SIMPLE IRA over $10,000: Income tax due, will owe 10% penalty
- Large 401k loan (limited to half of balance or $50,000, whichever is smaller): Will not owe income tax or penalty. Monthly payments can be large and substantially affect mortgage qualification.
- 401k withdrawal of any amount: Will owe income tax and 10% penalty.
Saving up for a down payment can take quite a while. The sooner you get into a home, the sooner you can start saving money on rent and deducting the mortgage interest on your taxes every year. You can also withdraw up to $10,000 without penalty from these accounts for the remodel or repair of a first home.
Are you planning to purchase a home soon? What is your source for the down payment? Comment below!