When I got divorced eight years ago, one of the biggest sources of stress — and confusion — was where I would live, and what my ex and I would do with our home. When he moved out, I stayed in the New York City apartment we’d bought together a few years before. There was a lot of equity in it, I felt like it was a good investment, I loved the home, neighborhood and building, and I didn’t want to move.
I contacted a few mortgage brokers to explore what my options were. Based on my income, the home value, terms of my divorce (which, in my case was that we split any equity in the home), a cash-out refinance was my best option. Since then, I have been able to finalize my divorce in a fair way, now own my home 100 percent in my name, and have a payment I can easily afford — plus a nice tax deduction every year.
Find out if you qualify for a cash-out refinance at LendingTree.
What is a cash-out refinance?
A cash-out refinance means that you apply for and receive a new mortgage for more than you owe. Typically, you can cash-out up to 85 percent of your home’s value. This was a great option for me, because I owed my ex a lot of money — which I did not have at the time — there was enough equity in the home, interest rates were lower than when we bought the home, and my income was enough so that I could comfortably afford the new payments.
Here is an example:
Let’s say there is $200,000 left on your mortgage, and your home is now worth $350,000. With a cash-out refinance, you might refinance up to 85 percent of your home’s value ($297,500) and take part of the $97,500 difference back in cash to spend however you like — including paying your ex his share of the divorce settlement.
Pros of a cash-out refinance during a divorce:
- Easy way to access cash during a time when you may not have a lot of it
- Interest rates on mortgages tend to be lower than if you were to do a home equity line of credit, home equity loan, personal loan, or credit card advance.
- Interest rates on your first mortgage are usually tax-deductible
- You can keep your home and don’t have to move, which can be important at a time when everything in your and your kids’ lives is in flux.
- The mortgage is now in your name only, removing your ex from the debt and deed — which can feel really powerful for you, and be an important step in separating from your marriage and starting your life anew.
Cons of a cash-out refinance during divorce:
- Compared with a home-equity line of credit or home equity loan, closing costs can be higher
- Signing a new mortgage may extend the period for which you pay for the home — even if monthly payments are the same or lower (this happened to me).
- Signing a new mortgage may increase the overall sum you will pay for the property if interest rates have increased since you first financed it.
- If the refinance means you end up with less than 20 percent equity in your property, you may need to add PMI, or private mortgage insurance, onto your loan.
How to qualify for a cash-out refinance in your divorce
The qualifications for a cash-out refinance mortgage are the same as a new mortgage, in most cases. Because you are now divorced and seeking to own the home in your name only, the qualifications are for you as a single person (not as a couple):
Who can qualify for a cash-out refinance?
Since a cash-out refinance is essentially the same as taking out a new mortgage, requirements for qualifying are similar. Homeowners who own their homes and meet the following criteria may qualify:
- Good or excellent credit (FICO score of 670+)
- Significant home equity — at least 20 percent of the home’s value
- Ability to repay the loan
- A debt-to-income ratio — including the new mortgage payment — approved by the lender. Check mortgage rates and offers at LendingTree.
Other notes about cash-out refinance in divorce:
During divorce, finances are often very tight — where there was once one household with two income or one income plus a full-time person caring for the home and kids — there are now two households, two sets of insurance premiums, and increased need for child care — not to mention legal fees.
Obtaining a new mortgage is a big commitment. Even though you may be emotionally tied to your current home, staying put is not always the best answer. Even if your mortgage payment stays the same after the refinance, you may not be able to afford it without stress and scramble every month. Also, while the thought of leaving your home may feel traumatic today, you may feel differently in months and years to come. In fact, you may want to break free from old memories and expectations that are attached to the home.
Learn if you qualify for a home equity loan here.
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This post was created in partnership with LendingTree. I never recommend products that I don’t truly believe in. Seriously – I get asked to write about stuff all the time and turn down hard cash if I’m not feeling it.