Real Estate + Furniture Package Loans

Understanding the various types of loans and how they relate to real estate is crucial. In this case, we will explore a scenario where both real estate and furniture serve as collateral for a loan. This type of loan is known as “package loan” and will be analyzed in detail.


Juan Smith, a 25-year-old man, is purchasing a single-family residence in a new 50-parcel subdivision in California. The house is ready to move in. Because the other 49 parcels have already been sold, Smith is purchasing the model home in the new development. The developer offers to sell the furnishings of the model home along with the real estate. Smith, in the process of obtaining a fully amortized loan, discusses the purchase of the furniture with his lender.

The answer: The Package Loan

A “bundle loan” is what should be done in this case, and refers to a loan that is secured not only by the real estate itself, but also by personal property that is being sold along with the real estate. In this case, the furniture in the model home is considered personal property that is “packaged” with the real estate. Some examples of personal property that can be “bundled” with real estate are:

  1. Furniture sold with model homes or vacation properties: In new developments or vacation properties, furniture is often sold along with the home to give buyers a complete, move-in-ready experience.
  2. Kitchen equipment sold with a property used as a restaurant: In the case of a commercial property, such as a restaurant, kitchen equipment may be included in the sale as part of the real estate package.

Differences with Other Loans

It is important to understand the key differences between a package loan and other types of loans:

  • Construction Loan (construction loan): A construction loan is used to finance the construction of a property and is provided in stages as construction progresses. In this case, the property is already move-in ready, so it is not a construction loan.
  • Term Loan (term loan – aka a “straight” loan): A term loan, also known as a “straight” loan, involves interest payments and a lump sum payment of the principal at the end of the term. Smith is getting a fully amortized loan, meaning his payments are the same throughout the term and the balance is reduced to zero at the end.
  • Home Equity Conversion Loan (home equity conversion loan – aka a “reverse mortgage”): This type of loan, also known as a “reverse mortgage” or “reverse mortgage”, is designed for older people (at least 62-years-old) and allows you to convert the equity accumulated in the home into a liquid asset without selling the property. Smith, at 25 years old, would not qualify for this type of loan.

What is a reverse mortgage?

A reverse mortgage is a special type of loan designed primarily for seniors. It allows homeowners to convert the equity accumulated in their homes into a liquid asset without having to sell the property. Instead of making monthly payments to the lender, as with a traditional mortgage, reverse mortgage owners can receive periodic payments from the lender or withdraw a lump sum. The distinguishing feature of a reverse mortgage is that borrowers generally do not have to repay the loan until they sell the property, die, or move permanently into a care home.

Key Benefits of a Reverse Mortgage:

  • Access to Cash: Seniors can get cash using the equity in their home without selling it. This can be helpful to cover medical expenses, home improvements, or other financial needs.
  • Staying at Home: Homeowners can remain in their home while enjoying the benefits of a reverse mortgage. There is no need to move or sell the property.
  • Flexibility in Payments: Borrowers can choose to receive periodic payments from the lender or withdraw a lump sum, depending on their financial needs.

Disadvantages of a Reverse Mortgage:

  • Cumulative Interests: Unlike a traditional mortgage, where borrowers make monthly payments that reduce the loan balance, in a reverse mortgage, interest accumulates over time and is added to the loan balance. This is called “negative amortization” and can result in increasing debt.

Eligibility and Considerations:

  • Age: To qualify for a reverse mortgage, borrowers generally must be at least 62 years old.
  • Home Ownership: Borrowers must be homeowners and live in the property as their primary residence.
  • Mandatory Advice: Before obtaining a reverse mortgage, borrowers are required to receive independent financial advice to fully understand the associated risks and benefits.

Reverse mortgages are an important financial tool for seniors who want to tap into the equity in their home without having to sell it. However, it is essential to understand that accumulating interest can lead to increasing debt over time. For those who qualify and understand the risks, a reverse mortgage can be a valuable option to improve quality of life in retirement.


Knowledge of the different types of loans and how they work is essential for real estate agents in California. In this case, the concept of a “bundle loan” was clarified, where both real estate and personal property are used as collateral. This may be relevant when it comes to real estate transactions that include specific furniture or equipment along with the real estate.

Legal and Tax Disclaimer

Please be advised that the content presented in this blog is for informational purposes only and should not be construed as legal or tax advice. The articles and information provided here are written from the perspective of a real estate agent affiliated with Keller Williams, and do not represent legal or tax counsel.

As the author, I am a licensed real estate professional under Keller Williams, holding Brokerage DRE License Number: #02197031. However, it is important to note that my expertise is in the field of real estate, and not in legal or tax matters. The insights and opinions shared on this blog are based on my experiences and knowledge in the real estate industry and should be treated as general guidance rather than definitive legal or tax advice.

For specific legal or tax concerns relating to any real estate transactions or investments, readers are strongly encouraged to consult with a qualified attorney or tax advisor who can provide tailored advice based on your individual circumstances and the latest legal and regulatory requirements.

The information on this blog is provided "as is" without warranty of any kind, and I, along with Keller Williams and its affiliates, disclaim all liability for any loss, damage, or misunderstanding arising from reliance on the information contained herein.

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