First Time Buyer Programs: The Mortgage Credit Certificate (MCC)

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This is a nationwide program for first time home buyers that helps them qualify for the loan by saving them even more money on their tax bill. With that said, however, the state of California accounts for more than 50 percent of all MCC Certificates.

Each individual area has its own administrator. Within the County of San Diego, for instance, there are three individual programs, although one company administers two of them. You must submit your paperwork to the correct authority, under the correct program. Each program has its own allocation of money, and if you submit to the wrong program, the application will not be approved, wasting your money.

Now, before I go through all the rigamarole of the program, what does it do for you? Simply put, it boosts the value of the mortgage interest deduction.

Here's how it works. During the escrow period, the time between the purchase contract being agreed to and the consummation of the transaction, you apply for a Mortgage Credit Certificate (MCC) through the originating lender. This means the people who take the loan application. This program is emphatically open to loan brokers. If the broker participates, it does not matter whether the funding lender participates, because it is not required that the funding lender participate, only that the originating lender participate. There is a nonrefundable upfront fee involved. This fee is paid to the authority administering the program. Some brokers may front this money on your behalf, but they will expect to be paid back several times over upon funding. Remember: There is no such thing as a free lunch. Your lender submits the application and the fee, and receives an approval from the authority on your behalf. This approval is good for up to 120 days, and in most cases, it may be transferred to another property if this escrow falls apart (albeit with conditions).

What does it actually do for you? It converts part of your mortgage interest tax deduction into a direct tax credit. 20% of your mortgage interest, to be precise. This applies to both first and second mortgages on which interest is being paid and payments are being made. It does not apply, however, to first time buyer assistance loans on which there are no payments, or only nominal payments.

Let's do some math! Let's say you're buying a property for $400,000, using 100% financing (This was valid and common at the time I originally wrote this, and likely will be again, but it isn't available right now). Of that, $320,000 is a first mortgage at 6%, and $80,000 is a second mortgage at 10%. Let us examine the situation you should be familiar with, the normal mortgage interest deduction, first. This is the situation without MCC:



loan
amount
rate
interest
first
$320,000
6%
$19,200
second
$80,000
10%
$8000
total
$400,000
blended 6.8%
$27,200

You also have property taxes of $5000 per year (California rule of thumb. Yours may vary), which are deductible. Total: $32,200. The amount over this is deducted from your income before computing tax. The net benefit to you is based upon what exceeds the standard deduction you'd get anyway. For married couples, this was $11,600 in 2011. $32,200- $11,600 = $20,600, at a 28% tax bracket, sees a net benefit of $5768. This shaves $480 per month off of your federal tax bill.

Now let's look at the situation with MCC:



loan
amount
rate
interest
20%credit
80%deduction
first
$320,000
6%
$19,200
$3840
$15,360
second
$80,000
10%
$8000
$1600
$6400
total
$400,000
6.8 blended
$27,200
$5440
$21,760

So you get a $21760 deduction and a direct tax credit of $5440. Your deductions total $26,760 with property taxes, using the same numbers from the first scenario. Less $11,600, your real deduction is $15,160, times 28% tax bracket is $4244.80. That's the reduction you see on your taxes due to the deduction. You'll also see a tax reduction due to the credit of another $5440, for a total of $9684.80 tax benefit, or $807.06 per month. That's over sixty percent more you save off of your federal taxes. What's more, is because the credit is a known number, not subject to alteration as to your deduction status or other tax situation, it can be used to help you qualify for the loan, increasing the loan you qualify for. That $5440 credit works out to $453.33 per month that can be used to help you qualify for the loan.

When I first took the training, I thought I'd have some interesting arguments with nonparticipating lender underwriters, but that has worked out not to be the case. Why? Because the money runs out so damned quickly. There are fresh allocations twice per year, and it's usually gone within thirty days at most. When the budgeted money is gone, there are no Mortgage Credit Certificates available. Oh, there is usually plenty of money for the very lowest income bracket but basically nobody in that bracket is actually able to buy a qualifying property. When a single mom who can barely afford a condo is in the "Middle income" bracket for which the money is gone two weeks after the allocation is received, how much sense does it make to reserve roughly half the money for a "low income" bracket that can't afford a damned thing?

Participation in this program is not universal. There are fees to be paid, and some cities can't or won't. Many entire states do not participate. In other cities, there is no qualifying housing. For instance, within the county of San Diego, the City of La Mesa was not participating when I first took the training, although they have since returned to the program. The Cities of Del Mar and Solana Beach also do not participate, due to the complete lack of qualifying housing within those two cities.

There are basically three qualifications, in addition to submitting your request to the correct regional program and buying a property in a participating area. First, you cannot make more than the appropriate income limits. In San Diego County in 2014, this is currently $80,600 per year for a household of one or two persons, $92,690 for a household of 3 or more persons. Qualifying income adjusts annually. Second, MCC is valid for owner occupied dwellings only. You must occupy the home, or intend to occupy it as soon as the purchase is finalized, and then you must actually occupy it. Therefore, only single family occupancy properties are eligible; no duplexes, apartment buildings, or other properties with more than one living unit. Condominiums are fine, as are manufactured homes on owned land, as these are both single family dwellings. If you move out, you will lose the benefits of this MCC. As a side note, any tenants displaced by this program are entitled to compensation from the program, so if the current owner is renting to someone other than the prospective buyers, expect the application to be refused. It must be vacant, owner occupied, or rented by the prospective purchasers. Third, and finally, the property must be within the maximum limits for size of the purchase. In San Diego County, these limits are currently $643,847 for a resale property, $643,847 for a newly built property being sold by a developer. In some "targeted" census tracts, specifically designated due to their low income, the qualifying limits for the purchase are higher: Currently $786,924 for resale, $786,924 for brand new properties. About these census tracts, more very soon.

