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What Is Home Equity?

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What Is Home Equity?

Most homeowners now have more equity in their homes than they did two years ago, thanks to surging home values during the pandemic. That means right now is a good time to consider tapping into your home equity if you're looking to borrow money at a lower interest rate than you might get with other types of loans such as personal loans. Home equity is the difference between what you owe on your mortgage and the current market value of your home.

You build equity in your home by consistently making mortgage payments over the years. Equity is valuable because it allows you to borrow money against your home at lower interest rates than other types of financing. Once you have enough equity built up in your home, lenders and banks will allow you to borrow against it. Some of the most common reasons to borrow against your equity are to pay for life expenses such as home improvements, higher education costs such as tuition, or to pay off high-interest credit card debt.

Most lenders want to see that you've built up at least 15% to 20% in equity in order to let you borrow money against your house in the form of refinancing or other kinds of home equity loans. One of the simplest ways to ensure you have a good chunk of equity in your home is to make a large down payment if you are able to.

For a typical homeowner with a 30-year fixed-rate mortgage, building up 15% to 20% usually takes about 5 to 10 years. Even if you paid less for your home when you bought it years ago, your equity is based on the present-day value of your house. If, for example, your home is currently worth $500,000 and you have $400,000 left to pay on your mortgage, you would have $100,000 of equity in your home.

Here's what you need to know about home equity, what it is, how to calculate it and why it's important to homeowners.

How do you calculate home equity?

To calculate your home equity, simply subtract your remaining mortgage balance from the current market value of your home. So if you owe $400,000 on your mortgage and your house is worth $500,000, you have $100,000, or 20% equity in your home. You may need to work with an appraiser or real estate agent in order to get an accurate evaluation of your home's fair market value, especially since home values have risen by record-breaking amounts since the beginning of the pandemic.

Ways to borrow against home equity

There are various ways to access the equity in your home. Some of the most common equity financing options are home equity loans, home equity lines of credit (or HELOCs) and reverse mortgages. It's important, however, to keep in mind that all of these options require you to put up your home as collateral to secure the loan, so it's critical to understand that there's a risk of losing your home to foreclosure if you miss payments or default on your loan for any reason.

Home equity loan

A home equity loan lets you borrow money against the equity you've built in your home and provides you with a lump sum of cash at a fixed interest rate. Lenders typically want to see that you have at least 15% to 20% in your home to approve you for a home equity loan. A home equity loan doesn't replace your mortgage like a refinance, rather, it's an entirely new loan that you'll repay monthly along with your existing mortgage payment. But just like a mortgage, with a home equity loan, your interest rate never changes and your monthly payments are fixed, too.

HELOCs

A home equity line of credit, or HELOC, is a type of loan that lets you borrow against the equity you've built up in your home and functions like a credit card. It provides you with an open line of credit that you can access for a certain amount of time, typically 10 years, followed by a set repayment period, which is usually 20 years. Lenders also generally want you to have at least 15% to 20% in your home for HELOC approval. With a HELOC, you don't have to take all of your funds out at once, and you can withdraw money repeatedly from your HELOC over the 10-year period, once previously borrowed sums are paid back.

"A HELOC offers more flexibility than a home equity loan -- you can't withdraw money from a home equity loan like you can with a HELOC, and a HELOC allows you to receive replenished funds as you pay your outstanding balance," said Robert Heck, VP of Mortgage at Morty, an online mortgage marketplace.

HELOCs have variable interest rates however, so it's important to make sure you can afford higher monthly payments if your rate goes up once your introductory interest rate expires, especially in the current economic climate.

Reverse mortgage

You must be 62 years or older to access a reverse mortgage and have either paid off your home or have significant equity accumulated, usually at least 50%. With a reverse mortgage, you do not have to make monthly mortgage payments and the bank or lender actually makes payments to you. You must still pay your property taxes and homeowners insurance and continue to live in the house, however. A reverse mortgage allows you to access the equity in your home and not pay back the funds for an extended period of time while using them for other expenses during retirement. It's important to keep in mind that you are building a mortgage balance back up as you borrow against your equity, and your estate will eventually have to pay off your loan. A common way to repay this loan is to sell your house.

The bottom line

Unlocking the equity in your home can be a valuable way to access financing to cover other life expenses. It's important to understand the differences between the kinds of equity loans available to secure the best one for your particular financial situation. When comparing ways to access equity, always take into account the interest rate, additional lender costs and fees, and the size of the loan and how it will be disbursed to you, as well as the amount of time you have to pay it back, before you enter into an agreement to borrow against the equity in your home.

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Home Equity Loan Rates For September 2022

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Home Equity Loan Rates for September 2022

Home Equity Loan Rates for September 2022

With record-breaking home appreciation seen throughout the pandemic, most homeowners have more equity in their homes now compared to two years ago. If you need access to funds for a renovation project, education expenses or even debt consolidation, tapping into your home's equity could provide you with a lower-rate financing option. A home equity loan, which lets you borrow money against the equity you've built in your home, provides you with a lump sum of cash at a fixed interest rate.

Home equity loans may be particularly appealing in the current economic climate. Mortgage rates overall have gone up more than 2% since the beginning of the year. Even though rates recently dipped as the Federal Reserve increased its benchmark interest rate for the fourth time this year in an attempt to combat rising inflation, home equity loans still tend to offer lower interest rates than other types of loans. That's a significant benefit for anyone looking for financing at a time when it's uncertain how much rates will fluctuate moving forward.

This type of financing may make sense if you own a home and have at least 15% to 20% of equity built up in your home. Unlike a home equity line of credit, or HELOC, you'll receive the sum of the loan upfront in one lump payment if you're approved.

A home equity loan is a lower interest rate financing option, but it's not without risk. When you secure a home equity loan, your home acts as collateral, which means you could lose your home if you're unable to repay what you borrowed. It's important to carefully consider whether a home equity loan is right for you before applying for financing.

Here's everything you should know about home equity loans, how they work, who they're best for and how they compare to other loan options.

