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To rent or buy again? That is the question retirees face when it comes to real estate and downsizing. — James Steinberg/THEISPOT.COM
It's zero hour. You've decided to sell your house and move to something smaller or to another town. As a homeowner, you naturally think of buying again — a house or maybe a condo. But should you? Maybe you should rent instead.
Ownership is solidly entrenched among retirees. They weren't even shaken by the real estate collapse. From the peak of the housing bubble in 2006 to the present, the rate of homeownership for people 65 and up has held steady at about 80 percent, the Census Bureau reports. It runs to over 90 percent among married couples in which one person is 65 or older.
For those 55 to 64, however, it's another story. The portion who own the place where they live has dropped to 76 percent, compared with 81 percent in 2006. Some in this age group switched to renting because they couldn't manage a mortgage anymore. Others, however, rent by choice.
When might it make more sense to rent instead of buy? And how do you decide?
I start with the view that, later in life, your home, as a real estate investment, grows less important. You're no longer hoping to sell at a profit in order to trade up to a bigger place. It's nice for your kids to inherit an appreciated property. But for you and me, it's more important to nail down enough income to keep us comfortable for life.
That leads to the question of how to dispose of the proceeds when you sell a house. You can use part or all of it to buy another house or condo, with or without a mortgage. That pot of money is now tied up. You could tap it at some point in the future, by taking a home equity loan or reverse mortgage, but that probably isn't your plan.
See also: When to pay-off your mortgage
Alternatively, you can put the proceeds into a mix of bank accounts and mutual funds and tap those savings and investments for rent. This choice provides ready access to your money, without borrowing.
Here's where the sharpest of pencils comes in. Estimate your retirement budget with and without the home purchase. Where will the money come from to pay your housing expenses? Rents will go up (about 3 percent, currently) but, for homeowners, so will insurance, taxes and upkeep costs. If you can pay cash for a house or condo and still have plenty of money to live on, you're a good candidate for buying. But if homeowning strains your lifestyle — even if you conserve cash by taking a new mortgage — you're a candidate for renting.
In a very general sense, renting is cheaper than buying on the two coasts, where housing is especially expensive, and buying is cheaper than renting in the middle of the country, says Nicolas Retsinas, real estate lecturer at Harvard Business School (although some markets in the country's middle are expensive, too).