Wednesday, December 4, 2024

Scott,

My husband and I are preparing to buy a new home. We want to clean up our credit card accounts to better our chances for a mortgage. We were considering paying off our credit cards with smaller balances using other credit cards.

What is better when your credit is being considered for a home loan--fewer credit cards with higher balances or more credit cards with smaller balances? The cards we are planning to pay off we are going to have closed so there are fewer credit accounts opened. Is that a smart move?

Christina

Christina,

Thanks for writing!

That's a great question!

Since your goal is getting a mortgage I would have to say that having fewer credit cards with higher balances is going to be the better case. The reason is because with fewer cards, you'll (theoretically) have a lower amount of available credit. That is certainly a consideration for banks when they review your credit report, or as I like to call it, your "credit résumé."

Let's look at a few numbers. Say you had three credit cards. Each has a $5,000 limit and a balance of $1,000. At this point you have a $15,000 limit and $3,000 debt. Many mortgage lenders may view that as a possible unsecured debt of $15,000.

By consolidating all that to one card, you'd have a $3,000 balance with a $5,000 limit. That will certainly look more favorable to lenders.

Since you have many credit cards, you also have some options to get some great rates! When deciding which credit cards to use to consolidate your debts, be sure to give them a call. Tell them, "Here's the deal. I'm consolidating all my debts to the fewest cards possible and closing my other accounts. If you want to keep making money, then you'll need to give me a great rate or else I'm gone!" If the first rep can't do that, then ask to speak to their supervisor.

In my opinion, at this point in time, a good rate is 4.9% fixed until it's paid off, 0% for one year, or a 9.99% fixed rate for life on all purchases and charges. Your options will depend on your history with each credit card company and their thirst for profitable customers.

When we purchased our house, we had 24 credit cards with a total of $24,000 and still got approved for the mortgage! They didn't say a word. The reason is because we've never had a late payment. Paying on time is one of the most critical elements to getting the best deals and having the most credit options.

One more tip: This is the exception for keeping your cash! Don't reduce your debts by paying them off with cash because you'll need that cash for the down payment and closing costs. After you're in the new house, then pay off the credit cards with any remaining cash.

Good luck, and please let me know what happens!

Regards,
Scott

Copyright ©2024 Press One Publishing. All rights reserved. Use or purchase of any material at DebtSmart.com including but not limited to books, articles, and software is subject to the following  disclaimer/warning.