YFP 204: The Current State of Buying, Selling, and Refinancing a Home


The Current State of Buying, Selling, and Refinancing a Home

On this episode, sponsored by IBERIABANK/First Horizon, Tony Umholtz, a mortgage manager for IBERIABANK/First Horizon, discusses trends in the housing market coming out of the COVID-19 pandemic and the current landscape for those purchasing, refinancing, or selling a home.

About Today’s Guest

Tony graduated Cum Laude from the University of South Florida with a B.S. in Finance from the Muma College of Business. He then went on to complete his MBA. While at USF, Tony was part of the inaugural football team in 1997. He earned both Academic and AP All-American Honors during his collegiate career. After college, Tony had the opportunity to sign contracts with several NFL teams including the Tennessee Titans, New York Giants and the New England Patriots. Being active in the community is also important to Tony. He has served or serves as a board member for several charitable and non-profit organizations including board member for the Salvation Army, FCA Tampa Bay and the USF National Alumni Association. Having orchestrated over $1.1 billion in lending volume during his career, Tony has consistently been ranked as one of the top mortgage loan officers in the industry by the Scotsman’s Guide, Mortgage Executive magazine and Mortgage Originator magazine.

Summary

On this episode, Tim Ulbrich welcomes Tony Umholtz back to the show to discuss housing conditions in a post-pandemic world. While there may have been significant economic turmoil related to the COVID-19 pandemic, real estate continues to boom. Tony explains some possible motivations for such an active market include work and school being remote in many cases, those in apartments feeling cramped and seeking more space, and others still who have sought to purchase second homes in less populated areas.

Tony addresses some fears about a potential future housing bubble, explains some differences between buyers in the previous housing booms with current buyers, and differentiates the present home buying process, from the practices of the housing boom and conditions that led, in part, to the Great Recession of 2008.

With post-pandemic life offering more flexibility than ever before, Tony explains how that mobility is reflected in the housing market. He makes some predictions about the future of the real estate market and interest rates, shares insight regarding new generations aging up and into the housing market, and provides considerations for those who may be first-time homebuyers, contemplating making a home purchase in the present market.

Lastly, Tony explains the details of the Pharmacist Home Loan offered through IBERIABANK/First Horizon.

Mentioned on the Show

Episode Transcript

Tim Ulbrich: Tony, welcome back to the show.

Tony Umholtz: Tim, thanks for having me. Good to be back.

Tim Ulbrich: Excited to have you back on the show. You’re a frequent guest I think at this point, and we’re going to link in our show notes to previous episodes in which you’ve been on talking about buying homes, selling homes, what this means from a lending standpoint, options, what’s the professional home loan, and we’ll dig into some of that here today as well. But for those that maybe didn’t catch you on a previous episode, give us some quick background and your current role with IBERIABANK/First Horizon.

Tony Umholtz: Sure, sure. Well, I’ve been in the business a long time now. I hate to say this, but it’s been almost 20 years in the mortgage banking business. And I have been just focused on residential lending has been my focus and have been with IBERIABANK for about 3.5 years. We recently did a merger with First Horizon, so hence the slash. But it will be a full combination by the fall. But it’s been a great company and we’ve been very excited.

Tim Ulbrich: Yeah, and excited for the collaboration here. And we’re going to talk as we get towards the end of the episode about the pharmacist home loan product as I suspect many of our listeners if they’re not already aware, that may be something that’s a good fit for them. But we’re going to spend most of our time today talking about really an interesting topic, and that is housing considerations in a post-pandemic world. I mean, it’s really been a strange year. And although there has been some significant economic turmoil related to the COVID-19 pandemic, certainly what that has meant for jobs that have been lost, the real estate market is continuing to boom. I think we’ve all probably heard stories, maybe some are dealing with it firsthand — I’ve talked with a colleague, a friend, a family member — it’s a wild market out there, Tony. So despite the challenges we’ve had economically related to COVID-19, what’s happening as we’re seeing this, really this significant real estate boom that’s going on across the country?

Tony Umholtz: Well, it’s a very interesting dynamic. And COVID-19 changed everything. But the real estate market has been a big winner. And the interesting part of all this is it’s — there’s been some long-term changes in demographics and even just housing in general, housing construction that just came to a point last year. And one of those things that we’re seeing here, Tim, is we were behind — our decade of new constructed homes, the past decade was the lowest it’s been since the ‘60s. Right? So the inventory created was nowhere near to meet the demand. And that’s one of the reasons we are where we are right now. And of course with COVID last year and so many supply chains being affected, employment being affected, you know, the raw materials, lumber, other materials needed to build homes, there’s less supply. So that’s just caused this challenge here, but it’s a good time — not every housing market is perfect, but the majority of housing markets in our country are thriving right now.

Tim Ulbrich: So Tony, you mentioned one thing in terms of the new home construction, some of the raw materials with lumber contributing to some of the issues we see, really simple supply and demand that I think is leading to a lot of the stories I know I’ve heard of bidding wars and offers that are well above asking and appraisal waivers and other things we’ll get to here in a moment. But what else? You know, I think of — is there some pent-up demand here of we had a housing market that last year if we think about the timing of COVID, you know, March of 2020, that really typically is kind of the beginning of the boom of the home buying season, obviously the pandemic might have tampered with some of that or perhaps people not picking up and moving that might have been going to other jobs or more people working from home and they want more space and so they’re looking to maybe get out of the city or move into the suburbs. What are some of these other factors beyond the construction, beyond the raw materials, that really has got us into this supply-and-demand position that we’re in right now?

Tony Umholtz: Well Tim, you mentioned a few things. And one of those is people moving to the suburbs. We’ve seen a big exodus from some of the big cities. I think one of the housing markets I could say that’s underpriced probably right now is New York City, right? There’s been a lot of — comparatively, there’s been a lot of exodus out of New York City, San Francisco and New York City, some of the bigger cities because people can work from home. A lot of people can. Not everyone can, but a lot of people can, and I think that’s changed a lot of things for a lot of people. The other thing too that I’ve seen is just when I mentioned demographics, the shifts, just the millennials, right? And even Generation Y, they’re starting to get into the housing market more and more, and they’re looking and saying, “Hey, I’m paying $2,000 in rent. I could own a house for this.” I think it’s starting a realization that you can own a home and have your own home. I’ve just seen a huge increase in first-time home buyers as well. I think that’s another big shift with this large group of our population moving up and aging. And then just low interest rates, right? I mean, you have the Fed being very supportive — our Federal Reserve is being very supportive and accommodative to help the economy get through this very, very difficult time. And the housing market’s been a winner. And anytime you have low barring costs, usually it leads to expansion in the real estate market. So that’s the multiple reasons why. And then you put on top of that a limited supply of homes, and that’s why we are where we are in many markets.

Tim Ulbrich: Yeah, and I’d like for a moment — you mentioned one factor, Tony, obviously interest rates, I’ve seen some numbers out there before that on average, you know, if you see a certain drop in basis points or certain percentage reduction in rates, that has obviously an impact on the demand, among other factors, of course. Rates aren’t the only thing. But tell us more about what we’ve been seeing really over the past year. I remember you and I talked about this back in March of 2020, here we are in April of 2021, you know, what have we seen in terms of rates, whether it’s first-time home buyers, those that are refinancing? And then not expecting you to be able to crystal ball this, but where might we see some of the trend of this going forward as I think it might have an impact for folks that are thinking about something like a refinance, you know? Does it make sense now? Or does it make sense that I kind of sit and hold and wait for the future?

