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This is one of the hot topics of conversation we've had on the show several times is many of my guests that are sort of financial advisors say that owning a home is a bad investment.

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I think from what I understood from the research and from reading your books that you feel differently.

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about that.

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Yeah, I mean, I couldn't feel more differently.

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When we look at where is wealth created in the United States and also abroad, it's in two places.

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It's in home equity and it's in the stock market.

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So when you look at housing and you take someone who owns a home and we'll talk about it, I know it's hard to buy homes right now.

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But when you look at people who own a home

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Homeowners in America, follow this for one second.

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Homeowners in America are worth 40 times more than renters.

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So the average homeowner in America today is worth over $400,000.

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But this doesn't establish causation.

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That doesn't mean that buying a home made them rich, right?

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It actually does.

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And I'm going to go through that here.

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So the average renter is worth $10,000.

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Right.

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So why why does buying a home build wealth and how much wealth in the United States is now in home equity?

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Wall Street Journal just ran an article on this came out two days ago.

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There's thirty four trillion dollars now in home equity in America.

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This number has gone up 90 percent since before covid.

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The other money is in retirement accounts, which is 60%, 70% in stocks.

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There's $45 trillion now in retirement accounts.

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So those two things alone equal $80 trillion, right?

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Like when you want to go like, where are the breadcrumbs?

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Where's wealth being created?

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Where's wealth being created?

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It's right in front of us.

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Now, the problem that we have in the United States, but also, look, we're here in London right now.

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The problem we have in so many cities is that real estate keeps going higher and higher and higher.

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And people's incomes are not keeping pace with the cost of buying a home.

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So when someone comes on a show like this and says, look, you don't have to buy a home.

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It's cost more to have a house than rent.

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You know, I watched one of the shows.

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I won't say who it was.

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It doesn't matter.

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They all say the same thing.

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Don't buy a house.

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You'll be trapped.

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You'll have to pay real estate taxes and you'll have to pay insurance and things break.

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They go through all these expenses.

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And it makes it sound like, oh, yeah, if I rent, it'll be cheaper.

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Right.

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So who do you think pays these expenses when you rent?

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You do.

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The landlord passes the cost of these expenses on to the renter ultimately.

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Why do they do this?

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Because people who buy real estate buy it for an investment.

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They buy it for an investment.

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They're not subsidizing these costs.

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So it's a hard thing to hear, and especially when you're young.

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Like I have a son who's 22.

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He's in Chicago.

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He's going to move to New York City.

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It'll be extremely hard for him to buy a place in New York when he starts working right away.

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Just will be.

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He probably won't for two or three years.

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A lot of young people, when they move to a major city, they can't afford to buy right away.

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When I came out of college, like you, I was in credit card debt.

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I was in credit card debt.

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I had $12,000 in credit card debt.

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I remember opening up my bills and having the room spin and thinking, I'm never going to have a credit card debt.

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How am I going to buy a house?

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But I did.

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And in fact, I didn't buy a home when I was young by myself.

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I bought a home with a best friend.

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So how did I get my first house?

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First house we bought was a quarter million dollars.

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We put 10% down and my best friend and I, Andrew, we split that down payment.

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So we each put $12,500 down.

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This is how we scraped it together.

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The house was a complete fixer upper

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And we didn't have enough money to make the mortgage payments, so we rented out bedrooms.

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And we had friends rent bedrooms, and that helped us cover our mortgage.

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We scraped it together, and that's what a lot of people do when you're young.

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But if you don't get in the game of homeownership, and you rent in your 20s, and you rent in your 30s, you're going to turn around in your 40s and having not built any net worth.

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When I wrote The Automatic Millionaire 20 years ago, two things have happened since then.

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The stock market has gone up in 20 years, 600%.

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Okay.

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So if you had $100,000, just that has gone to $600,000.

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If you bought a house, the house has gone up 400%.

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So when you read this book with all these, there's a whole chapter of updated success stories.

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Okay.

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There are a lot of ordinary people that started saving $5, $10, $15, $20 a day, bought a starter house, and today they're millionaires.

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So am I not better off renting and investing in the stock market versus buying a house?

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Because obviously when I buy a house, I'm paying a premium on the house so that I can get a mortgage.

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I want to bust this myth because what happens is people come on and they go, look, I can tell you right now, the stock market over the last 20 years has averaged over 10% annually.

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People go, the returns are better in the stock market than the real estate.

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Yeah, but that's not apples to apple comparison.

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Why?

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When you buy a piece of real estate, when you buy a home,

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people don't typically pay cash for their first house.

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They put down 20% and they borrow the other 80%.

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So you take like an example of a, take a $200,000 home.

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$200,000 home, you put 40 grand in.

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Home goes from 200,000 to 400,000.

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In 10 years, this has happened to so many people in the last five years.

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Since COVID, there are markets all over the U.S. where housing prices have gone up 100% to 200%.

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So a person buys a $200,000 home, they borrowed 80%, it's doubled, so they've made $200,000 in profit.

