Why will the bank only loan us 80% of the value of our fully paid for home?
I am going to add just one more item to what are some very well thought out answers. The element of "Cash Out" If you are taking out 80% of the value of the home that you already own free and clear the bank considers this a "Cash Out" transaction - meaning you would effectively walk away from closing with a check for 80% of your home's value. So in a hypothetical situation you have a $200,000 home value - you would be handed a check for $160,000 with which you could do anything that you wanted. Granted, you are likely going to do something responsible with it and purchase another home - BUT (big BUT) the bank can't control what you do with it and that is the part they don't like - and therefore they treat these types of transactions with a higher degree of scrutiny. It is all about control - if the property you are downsizing to fits their rules for lending they may actually loan you a higher loan to value on that purchase than they would on your "cash out" refinance transaction on your current home.  With the purchase loan the money you get goes immediately to the purchase of a new home.  In the "cash out" transaction it goes to a check with which you could do anything you want . . .  and then not pay the loan back . . .  I know no one here would do that - but there are some folks that would . . . and this is one of the reasons "Cash Out" loans are not nearly as easy as they once were to get. http://www.justice.gov/usao/az/mortgagefraud.html