Tony Umholtz: That’s a great question, Tim. It’s hard for me to pinpoint exactly. I can tell you trends that I’m seeing right now. You know, clearly we had unprecedented stimulus last year to help rates go to those levels. The Fed is still accommodative. And rates are still very, very good. Purchase money, meaning loans for purchasing a home, are going to be lower than refinancing. There is typically an adjustment — and it’s really a trickle-down effect from Fannie Mae and Freddie Mac on refinances. So there’s a slightly higher rate for refinancing versus a purchase money loan. But it still makes sense. We’re still writing a lot of refinances. And one area that I’m seeing opportunity, even though we’re off the lows — the lows were saw last fall, but we are off them now. But there’s still a lot of people with rates that are over 100 basis points, which is 1%, are over 1% savings level. And then the other thing that I see too is debt consolidation, people that own a home already and they have a lot of equity built up, but they have other loans that they’re paying higher interest rates, we’ve been able to really help some folks get their budget in line, really get themselves on a clean slate and really get a good savings plan. So I think refinancing can make sense no matter what the rates are. Everyone’s situation is different. And the trend for rates, I think what we’re going to see — and this is just, again, a disclaimer that I’m not an economist, but I do — I’m a bit of a nerd, I will admit, and I read a lot of this stuff and I have all kinds of subscriptions that I follow. But the trend is going to be some inflation this year. But the Fed is accommodative. So I think rates will be a little higher as the year goes on, but you have a lot of things that are going to help rates stay at a certain level. But I do think rates will trend a bit higher this year. On the other hand, looking out into the future, large government deficits and debt like we’re posing, I think we’ll hear even more of that here this week coming out, I mean, that’s all deflationary typically. So what that means is it puts pressure on rates to go down, right? So it’s just an interesting time. It’s hard to really be a crystal ball seeing the future, but this year, I think the trend is going to be slightly higher rates.

Tim Ulbrich: Yeah, and as you mentioned, Tony, we saw rates really at a significant low back in the fall, but I do think — and you probably see this more than I do every day — I’ve talked with a handful of individuals in the last several weeks that still may have purchased back in, you know, I remember fall of 2018, rates on a 30-year fixed mortgage were north of 4.25-4.5% for many folks. So I think there still is opportunity out there. And for folks that maybe haven’t gone through that evaluation to see do the numbers make sense? Of course there’s other factors beyond that, not to exclude refinance as an opportunity, even as we may see rates tick up here in a little bit. Tony, one of the things I wanted to get your feel on, you’re in this every day, obviously, in your market down in Florida but also have a good pulse on what’s going on nationally. Here in Columbus, I mean, the folks that I have talked to, it seems like above asking is the norm and in some cases, significantly above asking, bidding wars that are ongoing, sometimes appraisal waivers that are happening, and I think it just raises some attention and warrants some conversation about like, what are the implications of those types of things? You know, I think for folks that are out there shopping now or soon to be out there shopping throughout the spring and the summer, before you find yourself looking and then within 24 hours, you’re in a bidding war, like what are some things, you know — No. 1, are you seeing those and are hearing about that across different markets? And then for the buyer, what are some things that they should just be thinking about of the implications of those types of scenarios?

Tony Umholtz: That’s a great question. And absolutely we’re seeing that in a lot of markets. We lend across the country, so we’re seeing it in multiple, multiple markets. It is — and some are worse than others. But they’re all pretty heated in a lot of ways. One thing I’ll mention just on the waivers of contingencies, I think you’ve got to be very careful with that. I think you need to be very aware of what you’re getting into because when you say I’m just waiving the appraisal contingency, well, if you were to pay $300,000 for a house and it comes in at $280,000, well, the bank is going to use $280,000, the lender is going to use $280,000 as the price point, right? So in that case, you’re coming to the table with $20,000 more in equity. So there is some risk here involved when you waive these contingencies. So I think, you know, I know it’s hard. And I get calls all the time from listing agents on pre-approval letters I’ve sent on behalf of our customers, and they want — they ask me all these questions, and obviously I can’t answer anything personal. But they tell me, “Your input was important because we’ve got 12 offers.” You know? “And I’m taking them all to my seller tonight, and we’re going to meet and go through each one.” Some of the things I’ve learned — one thing I’ve learned from a couple very veteran real estate agents, this might help the audience here, is a lot of my clients will say, “You know, just put the minimum amount of my offer on your pre-approval letter.” So if I’m offering $300,000, just put $300,000 on that letter. So we’ll do that a lot thinking it’s a negotiating tact. But what a lot of these agents have told me, they say, “We actually like the ones that say $500,000 on it.” And the reason why is they know the client’s very qualified.

Tim Ulbrich: They know it, yep.

Tony Umholtz: So they look at it differently than I think a lot of people do because a negotiating is a negotiating. They’re trying to find the strongest candidate that’s going to close. And it’s not just about the price, even. It’s also — price is important, but I think it’s the ease of closing and a lot of times, you’re competing against cash offers too. So you have — and they might be a little lower, so you have to overcome and say, “Hey, mine has financing, but I’ve got to put my best foot forward.” But I’d be very — again, very cautious about waiving these contingencies. I think you have to have some sort of out. If you’re working with a realtor, you have to see if you can negotiate that in. If the appraisal comes in low, it’s going to cause big problems for a lot of people.

Tim Ulbrich: Yeah, and I’m glad you said that, Tony. I think this is a good reminder, you know, something I’ve shared many times on the show before, but especially in the market that we’re in where negotiation is not in your favor as the buyer, right? It’s very much a seller’s market. You’ve got to really take a step back and hopefully objectively evaluate before you’re out there even shopping, what does this mean in the context of the rest of the financial plan, right? And so you know, having a pulse of the market of if you’re looking at homes that are $300,000-400,000, what might that actually end up being in the market? Is it more like $320,000? $330,000? $420,000? $430,000? Depending on offers and so forth. And how does that work out for the rest of your plan? Run out those numbers. Work with your planner, work with your coach to really evaluate that because I think that obviously home buying can be a very exciting, emotional thing. It’s a very important step for many people in their financial plan, but we’ve got to make sure we’re doing it in the right context of everything else that we’re trying to achieve. Tony, the other question I have for you — it made me think about this when you said cash offers, more of them being out there, and I’ve heard the same thing, is how does this then work out for folks that are trying to sell a current home to buy? So I’m thinking of a contingency upon the current sale of a home to buy. You know, is this market even less favorable to them? Or are there strategies that they can employ for those that are in that position where they aren’t able to buy until they also have the sale of their home that they can be competitive against other buyers that are in the market?

Tony Umholtz: We’ve seen a lot of these lately with the contingencies. We’ve had a couple approvals that we’ve done where we’ve had to — the client clearly had to sell their house before they could afford a new one. But once they listed the house, they sold it so quickly that it really was a fast process.

Tim Ulbrich: OK.

Tony Umholtz: So I think the challenge is you don’t want to have that — it’s going to be hard to win over 12 — or say there’s 10 other people bidding on the house at the same time, it’s going to clearly be challenging to win if you have a contingency. But there are some situations where you’ll be surprised that that house sells pretty fast. That’s the other piece is if you want to sell your home, you kind of have to be on your toes and find something pretty quickly.

Tim Ulbrich: Absolutely.

Tony Umholtz: Or negotiate some lease back with the buyer of your home.

Tim Ulbrich: Tony, one of the things I’ve been thinking about lately is considering how hot the market is, considering just the unique factors we have of kind of what’s going on with interest rates and potential inflation and supply and demand and new construction being down, all these variable, like living through 2008, I can’t help but think back to man, are there lessons that we learned there that we should also be thinking about now as we’re really continuing to see this market as hot as it is? You know, essentially is there reason for concern? And I saw a statistic leading up to this episode that says — this was reported from Google — that the search for the phrase “When is the housing market going to crash?” was up 2,450% over the last month, so obviously others are thinking about this. Some research from JP Morgan, quoting that “after robust gains over the past five years, the nationwide nominal house price index is now 40% above its 2012 low point and 4% above the peak that was reached in 2006.” And they go on to say, “If 2006 was a historic bubble, then current price levels should be looked at more closely.” You know, you think about obviously the value of homes going up much faster than we’re seeing in terms of individual’s income, we’re still coming out of some unemployment, you know, related to the pandemic, people getting positions back, so my question here is like, are homes overvalued? You know, what’s the concern of this? And like what is different here from what we experienced in part related to the Great Recession of 2008?

