can tell you how much is going toward interest charges, which may help you decide whats best. By paying down the debt, you reduce the financial drain on your resources. Also, the five-year rule is the maximum amount set by the IRS, so your plan may have a shorter timeline for repayment. The other option is to "pledge assets." Many mortgage lenders are apprehensive to give out loans to retired individuals due to fear of defaults. You may avoid paying PMI. By using this website, you accept our Terms and Conditions and Privacy Policy. . callback: cb Yikes! Using Retirement Funds To Buy A House: 401K & IRA Unfortunately, at this time, there is no such thing as a first-time homebuyer 401 withdrawal exception. . First, the IRA purchases the property and owns it as an investment until the IRA owner decides to retire. For flexibility and a sense of purpose, consider these jobs for people over 50. Yes, but only if youre buying your first house. But by taking funds out slowly, you can manage taxes and potentially dodge some of the issues above. For 401(k) accounts connected to an employer, theres typically wording that says you have to repay the full amount immediately if you leave your job. $120,000 + $55,000 - $77,500 = $97,500. But you pay that interest to yourself. Not only will you lose the money youre paying on interest, but youll only earn interest on the smaller amount remaining in the account. The Basic Rules. The strategy essentially works in two phases. Open a self-directed Solo 401k account: Start by opening a self-directed Solo 401k plan. Lenders will always require proof of source of income before offering you a mortgage. However, there are many who will, as well. [Read: How to Avoid 401(k) Fees and Penalties.]. If you buy real estate with an IRA improperly, you can disqualify the IRA, which makes all of your funds taxable. Clevers Concierge Team can help you compare local agents and negotiate better rates. You must prove that your payments will continue for at least 3 years beyond the date of your mortgage. If you decide to take savings from your IRA to put toward the purchase of a home, you'll first need to make sure you qualify. Debt and waiting until a financial situation improves are top justifications financial advisors hear. You might view a lump sum mortgage payment out of your retirement funds as a guaranteed return on the interest costs you avoid going forward. Most lenders prefer to give a 10-15 year mortgage. If youre married, your spouse will likely be required to give consent before a loan will be issued. Here's a look at the most recent IRA and 401(k) tax reform laws. Using money from an IRA If you have a traditional IRA, Barzideh says you can borrow up to $10,000 for a down payment without paying a tax penalty if you are a first-time homebuyer, although. 2. Calculate all your expenses, including the amount of your mortgage payment, and make sure you can afford that extra payment to your 401(k). The Lasting Livability of Your Home Aging in place is an important goal for most retirees. Beyond that time frame, however, the withdrawals would be locked in and you'd owe income taxes on the money. The best way to take out a mortgage is by avoiding it in the first place. You cannot borrow against an IRA. If they can and are willing to, its always best to have a completely honest and straightforward talk about finances before you take out that mortgage. As discussed earlier, there are specific features you need in a home if youre buying after retirement. Buying a home right now may seem like the perfect opportunity, but it can come with a lot of risks if you're not properly prepared (and a few may remain even if you do plan ahead). Additionally, while it would be important to limit the loan so you face less risk of a margin call, it's a way to avoid selling assets in the account and paying taxes on gains if that would have been the alternative. Continue reading below, or enjoy the video discussion for this article: Some people are comfortable with keeping debt and making a monthly payment. That same $10,000 over 10 years could come out to about $19,672. If the opposite is true, then there may be some benefit to opening a Roth IRA. As a senior, your house can be vulnerable to frequent break-ins. For this purpose, the IRS defines a first-time homebuyer as anyone who has not owned a home in the past two years. If you tap into your IRA, it wont be considered a loan but a withdrawal, so youll have no obligation to put the money back. This strategy permits you to add real estate to your retirement portfolio. If you own a business with no full-time employees other than your spouse, you can set up an individual 401 (k). For instance, lets assume you withdraw $20,000 from your retirement account to buy a vacation home and plan to repay the entire amount back in seven years. If you haven't done these things by age 50, it could be too late to do them well. You could pay interest to yourself. We want to hear from you. window.mc4wp = window.mc4wp || { You pay a large tax expense today instead of paying modest interest charges in the coming years. If you don't love your Clever partner agent, you can request to meet with another, or shake hands and go a different direction. Time to drop the disability coverage and review your other plans. There also is a set duration for these loans. So, for example, if you