What is a home equity loan?

A home equity loan offers you a lump sum of cash you borrow against the equity built in your house. Tapping into your home's equity means you are borrowing against the mortgage payments you've already made -- it won't replace your existing mortgage payment -- it's a new loan that you'll repay monthly, along with your existing home loan.

Most lenders require you to have 15% to 20% of equity in your home to secure a home equity loan. To figure out how much equity you have, subtract your remaining mortgage balance from the value of your home. For example, if you have a $500,000 mortgage and you owe $350,000 on it, you have $150,000 in equity. To figure out the percentage, divide this number ($150,000) by your home's value ($500,000) and you'll see you have 30% equity available in your home. Lenders will typically let you borrow around 80% to 85% of your home's equity for a home equity loan. So, in this case, you could borrow up to $120,000 to $127,500.

A standard repayment period for a home equity loan is between five to 30 years for a home equity loan. You make fixed-rate payments that never change, which means even if interest rates go up, your loan rate is locked in.

Current home equity loan rate trends

One of the benefits of home equity loans is that they typically have lower interest rates than personal loans or credit cards. Right now, borrowers with good credit and sufficient equity can secure home equity loans with interest rates as low as 3%, according to Bankrate, which is owned by the same parent company as CNET.

One potential downside of a home equity loan is that if your property value goes down for any reason, you could end up underwater on your loan. This happens when the balance of your loan becomes higher than the value of your home. That's what happened to millions of Americans during the 2008 financial crisis. Right now, there's less risk of your home's value decreasing below your home equity loan amount, though. Home prices have appreciated as much as 20% in some metro areas across the US over the last two years, and it seems unlikely that they will go down in a significant way anytime soon.

Pros of a home equity loan

Fixed-rate payments: Your monthly payment will never change even if interest rates rise.
One lump sum of cash: You receive the entire loan upfront in one disbursement.
Low interest rates: It has a lower interest rate than other types of personal loans or credit cards.
Tax deductible interest: If you use it for home renovations, you can deduct the interest from your taxes.

Cons of a home equity loan

Using your home as collateral: If you fail to make your payments or default on your loan, your lender can foreclose and take ownership of your house.
Can take longer to receive the funds: It can take more time to receive a home equity loan than a personal loan, for example.
Closing costs are expensive: Closing costs can range anywhere from 2% to 5% of the loan.
Your home's value could decrease after receiving your loan: Although home values are not expected to decrease significantly any time soon, if your home's value were to drop below your home equity loan amount, you would have what is known as negative equity. Negative equity means you owe more than your home is worth. So, if you were to sell your home, you likely would not receive enough money from a seller to pay off your loan balance.

Home equity loans vs. HELOC

Home equity loans and home equity lines of credit, or HELOCs, are similar, but have a few key distinctions. Both let you draw on your home's equity and require you to use your home as collateral to secure your loan. The two major differences between a home equity loan and a HELOC are the way you receive the money and how you pay it back.

A home equity loan gives you the money all at once as a lump sum, whereas a HELOC lets you take money out in installments over a long period of time, typically ten years. Home equity loans have fixed-rate payments that will never go up, but most HELOCs have variable interest rates that rise and fall with the economy and overall interest-rate trends.

A home equity loan is better if:

You want a fixed-rate payment: Your monthly payment will never change even if interest rates rise.
You want one lump sum of money: You receive the entire loan upfront with a home equity loan.
You know the exact amount of money you need: If you know the amount you need and don't expect it to change, a home equity loan likely makes more sense than a HELOC.

A HELOC is better if:

You need money over a long period of time: You can take the money as you need it and only pay interest on the amounts you withdraw, not the full loan amount, as is the case with a home equity loan.
You want a low introductory interest rate: Although HELOC rates may increase over time, they also typically offer lower introductory interest rates than home equity loans. So, you could save money on interest charges.

Home equity loans vs. cash-out refinances

A cash-out refinance is when you replace your existing mortgage with a new mortgage, typically to secure a lower interest rate and more favorable terms. Unlike a traditional refinance, though, you take out a new mortgage for the home's entire value -- not just the amount you owe on your mortgage. You then receive the equity you've already paid off in your home as a cash payout.

For example, if your home is worth $450,000 and you owe $250,000 on your loan, you would refinance for the entire $450,000, rather than the amount you owe on your mortgage. Your new cash-out refinance home loan would replace your existing mortgage, and then offer you a portion of the equity you built (in this case $200,000) as a cash payout.

Both a cash-out refi and a home equity loan will provide you with a lump sum of cash that you'll repay in fixed amounts over a specific time period, but they have some important differences. A cash-out refinance replaces your current mortgage payment. When you receive a lump sum of cash from a cash-out refi, it is added back onto the balance of your new mortgage, usually causing your monthly payment to increase. A home equity loan is different -- it does not replace your existing mortgage and instead adds an additional monthly payment to your expenses.

A home equity loan is better if:

You do not want to pay private mortgage insurance: Some cash-out refinances require PMI, which can add hundreds of dollars to your payments, but home equity loans do not.
You can't complete a refinance: With rates rising, it's possible that your mortgage rate is lower than current refinance rates. If that's the case, it likely won't make financial sense for you to refinance. Instead, you can use a home equity loan to only take out the money you need, rather than replacing your entire mortgage with a higher interest rate loan.

A cash-out refinance is better if:

Refinance rates are lower than your current mortgage rate: If you can secure a lower interest rate by refinancing, this could save you money in interest, while providing access to a lump sum of cash.
You only want one monthly payment: The amount you borrow gets added back to the balance of your mortgage so you only make one payment to your lender every month.
Less stringent eligibility requirements: If you don't have great credit or you have a high debt-to-income ratio, you may have an easier time qualifying for a cash-out refi compared to a home equity loan.
Lower interest rates: Cash-out refinances sometimes offer more favorable interest rates than home equity loans.

FAQs

What is a good home equity loan rate?