Tony Umholtz: Great questions. I mean, you know, lots of things that you mentioned there. And I’ll give you some feedback from my experience in the business before that time. So I started in the mortgage business almost 20 years ago now. And I lived through that. I was actually — my third year, I think I was in my fourth year in the business was 2005. And I was still pretty young at the time, but I was one of the top loan originators in my company nationally at the time. I wrote 400 loans that year. And I look back at that year, and I was always a very fairly risk-averse person. So you know, I wasn’t one of those lenders doing crazy loans. But back then, Fannie Mae even took loans with no income documentation. I remember running them through Fannie Mae’s system, and they just needed a pay stub and that’s it. So I’ll give you the differences that I’m seeing, and I’ll just equip everyone with the most knowledge they can have here. So back in that timeframe, half of the business I wrote was people who were speculators. They literally were going to buy the homes to either rent them or flip them. That’s what it was. You know, everyone was caught in this train, I’m waiting in line to buy a home to flip it, to rent it. It was that kind of thing. And the other half was owner-occupied clients. So that was the mix of my volume back then. Nowadays, I’d say 95% of the loans that we write are owner-occupied homes. And some of them are like true second homes where people are literally going to be moving to Florida or to another area as soon as they retire. It’s I want to lock in my property now because we’re retiring in a few years. It’s that kind of thing. So the amount of speculation that I’m seeing on an individual buyer basis is much different. Now there’s a lot more institutional landlords out there, hedge fund-types that own rental property, but it’s not to the degree that — I remember back in ‘05, it was just so many people, the greed level, lending standards were much different. We could — like I mentioned, we could do loans with very little documentation. Lots of lenders did — and I’ll share this with the audience if anyone’s ever seen the Big Short movie, I was on the phone, probably 28 years old at the time, with Bear Stearns. I was one of the bigger producers. I remember Bear Stearns mentioning to us that they would buy 100% no documentation loans from us.

Tim Ulbrich: Sheesh.

Tony Umholtz: And I just remember thinking to myself, that’s — and I hadn’t been in the business that long, maybe four years or so — and I remember thinking, that doesn’t seem right. And then of course, couple years later, you know, I had the foresight.

Tim Ulbrich: Come to find out…

Tony Umholtz: But come to find out everything had happened. But the amount of greed that was in the marketplace was a little bit, it was a different environment than it is today. And not to say that things — but the amount of leverage that was in the environment, like anyone could get a loan. It was — people were just buying loans in speculation. Now it seems more fundamental. But you know, the one thing I will add in is interest rates, what does that do? Because if you see interest rates double from here, that’s going to affect affordability. And then from my vantage point, I think with rates being low, prices have risen. But one thing that you should look into is the historical real estate values. And even though we had that peak in ‘06, you’ll notice that we dropped off a lot, and then it typically hovers around that 3-4% long-term appreciation. I think we might be a little over that right now, but I wouldn’t be surprised if we kind of just huddle along that line. Again, never say never, but it’s one of those things where it’s hard to — I don’t see the leverage, the difficulty in getting a mortgage today is much different than it was 14, 15, 16 years ago. It’s not — if anyone’s gone through the process, we really do due diligence, right? We see your income, your assets, we see your credit, we verify everything.

Tim Ulbrich: Yeah, and I was just going to share the same thing, Tony. If anybody has gone through this within the last couple years or even since 2008, you know the difference in terms of paperwork, I saw the difference in terms of transparency of information, easier to understand documentation from a lendee perspective if you’re willing to read through all of that paperwork. So I’m glad you shared that. I think the circumstances are different, and I think it’s important for folks to understand this is not a 2008 type of scenario or 2006 type of scenario in terms of documentation required, in terms of the types of mortgages that are out there, the lending practices, in terms of how conservative I would argue they are today compared to where they were back then. Tony, you said affordability, and that’s something that’s also top of mind for me is you know, I think of pharmacists — obviously, because that’s our community here — where incomes are relatively flat for many pharmacists right now. In some cases, we’re actually seeing incomes go down just because of hours of work that are available and for a variety of industry pressures that we have on those positions — and I’m generalizing here. Of course that’s not true for all positions. But it makes me think, then, about that case where for pharmacists, specifically we may see wages that are flat, obviously housing costs here going up significantly, we’re not even talking about perhaps general inflation in other areas that may be coming into the future. But even beyond pharmacists, like I think this question of affordability is a really interesting one. And you mentioned interest and demand among millennials. I guess the other side of that coin I would ask is like is this market making housing unaffordable for perhaps a generation in some regards? That this is going to impact many people getting into a home and the economic benefits that can come from that.

Tony Umholtz: I think it clearly can influence a lot of people. I mean, you think about in certain markets and just how much prices have gone up, I mean, again, borrowing costs have kept things pretty darn low. That’s helped. But one thing about borrowing costs versus income — and flat income is not, obviously you’re not seeing that gain every year.

Tim Ulbrich: Right.

Tony Umholtz: But normally, the income increases and the increase in prices, it’s not — the increases in prices is outstripped because of that borrowing cost. But you’re clearly right. The one thing that I will throw in, the other thing that’s to me is a little more frightening is rent prices.

Tim Ulbrich: Yeah, that’s right.

Tony Umholtz: They came down right when COVID hit because of the shock to the market, but they’re really surging in most markets. So when I have clients that we do our preapprovals, we see what they’re paying in rent, and it’s eye-opening. So I think that that’s the other side of this is if rents are where they’re at and you look at that affordability, you know, that’s going to be a challenge. And this is one thing we just have to keep an eye on. The markets are — they’ll correct themselves eventually. But the Fed may have to keep rates low longer.

Tim Ulbrich: Yeah. Is that — on the rent side, Tony, I’m sure it’s more complicated than I’m suggesting, but is that a trickle down effect of supply and demand on the buying side? That you know, if there’s not as many homes to go around for people that are interested in buying, you then increase the demand on the rent side, which further drives up rent price?

Tony Umholtz: It’s twofold. So I mean, part of it is supply and demand with rentals too. You know, if you have very little vacancy in your apartment building, you can command higher rents. The other thing you’ve got to watch is as there’s more and more multifamily, which is an apartment complexes or rentals being built, that’ll also put some pressure on rents as well and I think over time will catch up, builders will catch up. It might take a couple of years, but I think there will be an equilibrium, it always does shift. And the other thing I’ll just mention too with COVID is none of us saw COVID coming, right, until it hit. And with the Great Recession of ‘08, we saw some warning signs. You can never predict what it’s going to be. Right? We don’t know this for sure. And you know, we’ve put a lot of safeguards in to prevent some of the things that happened in ‘08. But it could be something different, right? And we don’t know what that will be to impact, but at the end of the day, you need a place to sell. And it was funny, I was on the phone call with a past client this morning. And he had bought his home in 2007, probably the absolute worst time to buy it, and he said, “You know, I just kept it rented.” I think the value got — down here in Florida, there’s parts of this area that got cut in half. I mean, we were hit probably as hard as anywhere in the country. And it came all the way back and is well above what he paid for it now. But that’s one of the things about housing is even investors, if you rent the property, you get a return not just from appreciation. That’s how — this isn’t a talk about investments, but that’s why it’s always important to have that if you own an investment property, that it cash flows, right? So that’s what you’re looking for.

Tim Ulbrich: Tony, one of the other questions that comes to mind here is if I’m someone listening who maybe I’m interested in buying a home, but it’s not a burning need in the moment. I could wait. Is there any merit into hey, let’s let things cool off a little bit, let’s let supply normalize and ride this out for a little bit? Or do you think because of how significant the supply and demand issue is now, that we might be in this type of a market for awhile?

