For Every Holiday-Home Fantasy, There Is a Harsh Financial Reality
Higher mortgage rates are just one factor raising the price of owning a second home.
Higher mortgage rates are just one factor raising the price of owning a second home.
As mortgage rates rise and the housing market cools, financial advisers say it is critical for buyers to weigh the unexpected costs and pitfalls that come with that beach house.
The largest share of holiday-home purchases close from the fall to early in the new year, which is typically the offseason for primary home buying, said Danielle Hale, chief economist at Realtor.com. For instance, in the Lake Tahoe area, August and September are traditionally two of the busiest months of the year as buyers dream about spending the winter holidays in a new home, and sellers look to avoid having to maintain the property during the winter months, said Brit Crezee, a Realtor who specializes in that region.
Home prices soared during the pandemic in second-home markets such as Phoenix, Naples, Fla., Myrtle Beach, S.C., and Las Vegas, even more than the rest of the country. The typical property in second-home markets sold for $516,423 in April, up 19.9% from a year earlier, according to the latest data available from Redfin.
The beach house bonanza appears to be ending, many economists said. Sales of second homes are way down from last year’s boom, dipping below prepandemic levels (February 2020) for the first time in two years, due in part to high prices and rising mortgage rates, said Daryl Fairweather, chief economist at Redfin.
Many Americans still envision a second home as a source of family memories, wealth, rental income and tax benefits, if everything goes to plan. These buyers don’t always grasp the risks such as trouble renting the home, family squabbles over the property and unexpected costs.
“Holiday homes can quickly turn into nightmares if you don’t know how to properly manage them,” said Tony Robinson, a short-term rental investor and the co-host of BiggerPockets’ “Real Estate Rookie,” a podcast about real-estate investing for beginners.
Here are four of the biggest risks of buying a holiday home:
Tim Bauer said he quickly learned to prepare for the unexpected after he bought a ski cabin in Red Lodge, Mont., that he planned to rent out when he wasn’t using it to offset the costs.
While 2021 was a stellar year for rentals thanks to the pent-up demand due to the pandemic and remote-work arrangements, this year a massive flood in the region led to the cancellation of nearly all of the cabin’s bookings for June and July.
He lost about 20% of the annual revenue for the two-bedroom cabin that he rents for, on average, about $215 a night.
“It’s important to have a buffer of cash to be prepared for the slow times and unexpected events which can cause demand to slow down or even stop completely,” he said.
Mr. Bauer, a financial planner, keeps a separate checking account for the cabin with a cushion of about three to four months of expenses.
Relying on the rental income to pay mortgage and other costs can be risky for other reasons, too. Local rules for short-term rentals can change. Darin Eppich, a real-estate agent in Los Angeles, recently had a client decide against purchasing a holiday home in Palm Desert, Calif., when he learned the city had strict rules limiting short-term rentals.
Many holiday homeowners want the property to remain in the family for generations and picture scenes of relatives coming together at the house long after Mom and Dad are gone.
But not all family members feel equally invested in that vision and they may have no interest in keeping the property, said Pam Lucina, chief fiduciary officer for Northern Trust Wealth Management.
Ms. Lucina has clients where family members debate about how to share expenses and who gets to stay in the house during the prime weeks of the season.
“This becomes a huge source of conflict,” she said.
Create guidelines before there is tension, including a plan for how the property will be managed after the original buyers pass away, said Ms. Lucina. Ask your intended beneficiaries if they want the property and if they have the resources to pay for maintenance, taxes and other costs, she said.
Always budget for surprise expenses.
Jeff Barens has owned holiday homes for the past decade with his wife, Kristi Barens. The couple bought a rental house in Jackson Hole, Wyo., last summer. A few days before closing, they learned that to qualify for fire insurance, they’d need to make expensive changes to the home including a new roof and improved landscaping.
“It’s the things you can’t control that can have a significant impact,” he said.
Jamie Lane, vice president of research at holiday -rental research company AirDNA, typically recommends that hosts reserve 5% to 10% of the home’s annual rental revenue for unexpected expenses, which can include pipes, water damage and new roof. The percentage they need to save typically depends on the age of the property, he said.
Karen Altfest, a financial planner in New York City, recommends clients spend no more than 15% of their net worth on the value of a holiday property to help reduce their financial stress.
Sam Dogen, creator of the Financial Samurai website and author of “Buy This, Not That,” said people need to understand that their property may not appreciate as much as they expect, especially in the current market, where some experts expect prices to slide.
Mr. Dogen bought a two-bedroom condo in Lake Tahoe for about $715,000 in 2007. The asking price was $810,000, so he thought he was getting a deal. However, the property ended up plummeting in value by about 40% over the next several years due to the financial crisis.
Today, the property is still worth less than what he purchased it for, he said.
“It was a poor investment,” he said.
Reprinted by permission of The Wall Street Journal, Copyright 2021 Dow Jones & Company. Inc. All Rights Reserved Worldwide. Original date of publication: September 11, 2022.
This stylish family home combines a classic palette and finishes with a flexible floorplan
Just 55 minutes from Sydney, make this your creative getaway located in the majestic Hawkesbury region.
Amrish Maharaj undid a century of hodgepodge alterations while navigating strict conservation rules
Haberfield, a charming slice of suburbia in what locals call Sydney’s “inner west” region, is miles from the landmarks like the Harbour Bridge and the Opera House, and isn’t famous for multimillion-dollar waterfront mansions. What it is known for, however, is fiercely protecting its architectural identity.