Right now, lenders are offering rates that start as low as around 3% for borrowers with good credit, but rates vary depending on your personal financial situation. A lender will base your interest rate on how much equity you have in your home, your credit score, income level and other aspects of your financial life such as your debt-to-income ratio, which is calculated by dividing your monthly debts by your gross monthly income.

How do I qualify for a home equity loan?

You are typically required to have at least 15% to 20% equity built up in your home to qualify for a home equity loan. You must also have enough income and a low-enough debt-to-income ratio to qualify -- lenders usually want to see a DTI of 43% or below. Lenders also like to see a minimum credit score of at least 620. Generally speaking, if your credit score is below 700 there is a possibility that a lender will deny you for a home equity loan. The better your credit, the better your chances of being approved for a loan with a low interest rate.

What can I use a home equity loan for?

Home equity loans can be used for anything you choose to spend the money on. Typical life expenses that people usually take out home equity loans to cover are expenditures like home renovations, higher education costs like tuition or to pay off high-interest debt like credit card debt. There's a bonus for home improvements: If you use a home equity loan for renovations, the interest is tax deductible.

You can also use a home equity loan in an emergency situation or for life events like weddings. But keep in mind that whatever you chose to use a loan for, taking out a large sum of money that accrues interest is an expensive choice you should always carefully consider – especially since you're using your home as collateral to secure the loan. If you can't pay it back, the lender could seize your home to repay your debt.

How do I apply for a home equity loan?

Applying for a home equity loan is similar to applying for a mortgage. You need to qualify with a lender or bank who is willing to lend you the money. First, the lender will first want to make sure you have at least 15% to 20% equity in your home. If you do, the lender will take into account your credit score (lenders usually like to see a minimum score of 620), your income and your current debt-to-income ratio to determine whether you qualify and what your interest rate will be. You should be prepared to have financial documents like pay stubs and W2s in order, as well as proof of ownership and proof of the appraised value of your home. It's important to interview multiple lenders to determine which lender can offer you the lowest rates and fees.

More mortgage tools and resources

You can use CNET's mortgage calculator to help you determine how much house you can afford. The CNET mortgage calculator factors in variables such as the size of your down payment, home price and interest rate to help you understand how much of a difference even a slight increase in rates can make in the amount of interest you'll pay over the lifetime of your loan.

More mortgage rates:

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Will Fed Continue To Push Interest Rates Up? Here's What The Latest Inflation Stats Tell Us

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Will Fed Continue to Push Interest Rates Up? Here's What the Latest Inflation Stats Tell Us

Will Fed Continue to Push Interest Rates Up? Here's What the Latest Inflation Stats Tell Us

This story is part of Recession Help Desk, CNET's coverage of how to make smart money moves in an uncertain economy.

What's happening

Inflation remained unchanged in July. If prices remain steady, or decrease, throughout August, the Fed may slow the rollout of interest rate hikes.

Why it matters

If the Fed continues to drive up interest rates, there will be consequences -- most likely an uptick in unemployment, and an increase in interest rates for mortgages, credit cards and loans.

What it means for you

Soaring consumer prices, tumbling stocks, increased costs to borrow money and the threat of layoffs could prove particularly devastating for low- and middle-income Americans.

The Consumer Price Index showed that inflation slowed in July, though prices remain at record highs, with significant upticks in food and shelter over the last month. The Federal Reserve has been on a crusade to cool rising prices since the end of last year, but it's too soon to say whether -- in light of inflation's slowing pace in July -- we're seeing the fruits of its labor.

The Federal Reserve's next meeting is in September, and Fed Chair Jerome Powell has said he anticipates additional rate increases throughout the year. But, depending on inflation's pace over the next month, that could change. If inflation improves significantly in August, the Fed may slow the rollout of interest rate hikes -- or, at least, raise interest rates by a smaller amount, compared to the two previous hikes.

Raising interest rates is the main action the Fed can take to try to counter high inflation. When it costs more to borrow -- as with credit cards, mortgages and other loans -- consumers have less spending power and will buy fewer items, decreasing the "demand" side of the supply-demand equation, theoretically helping to lower prices.

Experts worry that further increases to the cost of borrowing money could contract the economy too much, sending us into a recession: a shrinking, rather than growing, economy. The Fed acknowledges the adverse effects of this restrictive monetary policy.

"We are highly attentive to inflation risks and determined to take the measures necessary to return inflation to our 2% longer run goal," Powell said during July's press conference. "This process is likely to involve a period of below-trend economic growth, and some softening in labor market conditions. But such outcomes are likely necessary to restore price stability and to set the stage for maximum employment and stable prices over the longer run."

As rates rise and inflation continues to swell, you may be wondering how we got here. We'll break down everything you need to know about what's causing record high inflation and how the Fed hopes to bring levels back down.

What's going on with inflation?

In July, inflation surged to 8.5% over the previous year, a slight decline from June's 9.1% reading, according to the Bureau of Labor Statistics. Gas prices declined significantly by 7.7% in July, but that was offset by increasing prices of food and shelter. Food increased by 1.1% last month, the latest in several month's worth of price increases.

During periods of high inflation, your dollar has less purchasing power, making everything you buy more expensive, even though you're likely not getting paid more. In fact, more Americans are living paycheck to paycheck, and wages aren't keeping up with inflation rates.

Why is inflation so high right now?

In short, a lot of this can be attributed to the pandemic. In March 2020, the onset of COVID-19 caused the US economy to shut down. Millions of employees were laid off, many businesses had to close their doors and the global supply chain was abruptly put on pause. This caused the flow of goods produced and manufactured abroad and shipped to the US to cease for at least two weeks, and in many cases, for months, according to Pete Earle, an economist at the American Institute for Economic Research.

But the reduction in supply was met with increased demand as Americans started purchasing durable goods to replace the services they used prior to the pandemic, said Josh Bivens, director of research at the Economic Policy Institute. "The pandemic put distortions on both the demand and supply side of the US economy," Bivens said.

