If you’re thinking about buying a home as an investment, money expert and YouTube personality Graham Stephan said you might want to reconsider. In a recent YouTube video, he explained why real estate may no longer be the wealth-building tool it once was, and why the stock market could be a better bet in today’s economy.
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Here’s why Stephan thinks you shouldn’t buy property as an investment in 2025.
Not all properties are a good investment; A lot of it has to do with factors that may not be under your control.
“For most people, this will depend entirely on when and where you bought your home,” Stephan said. “You could make a lot of money or you’re going to be completely screwed.”
As you noted, real estate success is highly variable and not guaranteed.
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Stephan’s real estate victories came between 2012 and 2016, when prices were low and mortgage rates were historically favorable.
“The first property I bought in 2012 was a bank-owned foreclosure in San Bernardino County (California) for $59,500,” he said. “Then I spent another $12,000 fixing it up and it’s currently worth about $400,000.”
Between that property and the three others he bought and sold between 2012 and 2016, Stephan earned a 280% return on his investment and earned $150,000 in rental income over five years. But he cautioned that those kinds of returns are much harder to come by today.
Even in high-demand areas like Los Angeles County, Stephan said appreciation has slowed. Its three current investment properties have increased in value by just 33%, 16% and 20%, respectively, from pre-pandemic levels, much less than expected.
Meanwhile, the costs of owning property have skyrocketed. Stephan said his home insurance rates increased 35% to 40%, his property taxes increased 15% and the cost of labor and materials to maintain his properties increased 50% to 100%.
“If you were to buy any of these properties today, you would be losing a substantial amount of money,” Stephan said.
He attributes his profitability to locking in low mortgage rates and low down payments, advantages most buyers won’t have in 2025.
While the stock market has been volatile, it has still outperformed real estate in terms of profitability.