Home Equity Sharing: Pros and Cons

One of the primary advantages of homeownership is the ability to build long-term wealth. In turn, that wealth can serve as a major financial resource in the form of home equity.

Home values have increased by about 45% over the past five years — a result of the pandemic buying frenzy that led to sharp increases in home prices. Homeowners today are reaping the benefits of those increases, as they currently have near-record amounts of home equity. According to data analysis company ICE Mortgage, homeowners have an average of approximately $200,000 in tappable equity. Those who own their home outright have access to much higher amounts.

While many who decide to use that equity opt for traditional products such as a home equity loan or line of credit, recent years have seen an increase in the use of home equity sharing agreements. These unique products enable you to access your equity without incurring an additional monthly payment.

However, equity sharing agreements come with certain risks. Before choosing this option, it’s best to understand how they work, their advantages and their potential drawbacks.

What is a shared equity agreement?

Home equity sharing allows an investment company to purchase a portion of your home for a lump sum payment, plus a share of the future appreciation in your home equity. These agreements are very similar to how you invest in the stock market.

The investor buys “stock” (in this case, home equity) in the hope that the home’s future value will increase. When it’s time to sell, the investor recovers their original investment plus any gains in the value of the stock. On the other hand, if the stock loses value, the investor also loses.

A big part of the attraction of home equity investing is that you won’t have to make monthly payments or pay an interest rate on the amount you receive. Instead, you’re delaying the repayment until the end of the equity sharing agreement’s term or when you sell your home or refinance, whichever takes place first. You can think of an equity sharing agreement as a type of balloon payment loan.

According to Jon McKinnon, senior vice president of product strategy and business development at home equity investment company Hometap, says this product is quite compelling for many homeowners, since it allows them to “address their financial goals [and] solve their short- and longer-term goals without meaningfully impacting their monthly budgets.”

How home equity sharing programs work

How much money you can obtain from a co-investing company will depend on your home’s value and how much future equity you’re willing to sell. Different investment companies will have minimum and maximum amounts they are willing to invest, which can range from $15,000 to $600,000 or more.

The first step in the process is to obtain a home appraisal to determine your home’s value and the amount of equity you currently have. Once the appraisal is in, each company will do a risk adjustment to that value — basically, a downward adjustment to offset the risk of a future loss of equity. This adjustment can range from a low of 2.75% to 20% of the appraisal value, depending on the company. This adjusted value, not the full appraisal value, determines the amount you’ll receive upfront and will play a part in how much you’ll have to repay.

Once you receive your lump sum payment, the money can be used to pay down high-interest debt such as credit card balances, medical expenses, home repairs or toward any other use. Shmuel Shayowitz, president and chief lending officer at mortgage bank Approved Funding, cautions against misusing the funds for non-essential purposes.

The danger lies in relying on the fact that you don’t have to repay the investor immediately. A homeowner may think, “I’m building equity and when I go to sell I’ll have all these funds,” Shayowitz says. They may not fully understand that they’re giving up a portion of that future equity.

A quick note: While similar to home equity loans and HELOCs, home equity sharing agreements don’t offer the same potential tax perks as these products. With home equity loans and HELOCs, you can write off the interest paid on these loans as long as you use the funds toward substantially improving your house. This isn’t the case with home equity agreements.

Applying for a home equity sharing agreement

Before you enter into an equity sharing agreement, McKinnon recommends you take the time to learn about them, ensuring you fully understand the terms and conditions of the product, as well as the product fees.

More importantly, McKinnon says, homeowners who are considering an equity sharing agreement “should also think about how they’re going to settle those products.”

Once you’ve selected the right home equity sharing company, it’s time to apply for an agreement. The application process will vary from company to company, but generally, you’ll first need to enter your address to prequalify. This ensures that the company provides services in your state and that your home meets any minimum requirements. If you pass prequalification, you’ll be asked to provide basic information such as your credit score, income and current loan balances. This information helps the company determine your eligibility for the program.

Getting an appraisal to determine your property’s value

Next, you’ll need to get an appraisal of your home to determine its value against how much equity you have in your home. The company you’re working with will help schedule this from a trusted third-party appraiser, though you’ll typically pay the appraisal fees yourself. According to home services platform Angi, the typical home appraisal costs a little over $350, though the exact cost depends on where you’re located and the size of your home.

Upon completion of the appraisal, the company will use this information to determine your home’s equity and set the terms for the home equity sharing agreement.