Though the immediate impacts of COVID-19 on the US economy are easing, labor disruptions and supply-and-demand imbalances persist, including shortages in microchips, steel, equipment and other goods, causing ongoing slowdowns in manufacturing and construction. Unanticipated shocks to the global economy have made things worse -- particularly subsequent COVID-19 variants, lockdowns in China (which restrict the availability of goods in the US) and the war in Ukraine (which is affecting gas and food prices), according to the World Bank.

Powell confirmed the World Bank's findings at the Fed's June meeting, calling these external factors challenging because they are outside of the central bank's control.

Some lawmakers have also accused corporations of seizing on inflation as an excuse to increase prices more than necessary, a form of price gouging.

Why is the Federal Reserve raising rates?

With inflation hitting record highs, the Fed is under a great deal of pressure from policymakers and consumers to get the situation under control. One of the Fed's primary objectives is to promote price stability and maintain inflation at a rate of 2%.

By raising interest rates, the Fed aims to slow down the economy by making borrowing more expensive. In turn, consumers, investors and businesses pause on making investments and purchases with credit, which leads to reduced economic demand, theoretically reeling in prices and balancing the scales of supply and demand.

The Fed raised the federal funds rate by a quarter of a percentage point in March, followed by a half of a percentage point in May and three-quarters of a percentage point in mid-June. In July, the Fed raised rates by another three-quarters of a percentage point.

The federal funds rate is the interest rate that banks charge each other for borrowing and lending. And there's a trickle-down effect: When it costs banks more to borrow from one another, they offset it by raising rates on their consumer loan products. That's how the Fed effectively drives up interest rates in the US economy.

The federal funds rate now sits at a range of 2.25% to 2.5%. But the Fed thinks this needs to go up significantly to see progress on inflation, likely into the 3.5% to 4% range, according to Powell. The Fed's latest estimate is that, by the end of this year, the federal funds rate will sit at a range of 3.25% to 3.50%.

However, hiking interest rates can only reduce inflationary pressures so much, especially when the current factors are largely on the supply side -- and are worldwide. A growing number of economists say that the situation is more complicated to get under control, and that the Fed's monetary policy alone is not enough.

Could rising interest rates spark a recession?

We can't yet determine how these policy moves will broadly affect prices and wages. But with more rate hikes projected this year, there's concern that the Fed will overreact by raising rates too aggressively, which could spark a more painful economic downturn or create a recession.

The National Bureau of Economic Research, which hasn't yet officially determined if the US is in a recession, defines a recession as "a significant decline in economic activity that is spread across the economy and lasts more than a few months." That means a declining gross domestic product, or GDP, alongside diminishing production and retail sales, as well as shrinking incomes and lower employment.

Pushing up rates too quickly might reduce consumer demand too much and unduly stifle economic growth, leading businesses to lay off workers or stop hiring. That would drive up unemployment, leading to another problem for the Fed, as it's also tasked with maintaining maximum employment.

In a general sense, inflation and unemployment have an inverse relationship. When more people are working, they have the means to spend, leading to an increase in demand and elevated prices. However, when inflation is low, joblessness tends to be higher. But with prices remaining sky-high, many investors are increasingly worried about a coming period of stagflation -- the toxic combination of slow economic growth with high unemployment and inflation.

Here's what higher interest rates mean for you

For the past two years, interest rates had been at historic lows, partially because the Fed slashed rates in 2020 to keep the US economy afloat in the face of lockdowns. The Fed kept interest rates near zero, a move made only once before, during the financial crisis of 2008.

For the average consumer, increased interest rates means buying a car or a home will get more expensive, since you'll pay more in interest. Higher rates could make it more expensive to refinance your mortgage or student loans. Moreover, the Fed hikes will drive up interest rates on credit cards, meaning that your debt on outstanding balances will go up.

Securities and crypto markets could also be negatively impacted by the Fed's decisions to raise rates. When interest rates go up, money is more expensive to borrow, leading to less liquidity in both the crypto and stock markets. Investor psychology can also cause markets to slide, as cautious investors may move their money out of stocks or crypto into more conservative investments, such as government bonds.

On the flip side, rising interest rates could mean a slightly better return on your savings accounts. Interest rates on savings deposits are directly affected by the federal funds rate. Several banks have already increased annual percentage yields, or APYs, on their savings accounts and certificates of deposit in the wake of the Fed's rate hikes.

We'll keep you updated on the evolving economic situation as it develops.

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Hey, Gen Z: Here's What Millennials Say About Riding Out A Recession

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Hey, Gen Z: Here's What Millennials Say About Riding Out a Recession

Hey, Gen Z: Here's What Millennials Say About Riding Out a Recession

This story is part of Recession Help Desk, CNET's coverage of how to make smart money moves in an uncertain economy.

I'm officially one year away from graduating college, and I have no idea what comes next. A job, hopefully. Grad school, maybe? For me, college has been about preparing to enter the workforce, armed with all the skills I need to succeed. Now that it's time to start actually applying for jobs and planning for long-term financial stability, it's pretty scary.

Entering the job market comes with endless challenges, even in a healthy economy. And regardless of the debate over whether we're in an official recession, the past few months have demonstrated how difficult it can be to remain financially stable during a shaky economy. Inflation is at a historic high, and wages are not keeping up with the cost of living. Higher interest rates are also making homes, cars and other big-ticket items more expensive and inaccessible.

And that makes the idea of entering the job market all the more terrifying.

Older generations who have already lived through recessions may be more prepared. Millennials, those born roughly between 1981 and 1996, are feeling some déjà vu. Many in this cohort entered the job market just as the Great Recession was taking place, and the years that followed altered the course of their career and financial trajectory in major ways.

I caught up with five millennials who completed their undergraduate studies between late 2007 and 2009 and managed to navigate the last economic downturn. I wanted to learn how they were impacted, from layoffs and tightening budgets to career pivots, and what skills they developed that were most important for staying afloat. Each had a unique experience that affected their approach to finances today. Now, as they reflect on that time, they see the hard-won lessons and share their best advice with the next generation.