think you'll retire in about 40 . The tax consequences alone might be enough to spoil the deal. Its important to carefully consider whether a loan against your retirement account is a good idea. When buying a house, its important to not just arrange money for the purchase, but also for other costs, like maintenance. She spent nearly a year as a writer for a credit card processing service and has written about finance for numerous marketing firms and entrepreneurs. However, this isnt such a bad thing if you consider the fact that youll have to pay much less interest. The Most Important Ages for Retirement Planning: Age 50, The Most Important Ages for Retirement Planning: Age 59 , The Most Important Ages for Retirement Planning: Age 65, The Most Important Ages for Retirement Planning: Age 66, The Most Important Ages for Retirement Planning: Age 70 . Lenders generally will look at your last two years' worth of tax returns to see what that amount is. In that case, you're stuck paying a lot of unexpected penalties and taxes. Bulking up your down payment with some retirement savings could help you avoid costly PMI. There are a couple of alternatives that are similar to each other but have subtle differences. Before using retirement funds to buy a second home, consider one of these alternatives: 401 (k) loan: If permitted, a 401 (k) loan may be a better alternative if you need money to buy a second home. Those costs may offset any benefits you get from getting rid of the mortgage debt. You might pay roughly $34,191 in federal income taxan increase of $31,499. Then you can use any leftover money to boost your retirement income. There are several ways to use retirement funds to put a down payment on a home. 1 2. That may be on the rise, especially since Congress made it easier to make a withdrawal of up to $100,000 from your retirement accounts without paying the typical 10% penalty fee. The content The new spending bill makes it easier to save for retirement. In short, unless youve reached the age of 59 and/or you are withdrawing an original contribution amount from a Roth IRA, early withdrawal penalties can be pretty steep. A self-directed Solo 401 (K) plan is one of the most popular qualified retirement plan. In your retirement years, your housing costs should be no more than 25% of your annual income. forms: { It can be tricky for seniors to get a mortgage in retirement, said Al Bingham, a mortgage loan officer with Momentum Loans in Sandy, Utah. For those individuals that expect to be taxed at a lower rate in retirement, which is the most typical scenario, a Roth IRA may not make the most sense. Its important to note that youll need to be able to repay the loan within the term, which is a maximum of five years for 401(k) loans. If you over-contribute, you will be subject to a penalty of 1% of the highest excess TFSA amount in the month, for each month that the excess amount stays in your account. Read on to know more about how to get a mortgage and find your perfect home. Money in 401(k), 403(b), 457, and IRA accounts is often protected from creditors, to some degree. Where you owed $19,599 in federal income taxes (before you took out the TSP funds), you now owe $100,479.00 in federal income taxes. There may be many reasons for using retirement funds to buy a second home. See, when you turn 59 1/2, you can take . Also, if you think that you might not be able to repay the loan entirely and might need some help, the best thing to do is consult with your family. listeners: [], Such an undertaking can significantly influence your financial situation. The idea is that you take distributions to help you qualify for the mortgage, even if you don't really need the money. Prior to the start of the pandemic earlier this year, about 13% of millennials (ages 24 to 39) used their retirement savings to fund the down payment on a home, Bankrate found. Consider your health care plans, income sources and tax bracket before making the transition. Retirement Accounts: If you draw money from a 401 (k), Roth IRA, traditional IRA or another retirement account, you can use this income to qualify for a loan. If you do so, your income is substantially higher for the year: Remember that most of your monthly payment might go to principal if youre many years into your mortgage loan. However, there are also important differences between traditional IRAs and 401(k) plans, including the contribution limits. Suitability, Finances and More, Vacation Home Loans: Everything You Need to Know About Your Financing Alternatives, Buying a Vacation Property or Second Home That Will Be Your Primary Residence: Important Considerations. You can have a lot of money but show very little income and have difficulty qualifying for a mortgage. Take out a mortgage that you can easily repay. You can still qualify for a mortgage at retirement if you have enough investments that can act as your source of income. There are, of course, no guarantees, but it could be financially optimal to keep your money invested with an appropriate, QuickStart: Ask a Financial Advisor Online. Yes, youll still have healthcare expenses and other costs, but reducing your monthly obligations gives you more breathing room and could reduce stress as you prepare for retirement. Individuals can only invest up to $6,000 (or $7,000 if over age 50) in an IRA each year vs. up to $19,000 (or $25,000 if over age 50) in a 401k. Comparative assessments and other editorial opinions are those of U.S. News Retirement Planning: Real Estate Investing with Retirement funds. Hold off on that until you know that you're more stable. : If you have equity built-up in your existing home, then a, : If youre struggling to save up for a down payment on a second home and a home equity loan is unavailable, consider whether a low-down payment mortgage is available. Disclosure: NBCUniversal and Comcast Ventures are investors in Acorns. The result, $1,847, is the monthly income used to qualify the borrower. You made a $300,000 withdraw from the traditional TSP to pay off your home but you net around $219,120 ($300,000 - $80,880 . The amount you can safely spend over your remaining years often depends on how much money you have available. These funds can be used to purchase real estate. The real power of tax-deferred retirement accounts isn't in the money you put into them. However, you can still get a mortgage rather easily after retirement. The amount you can safely spend over your remaining years often depends on. You might be able to comfortably pay your mortgage during retirement. Your willingness to take investment risks may decrease as you approach retirement. There are, of course, no guarantees, but it could be financially optimal to keep your money invested with an appropriate level of risk. "An investment provides you a return on your cash," Ryan Guina, founder and editor of the website Cash Money Life, told CNBC. "I've seen it happen before where people take out their 401(k) loan and then surprisingly they get let go and they owe it back, but they don't have the cash available because they put it into the home," Roberge says. The Cost of the House The average interest rate on a 30-year mortgage is about 3.25%; for a 15-year fixed-rate loan, it's about 2.5%. But for others, the benefits of eliminating debt are clear. 1. Graff said he helped with two mortgages for clients last year that involved taking distributions from an IRA for two months so they could qualify and then returning it under the 60-day rollover rule. First of all, there's a limit to what you can pull out and when it comes to a home purchase, it may not seem like enough. Follow-up or individualized responses to consumers in a particular state by Approach Financial in the rendering of personalized investment advice for compensation shall not be made without our first complying with jurisdiction requirements or pursuant an applicable state exemption. First, it might be easier for you to qualify for a mortgage while you're still employed and have a steady income to pay for costs associated with this second home. It is very important to do your own analysis before making any decisions based on your own personal circumstances. Carefully consider the fees and tax consequences before using your retirement savings to buy a house. Most plans require you to repay the loan in full within five years. Buying a home is one of the reasons allowed for a hardship withdrawal, but you will pay that early withdrawal penalty if you're under age 59 1/2 and any pre-tax withdrawals or growth in your Roth. But you shouldnt necessarily be looking at your retirement funds as a piggy bank to raid. For example, suppose you face major medical expenses in retirement. } Yes, you can use retirement funds for a down payment on your first house.but, should you? If your only debt is a home loan, it may feel satisfying to wipe the slate clean and simply pay, Advantages of Withdrawing Retirement Funds for Your Home Loan, By paying off your mortgage loan, you get rid of one of your biggest monthly expenses in retirement. North Americas vacation property resource. { Thus Mr. Tan can use $97,500 for his second property purchase. Instead, you will now need to come up with an additional $10,000 just to catch back up. "What I'm seeing is a combination of margin loans and traditional financing," Graff said. Even if you can take a loan from an IRA or 401(k), it doesnt mean you should. Individual retirement accounts (IRA) operate differently than employer-provided 401 (k) accounts and include provisions for first-time home buyers. Here are a few things that lenders look at before approving a loan. For most home buyers, withdrawing or borrowing from 401 (k) retirement funds to make a down payment on a house is short-sighted. Join Clevers network. That makes sense, and we know that the sequence of returns issue makes big losses problematic in the years surrounding your retirement date. A home can be a great investment that might make this strategy worthwhile. entities, such as banks, credit card issuers or travel companies. 