Buying a home in my area of the US seems like a really bad idea right now. I put about $650 into my retirement every month that my company matches 50%. I also put $575 into personal savings that are liquid. Is it a good idea to stop saving my liquid money and instead buy a home? Because that is what I would have to sacrifice. It should be noted I don't live check to check. On an average month my checking account grows by about $200 even while I'm saving. Every quarter I shave off anything above $2,000 and invest it.
It's a good question. I'm personally biased for home ownership, and I was finally able to buy a home this year. But there are those that would argue against it due to a variety of factors, such as if houses in your area are excessively expensive, or if you could just invest the amount you would do as a down payment instead.
I say just run the numbers. I don't know how much houses run in your area, what's your budget, but you can play with a scenario in Excel (or your spreadsheet/financial calculator of choice) just to get an idea.
Before going into the numbers, consider that the usual decision is owning versus renting, and with home ownership, you're building equity, but you're also responsible for home maintenance and repairs. With renting, your landlord is responsible for the latter, but you're not getting the former. With home ownership, your payment (for principal and interest) is fixed (unless you opt for an ARM [and don't]), but your rent will rise generally with inflation over time.
I constructed a scenario using a house at $200,000 with you putting 10% down. I plugged in an interest rate of 4.25% for 30 years. Based on that, I put your payment for P/I at $885.49, but that's not
all of your payment. In addition to this, you'll pay an amount for escrow that would cover property taxes and perhaps insurance. For simplicity, I plugged in an additional $300 to cover this escrow, making your total monthly payment to be $1185.49. It would, of course, be higher or lower depending on how much you actually put down up front (reducing the P/I payment) or what your property tax rate might actually be. (The additional good news here is that property tax and interest is tax deductible under current law, which reduces your tax liability if you itemize and is another financial benefit to home ownership).
The question to ask yourself now is could you afford that payment? How does it compare to rent you might already be paying? How does it compare to what your rent might look like as it grows with inflation in 5 years? 10 years? 20 years?
The opposing scenario I constructed was instead investing that down payment amount ($20,000) for the 30 years, and I held the rate of return at 9%. In this case, the future value of that investment comes to $265,353.57. That looks good! However, recall that during this 30 years, your rent is continuing to grow with inflation, and you're not building equity (so at the end of the 30 years,
you continue to pay rent, while your mortgage would be gone).
But speaking of inflation, what would your house perhaps be worth at the end of that 30 years? For that, I held inflation at 2% and simply assume housing prices will fall in line. At 30 years, the $200,000 home will be worth $362,272.32, which is nearly $100,000 more than the investment option on the down payment.
These numbers may not be realistic for you, obviously. But I encourage you to play with the numbers and compare it to what your goals are, what your rent may be, etc., and what your other options would be. Also consider the flexibility that renting gives you, as you'll have less of it with home ownership (it's easier to move when you don't have to find a buyer of your old home).
------
As I mentioned at the top of the post, I'm biased for home ownership, so the above is probably completely dripping with that bias. Keep that in mind. I also live in an area (Charlotte, NC) where home values are quite affordable.
-----
Off that topic, you mention you are adding $575 in liquid savings each month. Do you have a cap on that, or is it growing higher and higher every month? Regardless of what you do with your housing decision, consider directing a portion of these funds towards retirement accounts, either to your 401K or a Roth IRA or both. If you're building towards a possible home down payment, continue to do that. If you're building your savings to cover a few months expenses, continue this, as well. If you've already got a sizable portion in savings for either of these needs, then it's time to consider putting those additional funds you're accumulating to work for you.