Tony Umholtz: I think it’s going to be awhile before we see things really calm down. I mean, it’s — everyone’s market is different too. I think we have to be clear on that. Most of the country is experiencing a very robust housing market, but every place is different and every pocket of the city can be different. So I think it’s your individual area, but I think overall, in general terms, it’s just going to be up to the person. I don’t think — you know, I’ll just go back and I’ll talk about last year, and I’ll go back to 2017-18. I had conversations with clients of mine, and a lot of these were people that I had done business with for years, so as some of them took a pause, I had a couple of them sold their homes in ‘16 and ‘17 because the market had gone up nicely, said, “I’m going to rent for awhile, then I’m going to buy back in.” Well, that didn’t work so well. So even my own feelings, I remember a couple years ago thinking, things are pretty hot right now, it’s 2019. So it’s hard to predict, and I think you’ve got to look at your family situation. This is a lifestyle decision. It’s not like buying a stock in Apple or Amazon, right? It’s a — you live there. So while it’s an important, big investment, over time, it’s going to be OK. And I think the amount of money you’re going to have to pay in rent will be something you have to keep in mind when you’re paying that rent versus owning a home that you’re building equity in just by making the payments. So if you absolutely don’t have to buy, yeah, you could wait it out, see what happens. But I don’t know how much better it’s going to be. Then the other side of it what are interest rates doing?

Tim Ulbrich: That’s right.

Tony Umholtz: So if we see interest rates moves a half-point higher, then even if prices stay the same and they flatline, you’re going to be paying more per month. So there’s a lot of factors to go into it.

Tim Ulbrich: I’m glad you mentioned the rates again too, Tony, because I think that we often throw around terms like a half-point, quarter-point, that obviously if folks haven’t run numbers before, I’d encourage you to do so. I mean, a half a point, three-quarters of a point, of course as that increases on a $300,000, $400,000, $500,000 loan over 30 years, we’re talking about tens of thousands of dollars of difference, if not more than that. And so this comes back to the conversation about not only where are rates from a time perspective but things like credit and optimizing your credit and understanding your credit score and how to improve your credit, things that we’ve talked about on the show before but obviously why credit such an important part of the financial plan, as we talk here related to home buying and interest rates. Tony, the other trend I want to get your perspective on, you and I have talked about this briefly offline, you know, we’ve mentioned a little bit about the work-from-home movement and perhaps because of this, folks moving more out to the suburbs. I’m also thinking about just beyond their current area, the flexibility that they may now have, not within their area but to move to a warmer climate or to move to a beach town or something that wasn’t on the table before but now because there’s perhaps more flexibility in their work environment that they’re able to do that. So are you seeing those trends, especially knowing where you’re at down in Florida where you’re seeing more folks that are looking for a second home or picking up and moving because they have more flexibility with their work?

Tony Umholtz: The transition has been amazing. I’ve — a couple of stories this week that we have. We have a couple of closings for clients here in Tampa that are from New York City. They can live anywhere. And I’ve been getting a lot of referrals from Miami as well that a lot of folks moving down from New York. And some of them have lived in the city their whole life and just are ready for a change. And they can remotely, and it’s freed them up. I think you’ll see Miami become a major financial district in our country now. I mean, you’re seeing a big exodus of kind of the Wall Street financial firms moving down, relocating their businesses down there. And we’re seeing a lot of it here in Tampa, a lot of second home purchases too for those that can afford them because they can use them and take their kids that might be homeschooled right now or doing online learning. I’ve done a lot of lending on Amory Island, which is down here about an hour and a half south of Tampa. And it’s a really neat spot, but it’s just — the amount of demand because people can do that. They can live there, they can live there part of the time and work there and enjoy the beach. But in other places too, I’ve seen other second home markets around the country where people are taking advantage of this ability to work remotely. And I think the technology has been — this is something that’s always been there. 2020 was a catalyst, right, for all this to happen. And I think you’re just going to continue to see that trend, although there is some of that movement back for some people to get back into the office, especially as the vaccinations have really grown across the country. But I still think you’re going to see this ability to work remotely. Even with me, I’m in the office a couple days a week, and then I work from my home office as well. So we can work effectively both places.

Tim Ulbrich: Yeah, I think every time you and I have connected, Tony, over the last year we’re probably both at home. Sometimes the kids are in the background. It’s just part of the new norm, you know? I think that, to your point, like we saw this coming. I mean, the desire for a more flexible, remote work environment and then obviously the pandemic in 2020 was the catalyst. And it’s going to be interesting to see what goes back, you know, to normal and what stays. You also have the advantage down there of no state income tax in Florida, right? So that’s a bonus for people that are looking there.

Tony Umholtz: We do.

Tim Ulbrich: Let’s transition, Tony. I want to talk a little bit about the pharmacist home loan that you all offer through IBERIABANK and First Horizon. I suspect many of our listeners are already aware of this product from previous podcasts that we’ve had. We’ve got information also on the website, YourFinancialPharmacist.com/home-loan. But I think for many of our listeners, when it comes to home buying, I think of, OK, what are the most common barriers? Well, student loan debt typically rises to the top. And then the other thing I think about is usually the cash available as a new practitioner or a pharmacist who’s getting started to be able to put a down payment on a home. And I think the pharmacist home loan offered through IBERIABANK/First Horizon really allows folks an opportunity that they may have thought otherwise was impossible or weren’t aware of the option that was out there. So tell us a little bit about this mortgage loan option that you all offer. What’s the product about? Minimum down payment, maximum loan amount? And then some of the requirements for one to qualify.

Tony Umholtz: Sure. Well, the product’s been just a great help for so many people. And I think the big advantage of this program is you can do as little as 3-5% down with no PMI. So if you’re a first-time home buyer, you could do 3% down with no mortgage insurance. If you’ve owned before, it’s 5% down, again, no mortgage insurance. And the interest rates are very, very strong. In most cases, they’re better than a client putting 20% down, which is an advantage. And as far as the maximum loan amounts go, we currently are capped at $548,250 as a maximum loan amount for the product. And there’s a minimum credit score of 700. So you have to have at least a 700 credit score to qualify. But other than that, it’s really — that’s the qualifier. So there’s nothing else really you have to be concerned about. There’s not a clear reserve requirement or anything to that degree. And there’s no prepayment penalty on the mortgage either. So you can pay the loan off early if you choose to. Just is a great way to get into the housing market. And PMI is — you look at a $400,000 or $500,000 home, and you’re paying hundreds of dollars a month at that point.

Tim Ulbrich: That’s right. Yeah, great stuff. And we’ll link, again, in the show notes, YourFinancialPharmacist.com/home-loan. We’ve got lots of great information on the site about the product, about home buying considerations, some great educational content there as well. So I hope our listeners will check out that post, “Five Steps to Getting a Home Loan,” again, YourFinancialPharmacist.com/home-loan. Tony, you know, two of the collaborations that we have among others as well that really have been I think a big plus for us at YFP and our community, obviously the work that we’ve been doing with you, tapping into your expertise on the podcast here for pharmacists that are looking for financing options on a home loan purchase. So if you’re in the market for buying a home, I would encourage you to reach out to Tony at IBERIABANK/First Horizon. And for those that are buying and also looking for an agent, a shoutout here to Nate Hedrick, the Real Estate RPh, who is there to help you find an agent in your area that would be a good fit for you. And Nate’s there to walk alongside you in that journey. You can find more information about that at YourFinancialPharmacist.com, click on “Buy or Refi a Home” at the top of the page, and you’ll see more information about the professional home loan with IBERIA/First Horizon as well as an option to find an agent. So Tony, thank you so much for taking the time to join again. What’s the best way that our listeners can reach out to you if they have questions or want to get in touch to learn more about the product?

Tony Umholtz: Definitely by email. My email address: [email protected]. And also our office number, (813) 603-4255. I know it’s all listed on the website, but those are the best ways. We have a great team, and glad to help. Everyone’s situation is different, so we love to help. That’s what we do.

Tim Ulbrich: Tony, great stuff again. Thanks so much for taking time to come on the show.

