Construction Mortgage

Finance a la shmoop what are carrying charges? all right you're a luxury home

real estate developer you built this awesome house with the entry waterslide [Person riding a waterslide]

the underground Batcave style freeway connection and of course the chopper pad [Man stood on a chopper pad]

on top it costs you four million bucks to build okay you built it in like

Guatemala or somewhere you took out three million bucks in loans at 10%

interest to do so and if you sold the home for five million dollars well,

you'd make bank unfortunately some brainless realtor who is actually a [Realtor with green face appears]

genius at working your ego convinced you to list the home at 8.888

million he said uh it would be a lucky number really trust me yeah

it was a high number you'd been hoping to sell for more like a little more than

half that number but at eight mil in change you would be a financial genius

hugely profitable and a baller of real estate so you list the home in a huge [Man sitting while covered in cash]

bull market strong economy people come to the open house which proffer sushi

and caviar and you know XY and Z and well they laugh the price is crazy high

unfortunately by the time you fire the realtor a year later the market has gone [Realtor falls to the floor outside house]

completely into the crapper so you re-list the home at seven million

crickets and then six more crickets and then

finally three years later you sell it for five million bucks like right about

where you wanted to sell in the beginning so everything would have been

great except for your carrying charges you owed 300 grand a year to rent that

three million bucks you borrowed to build the home in the first place so

that's nine hundred thousand dollars just to rent the money for those three [Interest on 3 million bucks highlighted]

extra years on top of the four million bucks you spent to build the place then

you had real estate tax heat water maintenance gardener and like 18 other

carrying costs that go with just maintaining a house in shipshape to you

know be sold well all in those carrying costs beyond just the rent of

the money were another six hundred thousand bucks

so the home cost four million to build but then carrying costs for another

million and a half dollars leaving your all-in cost to build it at five and a

half million and you sold at five all that time and work for well nothing

other than a tax loss of five hundred thousand dollars well guess what

carrying costs worked this way albeit less dramatically in corporate land as [Man discussing carrying costs]

well and the most common carrying cost charge is inventory like when Ford has

gone ahead and built a thousand four cylinder you know cars featuring [Car with one wheel appears]

best-in-class one wheel drive which doesn't exactly

fly off the shelves or even drive off of them those thousand cars cost them some

thirty million bucks to build and they pay seven percent interest on the money

they borrowed to you know build them and that's 2.1 million dollars a year just

to rent the money to have a whole lot of inventory sitting there

well those cars are a low margin business to begin with like maybe 15

percent operating margins so on thirty million bucks of revenue Ford would hope

to make four and a half million in operating profits so if they carry the

cars for an average of a year before they sell well half of their operating

profits are chewed up just in the inventory cash carrying cost there so no [Man eating operating profits]

matter how sweet that water slide entry might sound in theory well you might

want to just save the cash for a rainy day