After an uproar in the 1970s led by local residents—who were fed up with period homes getting unsympathetic makeovers—the National Trust created the Haberfield heritage conservation area in the mid-1980s. As a result, the suburb of approximately 6,500 people has one of Sydney’s best-kept streetscapes.The heritage designation has been a win for preserving the past, but has created challenges for architects tasked with making Haberfield’s homes more family-friendly, sustainable and sellable.
Architect Amrish Maharaj was hired by his clients, owners Ramy and Sarah Azzam of ML Constructions, to modernise a single-storey Federation dwelling—an era of Australian architecture between approximately 1890 and 1915. Although its bones dated back to the turn of the last century, the Haberfield home, coined Glencoe, had already undergone a number of objectionable changes before conservation rules had come in. The design was stuck between two time periods.
“Its original roof and chimneys had been removed and replaced with a post-1943 hipped roof clad in terracotta tiles. The length of the house had been doubled with the addition of a substantial rear extension. A small skillion roof was put over the front veranda, metal balustrading and the front verandah detailing had also been amended, removing the original timber work,” Maharaj said.
“The previous work appeared to have focused on increasing the number of rooms, and not improving the spaces within,” he added. From the entry, a dark central hallway cut the house in half, splitting four bedrooms and a bathroom to the north from an additional bedroom, an enclosed lounge room, dining room and kitchen to the south.
Despite the patchwork of renovations and extensions over the years, planning regulations still remained strict for the team attempting to bring the residence into the 21st century.
“We had an initial concept, which was a little more modern than the end result, but the local council wanted a more traditional construction. We had a heritage expert come and look at the house and give their recommendations,” he said. “She determined that it was probably part of a group of three or four houses that were once the same beautifully detailed Federation-era homes. But somebody had come along in the 1940s and did their own thing.”
“There was a discussion about pulling off the roof and getting it back to what it was, but it came down to a question of budget. We tried to put back as much as we could, by replacing the front windows with traditional timber, we changed the front path and front fence just to give a little nod to what used to be, without stripping the render and reconstructing the whole roof.”
Now the street appeal of the home is a better fit with its Federation neighbours. The decision was then made to pull focus from the facade while investing attention, and funds, into the rear of the house.
“In keeping with what the Council was wanting, we used traditional materials and techniques in the construction of the back extension even though it does feel very modern,” Maharaj said.
As well as employing conventional methods for the external build of the large rear addition, a host of modern-day luxury finishes were used inside, where the interior design was overseen by owner Sarah Azzam.
High-traffic floors were finished with limestone tiles, Polytec joinery was used throughout, and internal walls feature a sleek white set render. Bathrooms feature Fibonacci Terrazzo tiles with underfloor heating.
A standout of the new look is the grand triangular gable crowning the rear indoor-to-outdoor living zone, a unique design feature in the neighbourhood of smaller sized blocks and heritage homes. The seamless flow to the backyard is an element that has become a must-have in modern Sydney homes thanks to the temperate climate.
“Our work began with the deconstructing and restructuring of the original home. Retaining four good-sized bedrooms to the front of the house, the central areas were dedicated to service spaces, with a big family bathroom, laundry, powder room and en-suite. The home then steps down to a large open-plan kitchen, dining and living room, which seamlessly connects to an al fresco dining area, garden, and a new pool and cabana,” Maharaj added.
“It’s such a Sydney thing, the seamless flow to the outdoors from the main living area. When I think about our briefs, from every single client, I’d say right at the top of everyone’s list is natural light, good ventilation and a connection to the garden,” he said. “Australians also love a north orientation.”
The Azzams, who declined to comment on the project, bought the unrenovated Haberfield house in 2020 for A$2.5 million (US$1.6 million), then sold the reimagined residence in 2023 for A$4.9 million.
“They bought it as their forever home. That large space at the back was created that way because they’ve got a big extended family,” Maharaj said. “They were often talking about Christmas dinners of 20 to 30 people, and space for a grand dining table was specifically on their list of requirements. Sarah has a great design eye and was meticulously hand selecting the finishes. But they ended up seeing another house nearby and decided to do it all again.”
Maharaj shared some more thoughts about the design and build process.
The biggest surprise was… I think we got lucky with the glass gable in the back of the house. We tried to do something similar on a house only a couple of streets away about a year later and it was completely knocked back by Council. When we pushed back to ask why, we were told it should never have been approved as is. Sometimes the approval process includes a bit of luck.
A favourite material we discovered during the process was… Of all the materials, I’d have to say that the Super White Dolomite and the limestone flooring we used were the big hits. We had quite a few potential buyers asking about these items in particular. We have received a number of calls from other homeowners in the area who are looking for a similar renovation, and even the odd call from people who have seen the home and wanted to express how much they loved it.
The most dramatic change was… When we start these jobs, we can often see that the houses have been either abandoned or people have just added and removed rooms and walls over time. So bringing that all back together was really fulfilling for me as an architect. Originally, this house felt like a cold hospital ward when you walked through it, with all these rooms coming off one corridor. Bringing it back to life and making it feel like a home with a heart is something we’re really proud of.
The total cost of the renovation… Being able to do the building himself, and their own interior design meant the pair could save some money, but they really spared no expense. It was a project that cost approximately A$1.5 million.
This stylish family home combines a classic palette and finishes with a flexible floorplan
Just 55 minutes from Sydney, make this your creative getaway located in the majestic Hawkesbury region.