Qualifying for a shared equity agreement and receiving a cash advance

As previously mentioned, the specific requirements and qualifications for a home equity sharing agreement will vary from company to company. Most companies require a minimum credit score of at least 500, although some may require a higher score of just above 600. The max loan-to-value (LTV) ratio for the shared equity agreement is typically between 70% and 85%. This means you need to have at least 15% to 30% equity in your home before you can qualify.

Once approved for a home equity agreement, you’ll receive a lump sum of cash from the company in exchange for a portion of your home’s future appreciation. The amount that you receive will depend on your home’s value, your credit score, your LTV ratio and the terms of the agreement. The maximum loan amounts are typically between $500,000 and $600,000.

Repayment of an equity sharing investment

You won’t make payments when you enter a home equity sharing agreement. Instead, you must make a lump sum payment of the original amount from the investment company plus a percentage of any equity gained. Repayment is due when one of the following occurs:

• The term of the equity sharing contract comes to an end. Most contracts have 10-year terms, but some lenders offer 30-year terms

• You sell the home prior to the end of the agreement

• You decide to do a buyout. Some companies will allow you to buy back your share of equity before the end of the agreement without having to sell your home

Remember that you’ll have to make a lump sum payment of whatever the investment company paid plus a percentage of any increase in the appreciation of your home, which can add up to a substantial sum.

An example of a home equity sharing investment

Say your home is appraised at $500,000. The company you choose as a co-investor makes a risk adjustment of 10%, bringing your home’s value down to $450,000. If you decide to sell 10% of your home’s future equity in exchange for a $50,000 payment, the math works out as follows:

Original adjusted home value: $450,000
Value at time of repayment: $600,000
Total appreciation: $150,000

You would have to repay $65,000 (the original $50,000 plus 10% of the total appreciation = $15,000).

On the other hand, if your home’s value decreases by $100,000 at the time of repayment, you would owe less money:

Original adjusted home value: $450,000
Value at time of repayment: $350,000
Total depreciation: $100,000

You would owe $40,000 (the original $50,000 minus 10% of the total depreciation = $10,000).

The pros of home equity sharing

• There are no monthly payments or interest charged on what you borrow
• There are no restrictions on how you can use the funds
• There’s no down payment required
• The investment company shares in the gain as well as any loss of equity in the home, so you could end up repaying less than you borrowed (see example above)
• Equity sharing agreements are easier to qualify for than traditional mortgage and equity loan products
• You can borrow money without taking on new debt
• Some companies accept credit scores as low as 500
• Loan amounts can be large — often up to $500,000 or $600,000
• The investment company won’t share in any home improvements you make that increase the value of your home. You will get full credit

The cons of home equity sharing

• Because of the risk adjustment to the value of your home, you’ll start off owing more money than you receive
• Some companies have time restrictions on when you can sell your home or make improvements
• Some companies may not allow you to buy them out before the end of the term
• If you can’t pay as agreed, you’ll need to sell your home to repay the investment
• If you let your home fall into disrepair or you do anything to reduce the value of your home, the investment company won’t share in the loss of equity
• Equity sharing agreements are available only in a limited number of states

When does an equity sharing agreement make sense?

Equity sharing programs aren’t for everyone. But under the right circumstances, they could allow you to tap into your home’s equity without increasing your debt load and having to worry about immediate repayments.

Those more likely to benefit from this type of agreement include homeowners who plan on staying in the home in the long term, those who have high medical (or other high-interest) debt but can’t afford to finance with a traditional loan and homeowners who may not qualify to get a home equity loan or line of credit.

Seniors who have a lot of equity in their homes but are on a fixed income and can’t afford to take on additional debt could also benefit from equity sharing as an alternative to a reverse mortgage. It can provide the cash for home repairs, shore up a retirement fund or help pay for home care to help them age in place.

Equity sharing agreements should be approached with caution, though. “You get less cash than the amount of equity you’re giving,” says Melissa Cohn, regional vice president at William Raveis Mortgage.

All the experts we spoke to agree that if you have a steady source of income and can afford the monthly payments, you’re probably better off with a home equity loan, line of credit, personal loan or mortgage refinance. Talk to mortgage lenders and other sources who are knowledgeable about equity-sharing agreements to help you decide which option is best for you.

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Summary of Money’s home equity sharing: pros and cons

If you’re looking to tap into your home’s equity and don’t meet the stricter qualifications for the best home equity loans or home equity lines of credit, equity sharing may be an attractive option. It can provide cash when other financing falls short and is useful for those who plan on staying in the home for the long term. However, it should be approached with caution and weighed against other options, such as personal loans or refinancing. As with any other type of financial product, speaking with a financial advisor or experienced mortgage lender will help you determine the best option for your needs.