What stood out was the power of investing for the future, such as taking advantage of employee-match programs and routinely contributing to 401(k)s and Roth IRAs. The millennials I spoke with all encouraged Gen Zers to invest early in their careers. And they each had more nuggets of wisdom to hand down to us -- including how to make the most of the first few years out of college, how to talk money with employers, discuss finances with partners and build successful careers in unexpected ways.

Here's what they shared via email.

Embrace career uncertainty and be flexible

Katie Oelker, St. Paul, Minnesota

Katie Oelker worked in the auditing department of a bank after college while living with her parents, mainly to build some savings and pay off private student loans. That ultimately allowed her to afford going back to school to get her master's in education.

Since Oelker didn't want to have a career in banking or auditing, she always took advantage of different learning opportunities, like training sessions or conferences, that were offered through her job. "If you don't like what you're doing post-graduation or even if you do, there are always educational opportunities to pursue that can help you further your career down the line," she told me by email.

That career-building focus came in handy when she decided to pivot once again, this time to become a certified Business Education instructor. After teaching courses ranging from personal finance to marketing at two different high schools, she now runs her own business as a freelance writer and money coach. Having flexibility in her vision allowed her to navigate the recessionary job market and explore new industries.

"I've never been afraid to open new doors and try new things when it comes to career and educational opportunities, and it has paid off," she said.

Talk about money with your partner, even if it's hard

Jared and Katie Pogue, Atlanta, Georgia

Before getting married, Jared and Katie Pogue learned that they needed to find productive ways to talk about money, especially how to afford building a family. The two had radically different outlooks on financial planning, which caused anxiety. Katie said she had many long-term goals, while Jared described his approach as "ignorant optimism."

They developed a routine to talk about money. They set a time limit for one day a week and slowly worked through their finances. They were eventually able to align their goals, which helped them make big financial decisions, including how to finance a house, when to have children and if they should go back to school. They came up with a division of labor, with Jared taking care of the daily and monthly payments, and Katie overseeing more long-term planning. Neither one could do their part alone.

"Once we started making tangible progress and got on the same page, our financial conversations were much more fruitful," said Jared.

Negotiate for more, despite your doubts

Sara Gifford, Hyattsville, Maryland

Sara Gifford's first full-time job out of college wasn't her ideal choice. But with the tightening labor market, she felt compelled to accept an offer from the company she had interned with.

"I settled for a job where I was expected to work 60-plus hours a week for laughably low pay, and I didn't negotiate my salary or benefits because I felt the employer held all the power," she said. Accepting such low compensation at her first job made it harder to move her salary benchmark forward in future negotiations.

Though recessions put more pressure on workers to avoid asking for higher pay, Gifford said that shouldn't discourage you from negotiating other benefits, such as commuting stipends, paid vacation and flexible or remote working hours. If the employer's not agreeable to any perks, it might be a sign to keep looking. "If the company pulls the offer, that's such a red flag."

Though she regrets not asking for better pay, she's proud that she took advantage of opportunities to network and learn new skills. It all came in handy when she decided to leave and build her career. Today Gifford runs her own marketing strategy company.

Identify your money priorities

Adam Eisenberg, Huntington Woods, Michigan

Adam Eisenberg is still working at the company that offered him his first job in sales logistics. After college, he got his money goals in order, which for him meant immediately prioritizing payments toward his student loans -- instead of moving out of his parents' house.

"I put my commission checks toward paying off my debt. It took four years to do it, and the first three I was living at my parents house, but it was worth it." While everyone's priorities are different, identifying them early on can help you better decide where your money should go.

In fact, Eisenberg originally had a second job offer he was considering, and took a similar approach when comparing his options -- he prioritized what mattered most to him. A higher commission rate, he decided, would ultimately be more beneficial for him, even if the base salary was lower. Another appealing component was the company's potential for growth.

Eisenberg said that those entering the job market should expand beyond their normal job research to "make sure the foundation is there for future success."

Budgets can be your calm in the storm

Jonathan Schrull, Indianapolis, Indiana

At the end of 2008, Jonathan Schrull was laid off from his second job after graduating. He was unemployed for six months before securing a new job and felt as though he had to put off beginning his long-term career and delay savings and investing. That, according to him, cost "a lot of money in the long run."

Looking back, he found that maintaining a budget helped alleviate some of the stress. "Seeing the figures in front of me made the situation more tangible and easy to understand," he said. Having a way to track his spending, even without any income, helped him find new opportunities to reduce his expenses. Looking at his whole financial picture, not just income, was important, because "the numbers don't lie."

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VA Refinance Rates For August 2022

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VA Refinance Rates for August 2022

VA Refinance Rates for August 2022

If you or your spouse are a veteran, you may be able to lock in a lower mortgage rate by refinancing with a VA refinance loan. Refinancing your mortgage through a VA refinance loan could reduce your interest rate, make monthly payments more affordable or shorten your loan term so you can pay off your mortgage faster.

Just like VA loans, VA refinance loans are backed by the US Department of Veterans Affairs, which makes them especially secure loans in the eyes of private lenders that issue them. If you are eligible for a VA refinance, you can take advantage of lower interest rates — especially if you're refinancing from a conventional loan. Conventional loans and refinances tend to have higher interest rates and more fees than VA options, which is why VA refinancing can be particularly appealing.

Here's everything you need to know about VA refinance loans, who is eligible and what current rates are.

Current VA refinance rate trends

Right now, VA refinance interest rates are hovering between 4.5%-5%, compared to the 30-year fixed-rate for conventional refinances which has dropped into the low-to-mid 5% range. Until the Federal Reserve increased its benchmark interest rate for the fourth time at the end of July, mortgage rates overall had been rising since the beginning of the year, but reversed course and dropped in response to the Fed's action.