Tony Umholtz: Thanks, Tim. Good to be here.

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YFP 195: How to Save for Your Child’s Education


How to Save for Your Child’s Education

On this episode sponsored by IBERIABANK/First Horizon, Tim Baker and Tim Ulbrich talk through strategies for saving money for your children’s college education. They discuss phases of planning for educational expenses, how to project how much to save, and various options for saving for kids’ college including 529s, Coverdell Education Savings Accounts, UGMA and UTMA Accounts, and Roth IRAs.

Summary

On this episode, Tim Baker and Tim Ulbrich talk through strategies for saving money for your children’s college education.

They discuss phases of planning for educational expenses including how to project how much to save. The two main phases of planning for educational expenses, the accumulation phase and the decumulation phase, are explained. In the accumulation phase, even before your children are born but before they begin attending college, parents will need to first assess their overall financial picture and situation, select the savings vehicle that fits the needs of the financial plan, actually fund the account, and check in regularly to make sure that the plan is on track to meet the educational financial goals. In the decumulation phase, parents are actively making financial decisions that directly impact the cost of the child’s education. The decumulation phase also includes actually paying for college. In both phases there are numerous ways to plan and save, each of which should take into consideration the retirement of the parent as well as their wishes for funding for the child(ren)’s education.

Tim and Tim also break down various options for saving for kids’ college including 529s, Coverdell Education Savings Accounts, UGMA and UTMA Accounts, and Roth IRAs, how they work, as well as the pros and cons for each when predicting the future expenses for your child’s education.

Mentioned on the Show

Episode Transcript

Tim Ulbrich: Tim Baker, glad to have you back on the show.

Tim Baker: Good to be back. How’s it going, Tim?

Tim Ulbrich: Good. I’m excited about this episode, one that we I know get lots of questions about from the community, from clients. I think it’s an anticipated episode. As I mentioned, a topic around college savings for kids that I believe is top-of-mind for many folks, of those that either have children or those that are thinking about having children down the road and the question is how do you best save for your child’s education? And as pharmacists, we’re all aware — acutely aware — how expensive school can be. 2020 graduate, $175,000 is the median debt load. We all know what that means in terms of our own education and therefore I think it’s probably front of mind as we think about our children’s education as well. Tim Baker, I suspect this is a topic our planning team gets lots of questions about from our clients. Is that accurate?

Tim Baker: Yeah. And it really comes from a place of like, I don’t really know how to approach this. So it’s more of a — I think more so than other things, it’s more of a blank canvas. Some people we kind of direct them if like, hey, if you don’t have a strategy here, we can talk through it. Some people are like, I don’t want my kid to go through what I experienced. I’m going to do whatever I can. And there’s every shade of gray here. So it is definitely something that we talk through with clients who are kind of in the phase of life where they’re just having kids all the way up into where they’re starting to go to college and trying to crack that nut. So it’s definitely something that is top-of-mind for a lot of the families that we work with.

Tim Ulbrich: Yeah, and I think it’s important before we get into account options and strategies — and we’re going to talk about 529s, probably the most well known option in the group, we’ll talk about coverdell account. We’ll talk about some taxable options, Roth IRAs and so forth. But i think before we get there, it’s important we zoom out for a moment, talk about really two phases of planning for educational expenses, the accumulation and decumulation phase. So Tim, talk us through these two phases, what they are, and thoughts that folks may have as they’re planning for kids’ college in these two phases.

Tim Baker: Yeah, so planning for education is very similar to planning for retirement. You know, we as employees will have a 30-, 40-, 50-year career, whatever that might look like. And typically, the overwhelming majority of that is in the accumulation phase where you are gathering assets and then you go through a decumulation or a withdrawal phase as you go into retirement. The same is true, to a lesser degree in terms of timeline, from an education perspective. So you have an accumulation phase, which is — could be before your kiddo is born all the way up until they’re 18 where they go to college and then you transition to a decumulation phase or a withdrawal phase where you’re actually paying for college. So a lot of families, especially with multiple kids, Tim, you’ll experience this with your boys potentially where you have four different one of these kind of rolling at the same time. So the accumulation phase is when you’re kind of just trying to assess what are your goals with respect to the education planning. So for a lot of people, it’s like, I don’t want my child to experience what I’m experiencing right now. For some people, it’s like, I think they need to have a little bit of it but to a lesser extent. And for some people, it’s like, that’s not part of my AO at all, like I’m not necessarily concerned about that. It’s kind of going through the process of organizing and selecting the appropriate investment vehicles to basically meet the goals that are in front of us, how do we want to fund it, so what is — how are we going to basically put dollars in those appropriate funds? And then just kind of those check in regularly along with the rest of the financial plan to see if we’re on track or off track, just like we would do for retirement and the like. And then really transition to the decumulation phase where it’s more about — and I kind of think about this in terms of the financial plan where you’re not a reactive spectator as I was when I was kind of going through this. I was kind of just I’m going to try to get into the best school that I can and I’ll figure out the price tag and everything later on but more of you’re making empowered, informed decisions about college. I think that’s needed, especially because of where the price of school has gone. So just being more in the driver seat and really work on saving on the cost for college, not just for the cost of college. So one of the big things that we’ll talk a bit about is just college is so ambiguous in terms of what it costs. There’s no price tag for everyone. And potentially help be that objective third party that’s removing the emotion and making an irrational home buying decision and do all this while you are taking care of No. 1, i.e. you and your retirement. It kind of goes back to that idea of put your mask on first before you can put your child’s mask on. The same thing is for education planning. So we don’t want to rob your own financial plan for your child’s college tuition. So those are really kind of the two broad phases that have different nuances as we’re going through them.

Tim Ulbrich: And one of the things you mentioned, Tim, in the accumulation phase is assessing the goal, starting to identify what the need is. And as a parent of a young child myself, multiple children, I struggle with the concept of projecting into the future to estimate educational expenses 5, 10, 15+ years into the future, although I know it’s important to begin to think about that and put some numbers around that as well. So how do you walk through this with clients when it comes to projecting the need?

Tim Baker: Yeah, it’s similar to like retirement. You know? Like we don’t really know what the cost of A, B, or C will be. We know that there’s going to be a factor that’s going to be inflation. We know that over the course of the last few decades that the cost of college education has increased threefold over a 17-year period meaning when your child is born, if it costs $40,000 to go to college today, by the time they’re ready to go, multiply that by 3 and that’s basically what a four-year education will cost. So you know, again, this goes back to the whole idea of like investing and time in the market versus time in the market and the time value of money. And for a lot of us, it’s just — it doesn’t necessarily need to be a completely balanced equation. It’s more about am I on track? And am I funding the education funds that are kind of in line with what my goal is? So there are some individuals — and I’ve actually had conversations with individuals where they’re like, we would love to have more kids, but we’re going to stick with the two that we have because if we add another one, we’re not going to be able to have that 100% solution for education. And those are conversations that I want to really dive into a bit more and really see if there is a potential way around it. So you know, just like retirement, we’re going to be tracking if we’re on track or off track. We do the same with education. The problem is that the cost, again, is ambiguous. There’s lots of components to the cost. There’s not like an itemized list that parents can go and say, “OK, this is exactly what it’s going to be. I’m going to know what that’s going to be in 17 years.” We’re just basically using all the tools, the data, we are making this almost just like we would in retirement. And we’re building the plan around that.

Tim Ulbrich: And I think that’s an interesting point, Tim, the ambiguous costs that are involved. There’s the sticker price of an institution, which from my alma mater, they’ve evolved that approach from big sticker price, discounting it with lots of scholarships, so the true cost is not anywhere near the sticker price to others where the sticker price, you’re in in-state tuition without scholarships and other things might exactly be that amount. And you’re looking at that times three or four or however long it takes. So talk to us about types of costs, types of expenses. What are things that folks need to be thinking about here in terms of the factors that would inform what that overall need may be? Or at least to project that need.