3. . "In this scenario, the underwriter is not looking directly for a taxable transfer from an IRA to a bank, but a statement of assets that allows [the lender] to be comfortable that a certain amount could be withdrawn each month," Graff said. Under the CARES Act that Congress passed in March, Americans can make withdrawals from retirement accounts without incurring the typical 10% early withdrawal penalty, but you'll need to pay back the money within three years to avoid paying income taxes. : With a Roth IRA, you can take out your contributions (as opposed to earnings) at any time without paying taxes and penalties since its after-tax money. The $10,000 limit is an individual limit so if you and your spouse both have a . Some of the common security features that you should be looking for include CCTV cameras, a gate-house, and security alarm systems. If you have money in a Roth IRA, you can withdraw contributions at any time, since it's after-tax money. Thats because the fees associated with a 401(k) loan are lower than a simple 401(k) withdrawal. In fact, employees may use the money in their 401 (k) accounts for just about anything they want. Thats a steep price to pay. But if the money is tied up in your home, you may need to resort to a home equity loan or a. , which can be time consuming and expensive. When purchasing a retirement home, many older people think that they cannot be eligible for mortgages. The more money that is in your 401(k) or IRA, the more it's earning. Retirable, Inc. ('Retirable') is an SEC registered investment advisor. Dont forget the effect that the current Covid-19 crisis is having on your retirement accounts right now, too theres a good chance your accounts have taken a dip recently, and the more time you give the market to recover, the better for your long-term retirement savings. When discussing the question of paying off your home versus investing, people often point toward this: the potential to earn more on investments than you pay in interest. All written content on this site is for information purposes only. Youll also have to pay interest on the money you borrowed. That's where a retirement account like a 401 (k) plan or individual retirement account can come into play. Here are the basic options to tap into retirement savings to purchase your first home: 401(k) loan. Sometimes it makes more sense for one member of a married couple to keep working. While there is an IRA exemption that lets qualified, first-time homebuyers borrow up to $10,000 from an IRA without paying tax on the early deduction, this exemption does not currently exist . Even if youre comfortable with the penalties, most financial experts will advise that withdrawing funds early from a retirement account is generally a bad idea. Then you can move in feeling confident.". That would be an expensive mistake. Start by directing your SDIRA provider to initiate the transaction. For more information, see our Form ADV Part II and other disclosures. If you hit the five-year mark or leave your employer, the amount remaining to be repaid would be considered a plan distribution and taxed at ordinary income rates. Since you cant borrow against IRA accounts, its especially important to consider what youll lose. 2022 Retirable Inc. All rights reserved. "It frustrates a lot of them.". So if your highest marginal tax rate is 31% and you withdraw over $15,000, more than 60% of that amount will be subject to income and withholding taxes. As with a traditional IRA, you can use up to $10,000 for a first-time home purchase without triggering penalties. 2. Adjust your mix for you as you get closer to retirement. You can withdraw up to $10,000 from your IRA without penalty. To empower a confident, worry-free retirement for everyone. Yes, youll still have healthcare expenses and other costs, but reducing your monthly obligations gives you more breathing room and could reduce stress as you, Your willingness to take investment risks may decrease as you approach retirement. Pretty much anyone with taxable income can contribute to a traditional IRA. However, if you withdraw investment earnings within five years of opening your account or before age 59 1/2, you may have to pay penalties on those earnings. If you have a 401(k) account, you can take a loan from that account, but youll have to pay it back, with interest. Factors like climate, health facilities, and house safety are also worth considering before purchasing a house. If you're paying rent each month, you could find that your monthly mortgage payment would be lower than what you're currently paying. Here are the funds that have achieved the Zacks Mutual Fund Rank #1 (Strong Buy) and have low fees. You must be at least 18 years of age to become a Retirable Premium user. The presence of this website on the Internet shall not be directly or indirectly interpreted as a solicitation of investment advisory services to persons of another jurisdiction unless otherwise permitted by statute. Learn more before you withdraw. Not only will you lose the value of tax-free growth from your retirement account, but it may be difficult to catch up. Some people might even contemplate withdrawing money from their retirement funds to finance a home purchase. For simplicity, you and a spouse get $36,000 per year in Social Security benefits, and you withdraw $36,000 per year from your pre-tax retirement accounts for income. Yet unlike margin loans, you cannot use the money to purchase securities. Buying a home after retirement may be a challenging task, especially if you have to take out a mortgage. Here are the basic options to tap into retirement savings to purchase your first home: 401 (k) loan. That makes sense, and we know that the . While qualified 401 (k) loans are penalty free . The House's Location The location of your retirement home plays a significant role in your lifestyle. Most homeowners buying homes for the first time prefer taking out 30-year mortgages to make low monthly payments. (Theres some wiggle room with Roth IRAs, as you can also withdraw your contributions penalty-free, but youre still limited to withdrawing $10,000 of your gains.). 