Some volatility in mortgage rates is anticipated as concerns grow over the potential slowing of the economy, but regardless of the economic climate, securing yourself the lowest refinance rate possible will help you save tens of thousands of dollars over the lifetime of your loan.

What are VA refinance loans and who should consider one?

To qualify for any type of VA loan, refinance loans included, you must be either an active or retired member of the military, or the spouse of one.

Refinancing (whether through a VA or conventional refinance) allows you to replace your existing home loan with one that typically has a lower interest rate and a new loan term that will offer valuable savings over the long run.

There are many different reasons to consider refinancing. If you want to shorten your loan term and pay off your mortgage faster, you can refinance from a 30-year mortgage into a 15-year mortgage. Doing this will decrease the amount of interest you pay over the lifetime of the loan, but it will increase your monthly mortgage payment.

If your current mortgage rate is high, you also might be able to lock in a lower rate, which could decrease your monthly payment. Doing this could free up cash flow available for other expenses like car payments, high-interest debt, home improvements or education expenses.

Pros of a VA refi

Lower interest rate: You will pay a much lower interest rate compared to a traditional 30-year or 15-year refi, potentially saving you tens of thousands of dollars over the course of your new home loan.
No down payment required: There is no down payment needed to complete a VA refinance.
No private mortgage insurance requirement: If you refinance a conventional loan with less than 20% equity in your home, you typically need to purchase private mortgage insurance, but no mortgage insurance is necessary for VA refinancing.
Less stringent credit requirements: Like regular VA loans, VA refinance loans tend to allow for lower credit scores and incomes than conventional refis.

Cons of a VA refi loan

VA funding fee: Although it's a one-time expense, this upfront fee can add thousands onto the total cost of your refinance. However, it can be rolled into the refinance amount rather than paid upfront.
Occupancy restrictions: You must live in (or at some point have lived in) the house you are refinancing.
Service requirements: You must be an active or retired military member, or the spouse of one.
Fewer options: If your current home loan is not already a VA loan, you can refinance, but only as a cash-out refinance (which we'll explain down below).

Current mortgage and refinance rates

We use information collected by Bankrate, which is owned by the same parent company as CNET, to track daily mortgage rate trends. The above table summarizes the average rates offered by lenders across the country.

FAQs

What types of VA refinance loans are available?

There are two main types of VA refinance loans available. If you already have a VA mortgage, you can refinance with an Interest Rate Reduction Refinance Loan (IRRRL), or what is commonly known as a "streamline" refinance, which can give you a lower interest rate on your new mortgage. However, if you have a conventional mortgage or other type of home loan you cannot refinance with a VA IRRRL. Just as with all refinances, this type of refinance replaces your current mortgage with a new one. To qualify for a VA IRRRL refinance, you must be able to prove that you currently live or have at one point lived in that home.

If you want to refinance a different type of mortgage into a VA refinance, your only option is to refinance with a cash-out refinance loan, which is a bit more involved. A cash-out refi allows you to take a lump sum of cash from the equity you've built up in your home and it works a little differently than a standard rate and term refinance (which is essentially what the VA's IRRRL option is).

When you complete a cash-out refi, you're still replacing your old mortgage with a new one, but you end up with a bigger loan than you had before. That's because you receive the equity you've built in your home back as cash -- and this amount is added on to the loan. As a result, cash-out refis may come with higher fees and rates. You'll also pay more interest over the long run, but the trade-off is the immediate access to cash you can use to pay off other debt or life expenses.

To complete a VA cash-out refi, you must currently live in the home, qualify for a VA-backed home loan Certificate of Eligibility, and meet both the VA's and your lender's requirements for income, credit score and other requirements.

Do VA mortgage refinances have fees?

VA mortgage refinances do have an upfront funding fee, but it's minimal compared to the fees you typically pay for a conventional refi. You can also roll this fee into the refinance loan amount and pay it off over time. For an IRRRL, you are required to pay a fee equivalent to 0.5% of your loan. For a cash-out refinance, you must pay a fee worth 2.3% of your loan's value for first-use and a 3.6% fee after first use.

You will still have to pay lender-specific fees such as closing costs, which can add up to thousands of dollars that you will pay no matter what type of mortgage you are refinancing.

What's the difference between a VA refinance loan and a conventional one?

The biggest differences between a VA refinance and a conventional refinance are the criteria, the interest rate you will pay, the fees you will be required to pay and the credit and income requirements lenders will expect to see from you as a borrower. VA refinance loans are only available to current or former military members and their spouses, and they have lower interest rates, fees and income requirements.

More mortgage tools and resources

You can use CNET's mortgage calculator to help you determine how much house you can afford. The CNET mortgage calculator factors in variables like the size of your down payment, home price and interest rate to help you figure out how large of mortgage you may be able to afford. Using the CNET mortgage calculator can also help you understand how much of a difference even a slight increase in rates makes in how much interest you'll pay over the lifetime of your loan.

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8 Ways To Protect Your Money During A Recession

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8 Ways to Protect Your Money During a Recession

8 Ways to Protect Your Money During a Recession

This story is part of Recession Help Desk, CNET's coverage of how to make smart money moves in an uncertain economy.

What's happening

With the latest GDP report showing another consecutive quarterly decline in economic activity, the country is likely in a technical recession.

Why it matters

Previous recessions have all seen pervasive layoffs, higher costs of borrowing and a tumultuous stock market.

What it means for you

Worry less about the macroeconomic news of the day and focus on what you can control. Take inventory of your financial life, gather facts and make moves to protect your savings.

While many economists still refuse to use the R-word, the warning signs indicate the US economy is now likely in a technical recession. In addition to another quarterly drop in GDP, or gross domestic product, consumer confidence has gone down, the stock market is in bear territory and inflation is still soaring, despite four interest rates hikes from the Federal Reserve.

An increase in layoffs -- another key indicator of a recession -- is also being felt across the country as many companies, particularly in the tech sector, have announced layoffs in recent months. And if you ask most people, they'll say it's become undoubtedly harder to make ends meet. At least one poll conducted in June finds a majority of Americans, or 58%, believe we are in a recession.