Tim Baker: Yeah, so you know, I think the way that a lot of the tools are built, the financial planning tools that this is kind of what we walk through clients on, you know, you have these different sectors of school. So you have maybe like a private nonprofit four-year on campus experience, which may be the most expensive. So like today’s dollars, it’s like $49,000 is the grand. And then we break those up into the different components: tuition and fees, room and board, books and supplies, transportation expenses, and other. So we have that but then we have all the way down to the public two-year kind of in-state commuter student that it’s a fraction of that, $17,000 all in. So we have the ability to, using the data that we have with some type of inflation number, to say OK, if you want your student to go to Ohio State and you’re in-state, it’s going to cost this much. And then we can build a plan around that. If you want your child to go to just the average four-year out-of-state or in-state, it’s going to cost this much. So you can be very, very granular on this. But really, the things to look at is tuition. So they say a rule of thumb is out-of-state tuition is roughly two times more expensive than in-state. Sometimes it’s a credit per hour, sometimes it’s a flat rate. Room and board, I’m going to do the don’t cut across my lawn, shake my cane at you — but like I remember looking at schools in the early 2000s when I was graduating high school and it being very much a bunk bed cinder block, not necessarily a great cafeteria expenses. And then listening to some of my younger cousins and saying like, “They do what?” And it’s kind of like an arms race, so to speak. And I think that’s one of the reasons that — you’re competing for students — but that’s one of the reasons why some of these have gone up. So room and board, does the school require on-campus housing for freshmen, even sophomores? That’s becoming more and more of a thing. A lot of schools have talked about freezing tuition, but room charges kind of remain unchecked. And a lot of these amenities kind of inflate the cost. It could be food where there’s meal plans. Typical meal plans could be $1,000-2,000 per semester. It could also be things like different fees that are for courses or parking or student ID and orientation, library, legal services, student government. It goes on and on. And these are things that can kind of just start really increasing — it could be textbooks. I know there’s a lot of things that are trying to disrupt that in terms of rentals and things like that. And then just transportation or personal expenses. I know you’ve seen back in the day like oh, like do you use student loans to go and travel and do that? And a lot of people are like, you know, let me live. A lot of people are like, I don’t want to do that because I don’t want to have that inflated student loan number at the end. So it’s very much a layered process in terms of what you’re paying. I think to be able to have some guidance and some counsel on this — and there are financial planning practices that specialize in this alone, especially for a lot of people that are working with Gen X individuals. So I think to have a person to help coach you and your teenager, which can be a little bit different. I know if I transport myself back to that, I’m like, I’m doing what I want.

Tim Ulbrich: That’s right.

Tim Baker: But I think if we reframe some of the conversations — and we see it when we talk to schools of pharmacy. If we’ll say, “Hey, the average debt load is $175,000,” that’s like funny money, right? But then if you actually equate it to like what does that cost per month in student loans and then you maybe multiply that by 12, which is close to $2,000, a year $24,000 if we go to the standard plan, that’s where you’re like OK, like maybe we need to have a more rational, less emotion, and make sure that, again, if you’re in pharmacy, all of that education equates to a higher income. But that’s not the case for everybody. If you go study something different that you’re not necessarily aligning what you’re paying in tuition with the expected salary.

Tim Ulbrich: Tim, one of the things you said, which is something that I’m struggling to think through — Jess and I — with our boys is I’ve heard you talk about taking current costs and projecting out for some factor of growth that we may expect and certainly we’ve all seen the numbers of tuition and fees, important point you made up — fees that are going up that far surpass inflation and historically have gone up at really incredible rates. But it’s important to note there is somewhat of a national conversation going on about the need for more affordable higher education or even perhaps in some cases free education. So this is something that I feel like I’m struggling reconciling is might I be overprojecting the need? And what’s the opportunity cost of that in terms of where else that money could be used and if it’s tied up in this account or that account? We’ll get into that a little bit with individual accounts, but what are your thoughts on that? Not asking you to crystal ball higher education over the next 20 years, but in projecting the need based on going forward and what we’ve seen historically with growth but also some discussions around perhaps this might be more affordable or in some cases free.

Tim Baker: Yeah, it’s a great question. And you see a lot of the political discourse around this in terms of like a more progressive political movement to forgive student debt and then offer free options. I’m going to talk out of both sides of my mouth in some degree. So like I think from a planning perspective, it’s tough to — you know, I kind of always default to the status quo. So just assume things are not going to change. But then when I talk about the 529, I’m kind of talking out of the other side of my mouth in that I think that over the last couple years and I think projecting the future, the dollars in those accounts are going to be able to be used for more liberal purposes even than what they’re used for today. So the free college discussion, I do think that there is a very real possibility that by the time, Tim, our kids go to school, that’s going to be an option on the table, an option that I think that a lot of people should seriously consider. I’m kind of putting myself back in that, like would I want to do that myself? And the answer is probably no, I wouldn’t have. But it might make more rational sense to do that, especially if you don’t know what you want to do, which again, most 17- or 18-year-olds don’t really know that. I think that’s going to be the real — the first big domino to fall is going to be kind of that free two-year community college. And I don’t know what stipulations are going to be on that, but I typically from a planning perspective, I plan as if it’s the status quo and hope that potentially there is an improved reality. So like one of the things they just announced with the latest bailout package was that they’re changing some of the rules to the income-driven plans that if you get forgiveness for a non-PSLF strategy between now and 2026, that that’s tax-free. Like you don’t have to pay the tax bomb.

Tim Ulbrich: No tax bomb, yeah.

Tim Baker: But the caveat to that — there’s not very many people because those are 20- to 25-year plans. There’s not many people that are in that boat. So it’s nice, but is that something that they’re going to extend permanently?

Tim Ulbrich: Right.

Tim Baker: Maybe, but do you say — you look at that, and you’re like, do you stop saving for the tax bomb? I don’t know if I would feel comfortable telling the client to do that. Now, the nice thing about the tax bomb was typically in a taxable account that you can use that and say OK, no more tax bomb, let me go buy a vacation home. That’s great. If it’s in a 529 account, maybe not so much. So yeah, I think it’s a great question. I think one of the things that a lot of people — and I had these conversations with prospective clients that were like, ‘Yeah, I’m kind of just waiting for this election to see if Biden gets elected what he’s going to do on the student loans to kind of push forward on my strategy.’ And I’m like, in my inside voice I’m thinking like, I wouldn’t hold your breath. And again, like could he forgive student loans? Maybe. But it doesn’t sound like he has an appetite to do it from an executive action. And if it’s — it’s going to be I think for most pharmacists very inconsequential. And again, I don’t know if I would hold up my life, my strategy, to wait for the politicians to come in and save it. So you know, whether that’s $10,000 or $30,000, it’s tough. So I think the big thing to kind of follow, which I think will be — is like that two-year. But then what are the stipulations for that? And then does your student, does your kiddo fit into that? I don’t know if that’s a — if it really, really affects my plan from an education standpoint. So that’s kind of what my take is on that.

Tim Ulbrich: Great discussion. And I think it’s important for folks to consider that on their own as well. And let’s shift now into talking about some of the accounts that are available for kids’ college. We’ll spend a decent amount of time on the 529. We’ll also talk about the Coverdell accounts, the UTMA accounts, taxable accounts, Roth IRAs, so different options here that we might consider. Tim, let’s start with the 529s. Obviously they come up in conversation probably the most often from my experience. What is a 529? What type of contribution limits are out there? How can it be used? And talk to us about these accounts at a high level.