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They didn't put in $200,000, they put in $40,000.

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So they got a five times return on their down payment.

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They go to sell their house.

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they don't pay taxes on the gain.

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Because when you own a home, at least in the United States, you own a home for over two years if you're single, you get $250,000 in tax-free gains.

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If you're married, you get over half a million dollars in tax-free gains.

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You get tax deductions on the mortgages.

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So...

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What happens is people come here and they go, you know what?

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You shouldn't be tied down.

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You need to be flexible when you're young.

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You don't want to have the responsibility.

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And you should take the extra money and you should put it in a mutual fund.

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And you know what happens in the real world, Stephen?

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People don't do that.

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They rent an apartment that's nicer than what they can afford, and they spend all their money.

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And then they turn around in their mid-30s, and they have no equity because they haven't bought anything, and they also haven't saved money.

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It is an absolute freaking myth that people take this extra money that they could have used to buy a house, and they're going to put it in the stock market.

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They don't do that.

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And that's why also, by the way,

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corporate America got into the game of buying up real estate all over America, houses and building apartments to rent to an entire generation, hoping these people never buy.

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This, like 10 days ago, Trump came out and basically said he wants the institutions out of buying up all the homes in America.

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Why does he want to do that?

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Because he recognizes that.

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how serious of a problem it is to have a generation of Americans who are renters.

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I'm telling you, when you look at average Americans, I'm talking about ordinary Americans, when you look at where their wealth is, it's in home equity and it's in the stock market.

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And this is the last thing I'll say.

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Generational wealth is created, for better or worse, through home equity.

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So when you look at what, you know, you asked the question about causation.

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If a family doesn't buy a home, the likelihood the next generation can buy a home is very low.

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Because when someone dies, the money that is in the house, that home equity, is often what transfers to the next generation and helps the next generation buy a house.

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I was looking at some stats here because I want to, what I want, I wish I could sit down all of the guests that have been on my show that have had a difference of opinion and have said that buying a house is a bad investment.

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It could be a really interesting conversation, right?

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It would be a really interesting conversation.

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What I've done as an alternative to that approach is I've pulled up what they've said.

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And I'm going to give you some of the things they've said just so you can rebuttal them and have your say on them.

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One of the things that they often say is that long-term real inflation-adjusted home price appreciation in the US is about 1% annually.

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And one of my guests cited Robert Schiller as the evidence of that.

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After maintenance...

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which usually equals 1% to 2%, property taxes, which equals about 1%, insurance and transaction costs, the net real returns approach roughly zero on average.

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So when you say housing is a great investment, are you referencing the gross appreciation, which is the total appreciation, or the net returns after taxes, maintenance, insurance, and selling costs?

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So when you dig into these kind of numbers like this, what they are is they're numbers, but they're not real world.

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Right?

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So like when you talk to someone who owns a home today and they've owned it for 20 years and you ask them, how much of your net worth is now in the equity in your house?

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Over 50% of their net worth is in their house.

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You will see people on your YouTube channel that literally, if you read the comments, and I'm sure you do, where people say, it's not true.

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I read a comment yesterday on your YouTube page.

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All I know is,

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I bought a house and it's gone up in value three and a half times.

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And the rent when I bought the house was $1,200.

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And the rent today to buy that, if I had that house, if I was renting, it would be $4,000.

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So the thing is, you have to understand is that rents always go up, Stephen.

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Like I lived in New York City for 18 years.

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A nice apartment was like $6,000 a month.

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When I left New York, that same apartment was $25,000 a month.

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Follow the insanity of that math.

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Now, that apartment went from being $2 million apartment to a $5 million apartment.

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So I could have been renting it, but in my case, I owned it, and it went up in value $3 million.

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So I have friends who have been renting in New York for 20 years.

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They have built no net worth.

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I have no vested interest in this conversation, meaning I don't sell real estate.

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I'm not a real estate agent.

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I'm not selling real estate.

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I've just seen in the real world how people have built wealth.

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The McIntyres in this book, The Automatic Millionaire, when they came into my office and they were worth $1.8 million and he was 52 and able to retire, having earned an average of $40,000 a year, all their money wasn't in the stock market.

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They had bought a home in San Leandro, California, what they called a middle-class neighborhood.

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Their home at the time was worth about $300,000.

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They had paid their mortgage off and they had bought one more house on their street.

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They rented the first house.

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They bought a second house on their street.

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They paid that mortgage off.

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And so they owned two homes free and clear, one house they got income from, one house they lived in with no debt, and then they had saved money in their 401k plan.

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So if I was a young person, or not even a young person, a middle-aged and older person, who took my down payment that I was going to pay into the house, let's say my down payment was $20,000, and I put that into the S&P 500 instead, over the long run, won't that grow larger than the total home equity, potentially?

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Here's why the index fund theory doesn't work.

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You can't live inside an index fund.

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You can't live inside a mutual fund.

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You have to live somewhere as long as you're alive.

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Here's what people should do.

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Take a look at what you're paying in rent.