But then others point to some key factors that point in the opposite direction -- for example, low unemployment levels, rising spending and a healthy banking sector.

While the National Bureau of Economic Research makes the official call on a recession -- and so far it's remained tight-lipped -- whether we call this challenging financial period a recession or not seems like a pretty subjective matter of interpretation.

At CNET Money, we're dedicated to supporting your financial health with accurate, timely and honest advice that takes into consideration the pressing financial questions of our time. That's why we're launching the Recession Help Desk, a destination where you will get the latest, best advice and action steps for navigating this uncertain period.

First, a quick look back at the US economy

Since the Great Depression, the US has had about a dozen economic setback periods lasting anywhere from a few months to over a year. In some ways, there's always a recession on the horizon: Economies are cyclical, with upswings and downturns. We can't predict what will happen in advance, and sometimes we can't even tell what's happening while we're in the middle of it. Morgan Housel, author of The Psychology of Money, may have said it best when he tweeted back in April: "We're definitely heading toward a recession. The only thing that's uncertain is the timing, location, duration, magnitude and policy response."

Attempting to figure out recession specifics is a guessing game. Anyone who tells you different is likely trying to sell you something. The best we can do right now is draw on history to build context, get more proactive about the money moves we can control and resist the urge to panic. This includes reviewing what happened in previous recessions and taking a closer look at our financial goals to see what levers to pull to stay on track.

Here are eight specific steps you can take to create more financial stability and resilience in a turbulent economy.

Read more: Bear Markets: Expert Stock Market Advice for Investors

1. Plan more, panic less

The silver lining to current recession predictions is that they're still only forecasts. There is time to assemble a plan without the real pressures and challenges that come with being in the thick of an economic slowdown. Over the next couple of months, review your financial plan and map out some worst-case scenarios when your adrenaline isn't running high.

Some questions to consider: If you did lose your job later this year or in early 2023, what would be your plan? How can you fortify your finances now to weather a layoff? (Keep reading for related advice.)

2. Bulk up your cash reserves

A key to navigating a recession relatively unscathed is having cash in the bank. The steep 10% unemployment rate during the Great Recession in 2009 taught us this. On average, it took eight to nine months for those affected to land on their feet. Those fortunate to have robust emergency accounts were able to continue paying their housing costs and buy time to figure out next steps with less stress.

Consider retooling your budget to allocate more into savings now to hit closer to the recommended six- to nine-month rainy day reserve. It may make sense to unplug from recurring subscriptions, but a better strategy that won't feel as depriving may be to call billers (from utility companies to cable to car insurance) and ask for discounts and promotions. Speak specifically with customer retention departments to see what offers they can extend to keep you from canceling your plans.

3. Seek a second income stream

Web searches for "side hustles" are always popular, but especially now, as many look to diversify income streams in the run up to a potential recession. Just like it helps to diversify investments, diversifying income streams can reduce the income volatility that arrives with job loss. For inspiration on easy, low-lift side hustles that you might be able to do from home, check out my story.

4. Resist impulsive investing moves

It's hard not to be worried about your portfolio after all the red arrows in the stock market this year. If you have more than 10 or 15 years until retirement, history proves it's better to stick with the market ups and downs. According to Fidelity, those who stayed invested in target-date funds, which include mutual funds and ETFs commonly tied to a retirement date, during the 2008 to 2009 financial crisis had higher account balances by 2011 than those who reduced or halted their contributions. "Those who panic and sell 'at the bottom' often regret it because trying to time the market can result in losses that are very difficult to regain because stock prices can change quickly," said Linda Davis Taylor, seasoned investment professional and author of The Business of Family.

If you have yet to sign up for automatic rebalancing, definitely look into this with your portfolio manager or online broker. This feature can ensure that your instruments remain properly weighted and aligned with your risk tolerance and investment goals, even as the market swings.

5. Lock interest rates now

As the policy makers raise interest rates to bring down inflation levels, interest rates will increase. This potentially spells bad news for anyone with an adjustable-rate loan. It's also a challenge for those carrying a balance on a credit card.

While federal student loan borrowers don't have to worry about their rates going up, those with private variable rate loans may want to look into consolidating or refinancing options through an existing lender or other banks, such as SoFi, that could consolidate the debt into one fixed-rate loan. This will prevent your monthly payments from increasing unpredictably when the Federal Reserve raises interest rates again this year, as expected.

6. Protect your credit score

Borrowers may have a tougher time accessing credit in recessions, as interest rates jump and banks enforce stricter lending rules. To qualify for the best loan terms and rates, aim for a strong credit score in the 700s or higher. You can typically check your credit score for free through your existing bank or lender, and you can also receive free weekly credit reports from each of the three main credit bureaus through the end of the year from AnnualCreditReport.com.

To improve your credit score, work towards paying down high balances, review and dispute any errors that may be on your credit report or consider consolidating high-interest credit card debt into a lower interest debt consolidation loan or 0% introductory APR balance transfer card.

7. Rethink buying a home

While home prices have cooled in some areas, it remains a competitive housing market with few homes to go around. If rising mortgage rates are adding more pressure to your ability to buy a home within budget, consider renting for a little longer. If you're also worried about your job security in a potential recession, then that's even more reason to take pause. Leasing isn't cheap at the moment, but it can afford you more flexibility and mobility. Without the need to park cash for a down payment and closing costs, renting can also keep you more liquid during a potentially challenging economy.

8. Take care of your valuables

The advice that was born out of the sky-high inflation period in the late 1970s still applies now: "If it ain't broke, don't fix it."

With ongoing supply chain issues, many of us face high prices and delays in acquiring new cars, tech products, furniture, home materials and even contact lenses. This includes replacement parts, too. If a product comes with a free warranty, be sure to sign up. And if it's a nominal fee to extend the insurance, it may be worth it during a time when prices are on the rise.