Tim Baker: Yeah, so the way that I think about these are these are essentially like retirement accounts for education. But it’s really going to be dependent in terms of — so why do I say retirement accounts? Because most retirement accounts have tax-preferred status. Like if you put dollars in here, you can save taxes. But every state’s going to be different, right? So one of the big things that makes this attractive for a lot of parents is that the parent essentially owns the account. So a lot of these other ones that you mentioned, it’s like, these are Coverdells, UTMAs, UGMAs, these are custodial accounts that really belong to the student. So these are like retirement accounts, but for education that the parent owns. And one of the big things that I think is exciting that really happened over the Trump administration is that they’ve loosened up what these 529s could be used for. So back in the day, you would use these for a long accumulation period. So you would say, “Hey, little Johnny was born in 2000. He’s going to go to school in 2018.” And for those 18 years, you would basically put money in there and then whatever is left over, that’s what he would use for qualified education expenses. Now with some of the changes to the Tax Cut and Jobs Act under the Trump administration, you can now use it both as an accumulation account, so in future like when Johnny goes off to college, but then also today when Johnny starts kindergarten and he’s going to a private school or all the way up through 12th grade. So under the federal law, savers can now throw up to $10,000 to pay for students K-12 tuition. Now every state is going to be different in terms of what they allow. So that’s important to know what your state does allow. The other big thing that the 529 account — so this was under the SECURE Act, basically that it now allows, which is crazy that this is even a thing, but it now allows qualified student loan repayments up to $10,000 per beneficiary from the 529. So before this, if you had $10,000 in a 529 and you had $10,000 in loans, you couldn’t use that money without a penalty, without a 10% penalty to pay that off, which is crazy talk. Like there shouldn’t even be a $10,000 contingent on that. It should be if you have money in there and you have loans, you should be able to pay it off. And then the last thing that the SECURE Act does is it allows you to use the money for like apprenticeship programs. So like we talk about education — I know Tim and I, we talk about this kind of behind closed doors about like what does higher education look like in the future, what’s this going to look like for us versus our kids, and is there going to be a swing back to more of the apprenticeship type programs and that type of thing. And the 529 is opening up that. And you might be surprised by this, but even — like even when I started learning about the 529s, they didn’t allow you to use it for like a laptop or things like software, so it’s been a gradual thing. So I think that the restrictions are going to continue to kind of be loosened up, just because of the need to kind of solve this problem. So the 529, think of it as a retirement-like account that you can put in money and get a deduction on the state level, depending on the state, and basically grow that money tax-free. So if I put in $10,000 over five years and it grows to $20,000, I don’t pay capital gains tax on that as long as it’s used for qualifying education expenses. And I don’t pay any tax on the back end. I do pay a penalty if I use it to buy a car for my kid or something like that. The other big things in terms of flexibility is that let’s say Johnny doesn’t want to go to college. Let’s say he wants to start his own business, which I might be a big proponent of, maybe buy a franchise and learn that. So he can’t use the 529 for that. But maybe Jane, our second child, can. So you can basically use those — and let’s pretend Jane doesn’t want to go. Then maybe their grandkids do. You use it for that. So the money can sit there and grow. A lot of people think like, oh, I’ll never be able to use it. Like you can just keep changing beneficiaries, essentially, and use it for the children or the grandchildren that do need it. So I am a big proponent of it. I know some people, they kind of feel bound by some of the rules because it’s like, what if you don’t use them for qualified education expenses? But I think it’s a viable way to not only get a state tax deduction based on the state that you live in but also to allow those moneys to grow tax-free without paying capital gains that you would see on like a brokerage account or something like that.

Tim Ulbrich: Yeah, and the way I think about these, Tim, just to draw another example to how you explained the tax considerations, I think about these as like a Roth IRA for educational savings. So money going in has already been taxed dollars, it’s going to grow tax-free, you can pull it out tax-free for qualified expenses, which you outlined. I do want to just mention because I think it’s worth further explanation, you gave the example that these can now be used for not just higher education but let’s say I have a child who’s in a private education K-12. And some folks might be hearing that saying, “Well, what’s the purpose if I don’t have the long-term investment or gains?” If I have a 5-year-old or a 6-year-old, 7-year-old, they’re in private school and I put money in and then I turn around and take that money and spend it for that education, what’s the point without the gains? And really, the value, Tim — correct me if I’m wrong — would be on the state income tax deduction, right? You’re essentially passing it through, taking advantage of that state income tax deduction. And then of course if there is any time period of growth, you’re going to get some of that growth as well. But is that the main benefit of that type of approach?

Tim Baker: So if you live in the state of Ohio and you know that you’re going to have $10,000 in private school costs, you could put that money in, that $10,000 in, and then at least in the state of Ohio, I think it’s — what is it? $4,200 per kid. So you could at least take that off. So if you make $100,000 that Ohio recognizes income and you basically use it as a pass-through, so it goes right into that account and then you take it out and now the state of Ohio sees that you made $97,400 if I did my math right. Yeah. So $95,400. So the idea is that you use that as a gateway to lower your state income tax. So you’re not really getting any growth at all. It’s just a way to basically contribute, get the deduction, and then use those in more of the near term. It’s the same thing like you could argue with an HSA.

Tim Ulbrich: Yep.

Tim Baker: So the beauty of the HSA is that you can put those dollars in there. So if you put $2,000 into an HSA and then you use it right away, you’re not really getting any growth or tax-free growth on the accumulation of the asset, but you are getting the reduction on your federal and state income in that regard, which can be very beneficial. So and that’s the dynamic that has changed recently under the Trump administration where it wasn’t there before. It’s a great benefit, especially for those individuals that are sending their kids to private school K-12.

Tim Ulbrich: I’m still waiting for them to add the homeschool provisions, by the way.

Tim Baker: Yeah, that keeps getting cut out. And typically at the last minute too.

Tim Ulbrich: Yeah, I’ve got to dust off my lobbying skills. So get down at the statehouse. So some of the disadvantages I think about, you mentioned one of these with the 529. If it’s not used for educational expenses, which it has been broadened out as you alluded to, 10% penalty and tax on the earnings portion of that investment. Other things that come to mind here, Tim, would be as you’ve alluded to, not all 529s are created equal. So they’re based in different states. And this is where you hear folks say, x state’s 529 is the best one. So is it fees? Is it investment choices? Is it flexibility? Like what are the differences that we see in terms of state 529 offerings?

Tim Baker: Yeah, so like unlike some of these other accounts like the Coverdell and the UGMA/UTMA, the 529s are typically administered by the state. So the 529 will say, “Hey, Fidelity or Vanguard or American Funds, we’re hiring you to take care of our state’s 529.” So just like different custodians and institutions, they’re going to charge different fees and have different investments, the same kind of flows through to the 529. And it’s the same with the 401k and the 403b. So some companies will hire companies that are really efficient. So they’ll have good investment selection and cheaper fees. And some where that is not the case at all. Now, sometimes it’s inconsequential because even if the 529 is not great, the state tax deduction is such that it does make sense to pay the lesser fees to get the tax break. But that’s not always the case. And then there’s some states like North Carolina, they don’t care. Like they don’t have any benefit at all. What you essentially want to do is go out and find the state with the best 529 plan, which is often like Nevada’s typically at the top of the list of — the Nevada 529 because theirs is run by Vanguard. It’s typically lower fees and things like that. So a lot of it goes to fees, a lot of it goes to kind of investment selection that is really the driver of like, what constitutes a good 529 plan and what constitutes a not-so-good 529?