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Now, ask yourself a question.

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If I am paying $5,000 a month in rent, which lots of people are, right?

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Do you know people paying $5,000 a month in rent?

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Yes.

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Okay.

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So they're paying $60,000 a year.

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Let's take that number.

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Yeah.

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So over 10 years, they're going to spend $600,000 in rent.

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Yeah.

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If the rent doesn't go up.

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Yeah.

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In 20 years, they're going to spend $1.2 million in rent.

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If the rent doesn't go up.

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In 30 years, they will have spent $2 million in rent if the rent doesn't go up.

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But the rent does go up.

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So the question you just have to ask yourself is, am I going to take all this money that I'm spending on rent and never build anything?

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And if you really believe that renting is better than owning, then you should still consider the idea of buying something then that somebody else rents.

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Because I promise you somebody's getting rich in the transaction.

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If you're the renter, you're not the one who's getting rich in the transaction of renting.

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It is a great short-term solution, renting.

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It is not a great long-term wealth-building solution.

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The other thing that people often talk about, and you cited earlier, is the mobility that renting gives you.

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Yeah.

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Your son was here a second ago.

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He's 16 years old.

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Soon he'll be at the age where he's got his own place and he's thinking about different career opportunities.

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Then I got to AI, this big thing.

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So he might want to go to San Francisco.

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Then he might want to go live in Florence and wherever else.

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If he's bought a place,

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there is an interesting sort of psychological, but also financial component to the fact that it makes it harder for you to move with the opportunity of life.

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And if what people say about the future of work is true, that we're going to have many more careers in our lives than we did in the past, one might assume that we're also going to be more mobile.

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And so is there an argument to say that buying a house might hurt my professional opportunities, my ability to pursue professional opportunities?

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The answer is possibly, right?

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But here's the thing about rent.

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Rent's, interestingly enough, a major obligation, right?

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Usually when you go and you do a lease, you lock yourself into a one-year lease.

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Sometimes you lock yourself into a two-year lease.

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When you buy something, and this is assuming that you have the money to buy something, Stephen.

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Look up, because you've got all the data at your fingertips here, look at what the average length of time it takes to sell a home in the United States.

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Just Google that right now.

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Because what I will tell you is in certain markets, you can put your home on the market and you can sell it in less than 90 days.

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Now, some markets, you can sell your home in less than 30 days.

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In many cases...

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You actually have more flexibility when you own something than when you rent.

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And that's if you want to sell it.

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It says the average time from listing to sale is about 47 to 62 days from listing to closing in 2025, including 16 days on the market and 30 to 45 days to close.

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That's called less than two months.

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Even in hot markets, the process from putting a house on the market to legally selling it can take 1.5 to 3 months, meaning home equity isn't a quickly accessible investment.

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Yeah, but do you think that's pretty quick?

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90 days?

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No, it is.

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I mean, it takes you that much time to get out of a lease.

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Exactly.

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So here you've got a piece of property that you can turn around and sell in less than 90 days.

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Now, this is the U.S. You can't do that.

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Like, for instance, I live in Italy.

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That could be very hard to do that in Italy.

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But in the U.S., you've got something that's in a good market.

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It's liquid.

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The other thing is you can rent it.

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right?

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You're actually not trapped.

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If you start to build equity in your home and you pay your mortgage down slightly, next thing you know, you're able to rent that property and you can still move.

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Today, people are taking their homes and they're Airbnb-ing them.

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What I really want for people is the chance to be financially free.

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There's also an age at which it doesn't matter if you own.

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You know, once you start to get older and you've built financial security, you get in your 50s or your 60s or your 70s and you just want to travel and you don't want to own anything.

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That's a different stage of life.

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So the question just becomes the money that you make.

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I go back to the 90,000 hour comment.

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When you work 90,000 hours over your lifetime, what's your plan to keep some of this money?

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Right.

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You have to have a pay-yourself-first plan.

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That has to be your number one priority, is that when you earn money, the first person who you're going to pay is you.

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If you say, you know what?

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I watched Stephen and I saw David and I've seen a bunch of other people on his show and I'm not going to buy a house.

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Okay, then...

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You have to pay yourself first more.

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Now, I go around the world for the last 30 years, starting with Oprah with The Automatic Millionaire.

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I launched this book on Oprah.

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And I talked about you have to save one hour a day of your income.

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And people will get on these social media boards and be like, I can't save 10% of my income.

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I can't live off 90% of my income.

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It's not possible I have to spend all of it.

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Right?

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Well, then that person who's renting and not buying a house, which is forced savings, is clearly never going to save.

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So the other thing about buying a house is it does require forced savings because when you have a mortgage payment, part of that mortgage payment is paying down your debt.

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And I teach you how to use a biweekly mortgage payment plan.

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So you take a 30-year mortgage and you pay it off five years earlier.

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And doing that can save you, depends on

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What you just listened to was a most replayed moment from a previous episode.

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If you want to listen to that full episode, I've linked it down below.

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Check the description.

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Thank you.