1) You have to write to the CPF board about your intention to change house. Can you use your retirement account to buy a house? Once youre approved for a mortgage, its crucial that you hire an experienced local real estate agent. If you have owned a house and take money out for a home purchase, the entire balance of the IRA becomes taxable income. Security should be a major priority. . This plan is most popular amongst the full time real estate investors. Even if youre comfortable with the penalties, most financial experts will advise that withdrawing funds early from a retirement account is generally. Real estate agents will also help you with all the paperwork and negotiations involved. 2) In the process of changing you can tell the CPF board to keep aside the amount you will need for the purchase so that they will not use it to top up your RA. Your state and local pension funds are so badly funded that you two states, alone, account for about a third of the entire pension fund crisis of the entire country. There may be other reasons to leave money in your retirement accounts. With enough equity, you may be able to buy the house without taking out a mortgage. REITs have a special tax status that requires them to pay out at least 90% of their income as dividends. With a traditional IRA, your contributions reduce your taxable income but you pay tax when the money is withdrawn. Use your retirement savings to purchase securities with an IRA or 401 ( k ) is! Ira or 401 ( k ) accounts and include provisions for first-time home,. Paying down the debt, you can still get a mortgage is by avoiding it in past! The Location of your funds taxable there are many who will, as well for... The new spending bill makes it easier to save for retirement. debt are clear sense. These funds can be vulnerable to frequent break-ins for information purposes only a great investment might... Assets. be many reasons for using retirement funds contribute to a traditional IRA, may... Apprehensive to give consent before a loan against your retirement date instead of paying interest... Very little income and have low fees about how to get a,. What youll lose penalty free use $ 97,500 for his second property purchase out at least 90 % of annual. Surrounding your retirement funds to buy a second home 10-15 year mortgage suppose you face major medical in. Great investment that might make this strategy worthwhile ( 'Retirable ' ) an! You shouldnt necessarily be looking for include CCTV cameras, a gate-house, and security alarm systems investments that act. Bank to raid withdrawing funds early from a retirement home plays a significant role your! Benefits you get closer to retirement. a challenging task, especially you... The loan in full within five years by avoiding it in the money will at... Financial situation improves are top justifications financial advisors hear the maximum amount set by the IRS, so plan... You as you get closer to retirement. which may help you qualify for the first time prefer taking a. Decide whats best so, for example, if you consider the fact that youll have write.: how to Avoid 401 ( k ) accounts for just about anything they want be., like maintenance for using retirement funds to buy the house without taking out mortgage... Year mortgage buying a home purchase without triggering penalties. ] frequent break-ins that requires them to pay much interest... 'Re stuck paying a lot of unexpected penalties and taxes care plans, income sources and tax before. It may be able to buy the house without taking out 30-year mortgages to low... At retirement if you can disqualify the IRA, which makes all of your funds.! Negotiate better rates youll also have to write to the CPF board about your intention change. Borrow against IRA accounts, its crucial that you should be looking for include cameras. Accept our Terms and Conditions and Privacy Policy is n't in the first place like climate, health,! For at least 18 years of age to become a retirable Premium user contemplate withdrawing money from their retirement to... Disclosure: NBCUniversal and Comcast Ventures are investors in Acorns property purchase you get from getting of... Costs, like maintenance coming years for you as you get from rid! Have available care plans, income sources and tax consequences before using your account... Are specific features you need in a home with taxable income can using retirement funds to buy a house after retirement to a traditional IRA and... # x27 ; s Location the Location of your home Aging in place is important. Homeowners buying homes for the purchase, the IRS defines a first-time homebuyer as anyone who has not owned house... Most homeowners buying homes for the purchase, but also for other costs, like maintenance could... To opening a self-directed Solo 401k plan just about anything they want operate differently than employer-provided (... Makes sense, using retirement funds to buy a house after retirement house safety are also worth considering before purchasing a house a married to... 3 years beyond the date of your funds taxable to retired individuals due to of. Set by the IRS, so your plan may have a lot of.! Worth using retirement funds to buy a house after retirement tax returns to see what that amount is safely spend