For example, my car has been in the repair shop for over three months, waiting for parts to arrive from overseas. So, in addition to paying my monthly car payment, I have a rental car fee that's adding up. If nothing else, I'll be heading into a possible recession a more cautious driver.

Read more: Smaller Packages, Same Prices: Shrinkflation Is Sneaky

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20-Year Interest Rates For September 2022

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20-Year Interest Rates for September 2022

20-Year Interest Rates for September 2022

Although a 20-year fixed-rate mortgage is a less common choice for a home loan than a 15- or 30-year mortgage, it has some advantages to consider when buying a house. A 20-year mortgage is a home loan you take out that you repay over a 20-year period. It also has a fixed interest rate just like 15- and 30-year mortgages do.

In a rising interest rate environment, a 20-year mortgage has some benefits over a 30-year mortgage. Since it's a shorter loan term you will end up paying a full decade less in interest, which adds up to tens of thousands of dollars in savings.

Here's everything you need to know about what a 20-year mortgage is, how they work and how to find the lowest mortgage rates possible.

What is a 20-year mortgage?

A 20-year mortgage works the same way as 15- and 30-year mortgages, it just has a 20-year term instead. You'll still need to meet all the same criteria and qualify with a lender or bank to be approved for this home loan type.

Comparing a 20-year and 30-year fixed rate mortgage

How does a 20-year home loan stack up to a 30-year mortgage? A 20-year term has the benefit of simply being paid off in a shorter amount of time. You'll have a higher monthly payment for two decades, but save yourself 10 years of interest on your loan.

Comparing a 20-year and 15-year fixed rate mortgage

While similar to a 15-year mortgage, with a 20-year mortgage, you'll have lower monthly payments, but pay five additional years in interest. What length mortgage you choose will depend in part on how high of a payment you can afford. A 20-year mortgage may be a good compromise if you can't afford the monthly payment for a 15-year mortgage, but don't want to stretch your loan terms out to 30 years.

No matter what term length you choose for a mortgage, it's important to do your research and interview numerous lenders before committing to one. This will help you find the lowest rate and fees available for your personal financial situation. The more lenders you talk to, the greater your chances of finding a lower rate. Even half a percentage point can make a big difference in the amount of interest you pay over the life of your mortgage.

20-year fixed mortgage trends

Right now, 20-year fixed-rate mortgage rates are hovering in the mid to upper 5% range, according to Bankrate, which is owned by the same parent company as CNET. Mortgage rates were at their highest levels in 14 years earlier this year, and have been consistently climbing since January when rates were still historically low and closer to 3%.

Depending on what happens with inflation, mortgage rates may remain relatively flat or they could keep increasing. The Federal Reserve is likely to continue raising rates over the course of the year, as economic conditions like inflation continuing to put additional pressure on rates. If you're considering buying a home, it's likely that mortgage rates are currently lower than they will be by the end of 2022. This means it could make sense to buy a home now, rather than waiting.

You can use CNET's mortgage calculator to figure out how much a difference in interest rates will cost you for your mortgage.

Current mortgage and refinance rates

We use information collected by Bankrate to track daily mortgage rate trends. The above table summarizes the average rates offered by lenders across the country.

Pros of a 20-year fixed-rate mortgage

Here are some key benefits a 20-year home loan offers over standard 30-year fixed-rate mortgages:

Save money on interest: You will save thousands of dollars in interest over the life of your loan compared to a 30-year mortgage.
Pay off loan faster: You will pay off your mortgage 10 years earlier than the most common type of mortgage, which is a 30-year fixed-rate mortgage, as well as building up equity in your home faster.

Cons of a 20-year fixed-rate mortgage

And here are some reasons why a 20-year mortgage may not make as much sense as a 30-year home loan.

Higher monthly payments: You have to be able to afford the monthly payments on a 20-year mortgage, which will be higher than a 30-year mortgage and may eat into your monthly budget.

How do you qualify for a 20-year fixed-rate mortgage?

You apply for a 20-year mortgage the same way you do for other types of mortgages. You must qualify with a lender or bank who is willing to lend you the money. The lender will take into account almost every aspect of your financial life to determine whether or not you can pay back the loan -- you'll submit financial documents like tax returns and pay stubs to apply for a home loan.

Information like your credit score, your income, how much debt you're carrying and your loan-to-value ratio all affect the rate a lender will offer you.

Other mortgage tools and resources

You can use CNET's mortgage calculator to help you determine how much house you can afford. CNET's mortgage calculator takes into account things like your monthly income, expenses and debt payments to give you an idea of what you can manage financially. Your mortgage rate will depend in part on those income factors, as well as your credit score and the ZIP code where you're looking to buy a house.

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Hey, Gen Z: Here's What Millennials Say About Riding Out A Recession

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Hey, Gen Z: Here's What Millennials Say About Riding Out a Recession

Hey, Gen Z: Here's What Millennials Say About Riding Out a Recession

This story is part of Recession Help Desk, CNET's coverage of how to make smart money moves in an uncertain economy.

And that makes the idea of entering the job market all the more terrifying.

Here's what they shared via email.

Embrace career uncertainty and be flexible

Katie Oelker, St. Paul, Minnesota

"I've never been afraid to open new doors and try new things when it comes to career and educational opportunities, and it has paid off," she said.

Talk about money with your partner, even if it's hard

Jared and Katie Pogue, Atlanta, Georgia

"Once we started making tangible progress and got on the same page, our financial conversations were much more fruitful," said Jared.

Negotiate for more, despite your doubts

Sara Gifford, Hyattsville, Maryland

Sara Gifford's first full-time job out of college wasn't her ideal choice. But with the tightening labor market, she felt compelled to accept an offer from the company she had interned with.

Identify your money priorities

Adam Eisenberg, Huntington Woods, Michigan

Eisenberg said that those entering the job market should expand beyond their normal job research to "make sure the foundation is there for future success."

Budgets can be your calm in the storm

Jonathan Schrull, Indianapolis, Indiana

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