Equity sharing, you get to create profits without being a landlord. The downside? You will tie up some money and depend on others to protect your investment. I haven’t seen much about equity sharing since it was promoted and overvalued by late-night TV real estate marketers twenty years ago. It was often presented as a way for the buyer to get into a house with no down payment. But from the other side, as the investor putting up the cash, it might still be a polite investment.

How Equity Sharing Works

Presume a young couple has the chance to buy a house for $106,000, and the seller will finance the deal if they can pay just $6,000 down. They have less than half of that in the bank, so they can’t do it. Then they hear that you might be able to help.

After talking to them, and looking at their credit report and their situation, you make a decision that they are accountable enough, so you agree to put up the $6,000. However, you don’t accuse interest. Instead you will take a half of the equity build-up in the home in six years. In other words, they make all the payments, but you get half of the equity.

Why would they do this? Because they haven’t found another way to buy a house with no money for a down payment. In any case their payments, with taxes and indemnity, will be close to what they would pay in lease if they didn’t buy. Half of the equity in something be better than none. If they sell, you get your $6,000 back, plus half of some equity left after closing costs. If they want to keep the home beyond five years, you will get an appraisal, and they will need to refinance to pay you your $6,000 and equity share. How much might that be?

Presume that the original financing from the retailer was at 8%, with payments of $955.66 (15-year amortization). After five years, the balance will still be almost $79,000. That means they have built $21,000 in equity from paying down the loan. If home prices have valued at 4% annually, the house will now be worth about $129,000. The house is worth $129,000 and there is 79,000 owed on it. You are entitled to the return of your $6,000, plus half of the $44,000 remaining equity, or $22,000. They either refinance or pay you $28,000, or the home is sold. In the latter case, if the costs of selling are $8,000, you would get $24,000 (your $6,000 plus half of the other $36,000 in equity), and they would get $18,000.

Whether you get $28,000 back or $24,000, that’s not a bad return on your speculation. Meanwhile, the young couple has $18,000 cash they probably wouldn’t contain had otherwise. Alternately, they refinance to pay you, and owe $107,000 on a home worth $129,000. You can see that equity sharing can be a win-win proposition.

One cost you will have is for a lawyer to draw up an agreement for an agreement like this. You have to anticipate all likely outcomes (what if they want to put up for sale following a day?), and account for them in the contract. Keep in mind also so as to if they now never made a payment plus lost the house, you will likely lose all. That risk be why you get paid such a high return on your asset with equity allocation.

Related Posts

• No Related Post