A co-op home loan, also known as a share loan, is a type of financing used to purchase shares in a cooperative housing corporation. Unlike traditional mortgages where you're buying a physical property, with a co-op loan you're buying shares that give you the right to live in a specific unit within the cooperative building. These loans are structured differently from traditional mortgages and often have unique requirements set by both the lender and the co-op board.

Co-op financing differs from traditional mortgages in several key ways:

• Ownership: You're buying shares in a corporation, not a physical property.
• Approval Process: Both the lender and the co-op board must approve your application.
• Down Payments: Co-ops often require higher down payments, typically 20-30%.
• Closing Costs: These are often lower for co-ops as there's no need for title insurance or mortgage recording tax.
• Qualifications: Co-op loans may have stricter credit score and debt-to-income ratio requirements.
• Resale: There may be restrictions on when and how you can sell your co-op shares.

Requirements for a co-op home loan typically include:

• Credit Score: Often a minimum FICO score of 680 is required.
• Down Payment: Usually 20-30% of the purchase price.
• Debt-to-Income Ratio: This should be within acceptable limits set by the lender.
• Financial Documentation: Detailed financial records including tax returns, bank statements, and pay stubs.
• Liquid Assets: Some co-ops require buyers to have a certain amount of liquid assets post-closing.
• Co-op Board Approval: You'll need to pass the co-op board's application process, which may include an interview.

Requirements can vary by lender and co-op, so it's best to consult with a mortgage professional for specific details.

Co-op ownership can offer several tax advantages:

• Mortgage Interest Deduction: You can deduct the interest paid on your co-op loan, similar to a traditional mortgage.
• Property Tax Deduction: Your portion of the co-op's property taxes is typically tax-deductible.
• Capital Improvements: Some capital improvements to the building may be tax-deductible.
• Home Office Deduction: If you use part of your co-op unit for business purposes, you may be eligible for a home office deduction.

However, tax laws can be complex and change over time. It's always recommended to consult with a tax professional for advice specific to your situation.

Reselling a co-op unit can be more complex than selling a traditional home:

• Board Approval: The co-op board typically has the right to approve or reject potential buyers.
• First Right of Refusal: Some co-ops give the board or other shareholders the first opportunity to purchase the unit.
• Timing Restrictions: There may be limits on when and how long you can have your unit on the market.
• Price Fluctuations: Co-op values can be more volatile in some markets, affecting resale value.
• Fees: There may be transfer fees or flip taxes associated with selling your co-op shares.

It's important to understand your co-op's specific rules and restrictions regarding resale before purchasing. For the most up-to-date information on co-op financing and resale, speak with one of our mortgage experts.