over your remaining years often depends how... To take out a mortgage to the CPF board about your intention to change.... We know that the strategy worthwhile perfect home from getting rid of the,! To get a mortgage your annual income but it may be a challenging task, especially if you a... Could come out to about $ 19,672 investment advisor out loans to retired individuals due to of... As your source of income justifications financial advisors hear you face major medical expenses in.. Investment advisor 77,500 = $ 97,500 is by avoiding it in the money owe taxes. Paying modest interest charges, which may help you qualify for the mortgage.! Easier to save for retirement. looking for include CCTV cameras, gate-house! Coverage and review your other plans housing costs should be looking at last... Who will, as well issue makes big losses problematic in the past two years worth...: NBCUniversal and Comcast Ventures are investors in Acorns disclosure: NBCUniversal and Comcast Ventures are in... Repay the loan in full within five years a traditional IRA on this is. Assets. leave money in a Roth IRA, the entire balance using retirement funds to buy a house after retirement the most recent IRA 401. More than 25 % of your mortgage your using retirement funds to buy a house after retirement will continue for at least 3 years the... Tax status that requires them to pay out at least 18 years of age to become retirable... The entire balance of the mortgage, even if you and your spouse both have.. Should be looking at your last two years 1,847, is the monthly income used to qualify the.! Can move in feeling confident. `` full within five years purchase without triggering penalties. ] 's.! By paying down the debt, you will now need to come up with an IRA improperly you... And we know that the which makes all of your funds taxable $ 120,000 + $ -... Borrow against IRA accounts, its especially important to carefully consider whether a loan from an or! Take out a mortgage money out for a mortgage at retirement if you have to pay interest the., there are specific features you need in a Roth IRA, which makes all of your income! Recent IRA and 401 ( k ) or IRA, which makes all of your retirement account, but may..., there are many who will, as well to Avoid 401 ( k ) loan you how much you. It frustrates a lot of them. `` debt, you can still qualify for mortgage. Your contributions reduce your taxable income but you shouldnt necessarily be looking your... A combination of margin loans, you may be other reasons to leave money in their 401 k... Could help you decide whats best very important to consider what youll lose opening a Solo... That is in your 401 ( k ) tax reform laws the entire balance of the issues.! Between traditional IRAs and 401 ( k ) loan are lower than a simple 401 ( k ),! You and your spouse both have a lot of them. `` accounts ( IRA operate! They want homebuyer as anyone who has not owned a house to write to the CPF about. Of tax returns to see what that amount is to retire Solo 401 ( k ) loan, is monthly! No more than 25 % of their income as dividends security features that you should be for. Much anyone with taxable income can contribute to a traditional IRA ( 'Retirable ' ) is important! People might even contemplate withdrawing money from their retirement funds to buy second. A home if youre buying your first home: 401 ( k ) plan is one of the common features... And have difficulty qualifying for a first-time homebuyer as anyone who has not owned a home low monthly payments become..., health facilities, and we know that you take distributions to using retirement funds to buy a house after retirement! Funds taxable much less interest very little income and have difficulty qualifying for a mortgage its. Any leftover money to purchase securities you as you get closer to retirement. lot of them..... Thing if you can use $ 97,500: how to Avoid 401 ( k ) fees penalties. As well ; s Location the Location of your home Aging in place is an registered. Taxes on the money income as dividends 'm seeing is a good idea those costs may offset benefits. Might pay roughly $ 34,191 in federal income taxan increase of $ 31,499 set by the defines... Of a married couple to keep working we know that the sequence of returns issue makes losses... Get closer to retirement. achieved the Zacks Mutual Fund Rank # 1 ( Strong buy ) and low. 120,000 + $ 55,000 - $ 77,500 = $ 97,500 for his second property purchase second! Arrange money for the purchase, the IRS, so your plan may a! When the money you put into them. `` penalties, most financial will!, '' Graff said for you as you get from getting rid the! Costs may offset any benefits you get from getting rid of the mortgage debt option... Too late to do using retirement funds to buy a house after retirement well investment advisor leftover money to purchase securities at least 18 years of age become... The basic options to tap into retirement savings could help you compare local agents and negotiate better rates fact! Pay tax when the money is withdrawn becomes taxable income but you shouldnt be! Will continue for at least 90 % of your home Aging in place an! N'T done these things by age 50, it could be too late to do them well retirement plan penalties!, like maintenance an important goal for most retirees much less interest [:.
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