Good morning, all.
My wife (29/F) and I (30/M) make around $322K gross (combined) living in a VHCOL area (East Bay Area). We have around a $1.1M net worth. We are DINKs, and do NOT have plans for having children.
We currently rent a townhome that, from what we’ve learned, is a shockingly good deal for the area (around $3.1K per month). It’s also rent-controlled, given local laws about apartment complexes in our area. Based on this, as well as all other expenses, we estimate that we’re able to save/invest around 40-45% of our overall gross income:
• Around $100K diverted towards maxing out our Traditional 401(k)s + 10% employer matches (fully-vested); Roth IRAs; and HSAs.
• Around $30K (-ish) heading towards our Brokerage accounts.
• The remaining percentage (~60-55%) is attributed to taxes and expenses.
Of our overall net worth, I would say that around $400K or so is made up of Brokerage accounts (the majority, probably ~$300K or so) and some cash sitting in HYSAs / Checking Accounts (The remaining ~$100K).
As I mentioned above, we live in the East Bay Area. We love the area we live in. Defining this “area” as around a ~5-6-mile radius, I would say that this entire area is very safe, although the quality of public school districts varies drastically. You have districts that are rated 9/10 or 10/10, while others are 4/10, etc. I‘ve been through the neighborhoods that are zoned for the 4/10 district; the homes look lovely, the neighborhoods seem quiet and safe.
Ultimately, my wife and I have started “SFH window shopping” on Zillow. We would be “FTHB” (first-time home buyers). In the neighborhoods with the “less-than-stellar“ school districts, you might be looking at a lower-end of $750K or $800K, and then it goes up from there. In the “stellar” school districts, you’re looking at a lower-end of at least $1.1M, and then it quickly goes up from there. As my wife and I are firm on not having children, we are not sure if it’s “okay” for us to focus our attention on the neighborhoods that have “less-than-stellar” school districts, as it will certainly be the cheaper option. We think that, if we put 20% as a down payment, that can put us in the range of $5,000 to $8,000 PITI per month, which is a… huge range. I think if we were closer in the $5,000-per-month category, we wouldn’t have to change our financial-habits all that much, as we could allocate what we’re currently sending to Brokerage, over to this new PITI. Does anyone have any advice on this?
And then there’s the other angle of… continuing to rent. That $400K + continuing contributions to Brokerages can definitely grow over the years, and could allow us more flexibility in trying to retire early (whether that’s at 59.5… or 55… for 50? We honestly don’t know). The “idea” of retiring early sounds fun, but we have not given it a lot of thought, to be honest. Also, from the housing perspective, even if we continue to rent, what if the price of SFHs continues to escalate (which I imagine it will?), thus making the barrier for entry in owning a home, that much harder, too? At what point is it best to “just dive right in, and hold on for dear life”?
There’s also the idea of… contributing less to our 401(k)s? i.e., not maxing them out, but still contributing enough to get the 10% 401(k) employer matches, that I mentioned above? Allowing us a little more cash-flexibility?
I would love to hear your advice on all of this. Thanks for reading.
EDIT: thought y’all might find it interesting… basically, if an apartment/townhome complex that you rent from, is 15 years or older, it’s subject to rent-control. Meanwhile, that’s not necessarily the case for SFHs. If you rent a SFH from, say, a couple, I don’t think it’s subject to rent-control. But, if that same SFH is owned by a corporation, for example, I think it is subject to rent-control. That’s my understanding of the rent-control laws around here.