Tim Ulbrich: So I don’t want to spend as much time here, but just high level overview of the Coverdell education saving account, the UGMA, UTMA accounts, what are the main differences of those accounts from the 529s?
Tim Baker: Yeah, and to be honest, Tim, like I’ve seen this with clients. I can probably count on my hands how many times I’ve seen these accounts. So these are both custodial accounts, basically like self-directed. So where I was describing with the 529s are kind of administered by the states, you would just go to a financial advisor or even yourself, work with a banker or custodian, and you would say, “Hey, I want to open these up for the benefit of my kiddo.” So if we start with the UGMA/UTMA, these are just really trust accounts that you invest — basically you help invest a child’s money until they can take over it. So it’s owned by the child, but they don’t necessarily have control of it until they’ve reached the age of majority, which for every state it’s going to be different. So that can range anywhere from 18 years old to 25, depending on the state. So these accounts, what you contribute as the parent or the grandparent or whatever, it’s an irrevocable gift that basically means you can’t — there’s no takebacksies. So you give it and then you have no more control of that asset. So in a lot of ways, you’re kind of bound by the gift taxing limits. So these, you typically see these with very wealthy people that are trying to like spend down their estate so they’re not hit with a crazy estate tax. There’s not a whole lot of like tax benefit. So like if you put $10,000 and it grows to $20,000 for that child, they’re paying $10,000 in capital gains. And this could negatively affect the financial aid of the child because the asset is owned by the child. So I don’t really see these much because of the advent of like things like the 529. The other big thing is that I don’t think — then you can use it anything. So if Johnny reaches 18 and he’s like, I don’t want to go off to college and that’s what this money’s for, but I think he can spend it on whatever he wants. So he’s not bound by the education. The Coverdell, these used to be called Education IRAs. The name was changed. These contributions are not tax-deductible, but it does grow tax-free. So they’re very much like Roth IRAs in that the gains are tax-free and they’re self-directed versus state-directed. So you know, they’re — and the withdrawals are tax-free if used for those qualified education expenses, which are also K-12. So this was even before the 529, that was a thing, the Coverdell did have that. But the big downsides for these is that you can really only put $2,000 a year per student. So it’s very low contribution limits. And then you typically phase out like once you reach $220,000 as a married filing jointly or $110,000 as a single taxpayer, you can’t contribute to the Coverdell at all. So for many pharmacists, you know, you’re very quickly kind of out of that, especially if you have dual income. So I don’t really see these anywhere. I mean, I think primarily I see people save for their kids’ education either in a 529, a Roth IRA, a brokerage account, or I’ve even seen some people do it with real estate, which is an interesting concept as well.

Tim Ulbrich: What would be the advantage of a brokerage account? I want to get to the Roth here in a moment, but these ones, we’re obviously talking about some tax advantages that can be associated with them. So what would be the thinking of a brokerage account as a primary vehicle?

Tim Baker: I think for a lot of people, it’s just — it’s that perceived flexibility, which is there. But I think from a Roth, like you can take whatever you contribute to a Roth out any time penalty-free. Tax- and penalty-free. So that’s one thing that a lot of people don’t understand is that if you contribute, you can take that basis out of the Roth IRA. It’s when you start getting into the earnings, that’s when you get into the penalties. So I think for a lot of people, it’s kind of that idea of just flexibility. The problem is that once you start adding up — like if you’re saving for Jane and Johnny’s college over the course of 20 years or so, you could see real capital gains tax there.

Tim Ulbrich: Yep.

Tim Baker: Hopefully they’re long term capital gains so they’re taxed at a preferred maybe 15% versus a 22%, 25%, 30%. But that’s still money that you have to account for when you’re going to use that for education. So again, I like the 529. It’s not investment advice. I think for a lot of people it makes sense because of the flexibility that you can — you know, if one kid doesn’t use it, you can give it to the next one. It’s just my kind of go-to.

Tim Ulbrich: Speaking of flexibility, one of the things that I’ve thought of that I want to get your input on — I suspect our listeners may have as well — is the Roth IRA as an option for thinking of saving for educational expenses with the understanding that qualified educational expenses are an exception to the early withdrawal penalty and as you mentioned, the basis or the amount that you put in a Roth can be pulled tax-free without penalty at any point. So talk us through that strategy. I think of something like a Roth versus a 529, perhaps more investment options, perhaps an option to keep fees down depending on what you have in the 529, the idea that if Johnny and Suzy decide not to go to college and I don’t have anyone else to transfer it, I can continue those savings on for retirement. Downsides of course would be of maybe we’re not using that as the primary or one of the primary vehicles for retirement and savings. So where does that fit in in terms of strategy of folks when you’re thinking about where a Roth may or may not fit relative to the 529 specifically?

Tim Baker: Yeah, I mean, I’d probably default more so to the 529 first, at least get the state tax deduction. But there’s some people that are just like, I want to really use — because that is one of the exceptions in the IRAs that you can for higher education expenses and I think it’s cap, I don’t know if it’s the same for first-time home buyers, if it’s $10,000. I’d have to look that up. But I think it is. I don’t know, I think we talk about accounts like the HSA that has this dual purpose. But sometimes when you have a dual purpose, you have no purpose. It’s almost like when you have two quarterbacks, right? So for like the Roth IRA, like I look at that as a retirement account, not an education account. But it could very much be used as such. I think that yeah, to your point, is there more flexibility in an IRA versus like a 529? Absolutely. Is it even cheaper? Yeah, potentially. But I think that where the 529 is going — and I think you can have both, really. Some people will never reach their state’s benefit in terms of what the state tax deduction would be. But yeah, I think this is more of a conversation for clients that don’t have that benefit, like I said, North Carolina where the Roth is — or even the brokerage account, but I would probably say the Roth first would be the first avenue. So you know, I kind of, again, default rightly or wrongly to the 529. But I think the Roth can be a viable way to at least put some dollars aside for that purpose.

Tim Ulbrich: Yeah, and I like the thought on the 529 for the state income tax deduction. Maybe you build it from there, maybe you look at a Roth. The other thing, which I think goes without saying, is that if there is a way to earmark your Roth specifically for long-term retirement savings and still contribute to a 529, we can let that money continue to grow as you say on repeat on this show, it’s time in the market that matters, right? So if we can not have to pull that out for college expenses and let it continue to grow, obviously we’re going to reap the benefits of that compound interest. Last question I have for you, Tim, as we wrap up this discussion on kids’ college and savings: One of the thoughts that I have is coming out, I’ve talked about my story and journey on this show many times before, but I suspect for many other pharmacists that have six figures or more of debt, is there a tendency for folks to overcompensate for kids’ college savings at the expense of other areas of their financial plan, specifically for those that have come out with very high debt loads and because of that experience, might lean in that direction of hey, I don’t want my child to have to go through it, at the expense of their own retirement, at the expense of other financial goals that we might traditionally think come before kids’ college? Is that something you see among clients?

Tim Baker: I think that yes, I do. But I also see like a bit of every kind of approach on the spectrum where it’s like, I don’t ever want my child to ever have to go through this again or go through what I went through. But there’s also like some of it like I went through it, so they have to go through it. And then there’s some reservation of like, just because my loans are so bad, I don’t think I’m going to be in a position to help them.

Tim Ulbrich: Yes.

Tim Baker: Sometimes there is kind of the reaction, you know, equal and opposite reaction type of approach. But it’s all over the place. And I think for the most part, the default has often been I want to help my kids as much as I can, but I also need to make sure that I’m taking care of myself. And I wouldn’t say it’s uncommon, but you know, there have been not as many conversations as you would think where I’m saying like, we have to pull that back. So you know, one of the things that we do as part of the goal setting here is how do we want to go about funding this? And there’s a lot of different approaches where you can plan for 100% or you can plan for something that’s a lot less than that and feel good about that as part of your financial plan. So yeah, it is all over the board. But I think there are sometimes is a push to kind of overcompensate for that or some just like, hey, I had to deal with having to find my way.

Tim Ulbrich: Good luck.

Tim Baker: They do too. Yep. Yep.

Tim Ulbrich: Great stuff, as always, Tim. And to those listening and college savings may be on your mind of one of many financial goals that you’re trying to work through, we’d love to have a conversation with you about the comprehensive planning services that we offer at YFP Planning. Now serving more than 200 households across 40+ states of the country. Our team is well versed in this topic among other parts of the financial plan. And you can go to YFPPlanning.com, book a free discovery call to see if our services are a good fit for you. And as always, if you liked what you heard on this week’s episode of the Your Financial Pharmacist podcast, please do us a favor and leave us a rating and review on Apple podcasts or wherever you listen to the show, which helps other folks find out about the Your Financial Pharmacist podcast.

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