Now, what is a first time buyer for purposes of this program? A buyer qualifies if they have not owned their primary residence for three years or more. This is proven via federal income tax returns. You may own another property off far away somewhere else, too far away from your job to commute, at least according to the interpretations I heard.

There is a way for people who are not first time home buyers under this definition to take advantage of this program. Remember those "targeted" census tracts I talked about two paragraphs ago? If you buy in one of those "targeted" census tracts, it does not matter if you're a first time home buyer or not. As long as you meet the other criteria, most particularly including owner occupancy, you are eligible. These targeted tracts change with every decennial census. We're in the middle of such a period now, so no changes are anticipated soon, but they do change from time to time.

Now, there are some financing limitations on this program. It is aimed at people who really can afford the loans they are getting, and so these loans must be done full documentation. Stated income loans or NINA/No Ratio loans are not eligible. In other words, you must prove you make enough money to justify the loan. Furthermore, the emphasis is on being able to afford the loan. Negative amortization loans are not allowed with this program, nor are ARMs or hybrid ARMs with an initial fixed period of less than three years. Interest only loans are allowed, but they must be both fixed rate and interest only for at least five years. Finally, because the money comes from the same place as the CalHFA and Cal-Vet loan, it cannot be done in conjunction with those loans. I think MCC is a better program for the vast majority of buyers anyway. For instance, the MCC can be layered with a local purchase assistance program, which those cannot.

There are two major flies in the ointment. The first is refinancing. The MCC dies when you refinance, unless you get it reissued. This involves another fee, and getting an RMCC (for Reissued Mortgage Credit Certificate), and doing so within a deadline. There are no income restrictions once you have the MCC on getting an RMCC, but if your property has ballooned in value 200% and you do a "cash-out" refinance, the RMCC will apply only to that portion of your loan that relates to your original loan amount.

The second fly is the possibility of paying recapture taxes. This program was originally established under President Reagan, and people were selling the properties for high profit in short time frames. This caused it to be de-funded, as it was painted as causing windfall profits. But it proved popular enough that they brought it back, albeit with the recapture provisions. If you actually sell, as opposed to merely moving out and renting, within nine years of purchase, there's a formula for whether you'll have to pay taxes on the gain or not. But the maximum possible tax is half the gain, and the money they get helps them keep the program going. It has to do with how much your income was versus the guideline you qualified under, plus a yearly five percent adjustment for inflation and people earning more later in life. This is based upon the maximum qualifying income guideline, not what you actually made when you qualifies. Furthermore, it is waived in cases of death or divorce. In general, avoid selling in years you get a major windfall. It is to be noted that the competing programs have this recapture feature as well.

When you weigh the advantages of the MCC against those of the competing programs, as well as against doing without such a thing, the value of this program to the middle income home buyer becomes clear. Indeed, this national program is probably the broadest brush, easiest to obtain home buyer assistance program there is. Funding is not unlimited to say the least, and here locally runs out almost immediately. Furthermore, a lot of lenders seem to sign up to lure first time home buyers in, and then direct them to loans that are not eligible for MCC; this is a major part of what motivated me to undertake the training myself. Furthermore, it's not free. But if you fulfill the requirements, the payoff is enormously better, at a cheaper price, than anything else of which I am aware.

Caveat Emptor

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3 Comments

john doe said:

Can you comment on a scenario in which you move out of the home prior to the 9 year recapture? Do you simpley stop claiming the credit in those years, or is there some other negative?

Also, there are differences between counties and city agencies. Why, for example, do some allow duplexes as eligible properties and others do not? Why are some 15% and some 20%? How can you easily find lender who have actual experience with the program, versus those that are just listed as "participating lenders"?

thanks for the info.

(btw) it's not an anounymous comment if you require name and email)

Dan Melson Author Profile Page said:

On the recapture, there is actual money due to the original grantor if the conditions are met. They are complex and there are loopholes such as divorce and disability.

I am unaware of any program that actually allows duplexes. Some unscrupulous people might advertise that it does, but the enabling federal legislation is very clear on the "single family housing" part. SInce it's federal money that pays for this, you can guess how numerous the exceptions are.

Finally, the MCC is pretty consistent across the nation. It's the municipal first time programs that really vary.

Laura Morton said:

This seems like an excellent program. There is the long term aspect. You get the benefit year after year after year. And I like that it is a tax credit and not a tax deduction. You might have to give back some of the money if you sell the house at a huge profit. (well, good luck with that, and send me the buyer).
Why are the state and local government agencies running out of funds for this program? Many are out of funds in 3 or 4 months.

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This page contains a single entry by Dan Melson published on April 15, 2024 7:00 AM.

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