Yes, you can sell your home even if you have mortgage debt. In fact, selling a home with an outstanding mortgage is a common process. However, there are important steps and considerations to ensure the sale goes smoothly and you don’t end up owing more than what you receive from the sale. Here’s everything you need to know about selling your home when you still have a mortgage balance.
1. Understand How the Mortgage Works in a Sale
When you sell a home with an existing mortgage, the sale proceeds are used to pay off the remaining mortgage balance first. This means the amount you owe to the lender is deducted from the sale price before you receive any money. If the sale price is higher than your mortgage balance, you will receive the difference, known as the equity in your home. However, if the sale price is lower than your mortgage balance, you may need to come up with the difference, or you could consider a short sale (more on that later).
How it works:
- Mortgage payoff: The lender receives the funds directly from the sale to cover the remaining balance on your mortgage.
- Home equity: If your home’s sale price is greater than the mortgage balance, the remaining amount is your equity and will be paid to you.
2. Know Your Home’s Market Value
To determine whether selling your home will pay off your mortgage or leave you with additional debt, it’s important to assess your home’s market value. Work with a real estate agent to get an accurate estimate of what your home could sell for in the current market.
Steps to evaluate your home’s market value:
- Get a Comparative Market Analysis (CMA): A real estate agent can provide a CMA to show you the prices of similar homes that have recently sold in your area.
- Consider market conditions: Local housing market trends, interest rates, and the condition of your home can all influence its value.
3. Determine If You Have Positive or Negative Equity
If your home’s value is higher than what you owe on your mortgage, you have positive equity. This means that after paying off your mortgage, you’ll have money left over from the sale.
Positive equity: If you sell your home for more than the mortgage balance, the remaining money goes to you. You can use it for a down payment on a new home, pay off other debts, or invest it.
Negative equity: If your home is worth less than what you owe, you have negative equity, also known as being “underwater” on your mortgage. In this case, you might need to bring money to the table at closing to cover the difference or negotiate with your lender.
4. Consider a Short Sale If You Have Negative Equity
If your home is worth less than your mortgage debt, you may need to consider a short sale. A short sale occurs when the lender agrees to accept less than the full amount owed on the mortgage. While this option can help you avoid foreclosure, it’s important to note that the lender must approve the short sale, and they may still pursue you for the remaining balance.
Steps in a short sale:
- Lender approval: The lender must agree to the short sale and accept the reduced payoff amount.
- Financial hardship: You’ll need to prove financial hardship, such as a job loss, illness, or other circumstances that prevent you from making the mortgage payments.
- Tax implications: In some cases, the forgiven debt may be taxable, so consult with a tax professional to understand the potential consequences.
5. Work with Your Lender
If you owe more on your mortgage than your home is worth, it’s essential to work closely with your lender. If you’re struggling to make payments, communicate early to explore options. The lender may be willing to work with you on a loan modification or short sale, which can make the process of selling your home smoother.
Options to discuss with your lender:
- Loan modification: You may be able to negotiate a lower interest rate or a longer term to make your mortgage payments more affordable.
- Short sale approval: If your home is worth less than your mortgage balance, your lender may approve a short sale to avoid foreclosure.
6. Prepare for Closing Costs
In addition to paying off your mortgage, you’ll also need to account for closing costs, which typically range from 2% to 5% of the sale price. These costs include fees for the real estate agent, title insurance, repairs, and other necessary paperwork. It’s important to factor in these costs when estimating how much you’ll receive from the sale of your home.
Typical closing costs:
- Real estate agent commission: This is typically around 5% to 6% of the sale price.
- Title fees: These cover the cost of transferring ownership of the property.
- Repairs or concessions: If the buyer requests repairs or credits, this can impact the net proceeds from your sale.
7. Consider the Timing of the Sale
The timing of selling your home can significantly impact how much you get from the sale. For example, if you’re in a buyer’s market (where there are more homes for sale than buyers), you may need to lower your asking price, which could make it harder to pay off your mortgage in full. On the other hand, in a seller’s market (where demand exceeds supply), you may be able to sell for a higher price, making it easier to pay off your debt.
8. Explore Other Options
If selling your home doesn’t seem like the best option, there are other alternatives to consider:
- Renting out your home: If you’re struggling with payments but can’t sell for what you owe, renting your home may provide enough income to cover your mortgage.
- Refinancing: If you’re not ready to sell, refinancing your mortgage to a lower interest rate or longer term can reduce monthly payments and ease the financial burden.
- Forbearance: In some cases, lenders may allow you to temporarily pause or reduce mortgage payments, giving you time to resolve financial challenges.
Conclusion
Selling a home with mortgage debt is entirely possible, and with proper planning, you can navigate the process smoothly. Whether you have positive equity and make a profit from the sale, or if you’re facing negative equity and considering a short sale, understanding your mortgage situation and working with professionals can help ensure the best possible outcome. Be proactive about assessing your home’s value, managing debt, and consulting with your lender to make informed decisions.