Mortgage Points Explained: Should You Buy Points?


When diving into the realm of mortgages, the terminology can sometimes feel like a maze. One term you might come across is “mortgage points.” But what are they, and should you buy them? Let’s break it down.

Understanding Mortgage Points

Mortgage points, also known as discount points, are essentially a form of pre-paid interest. When you purchase points, you’re paying a lump sum upfront to lower the interest rate on your mortgage. Each point typically costs 1% of the total loan amount and can reduce your interest rate by around 0.25%, although this can vary depending on the lender.

The Math Behind Points

To decide whether buying mortgage points is worth it, you need to crunch some numbers. Let’s say you’re taking out a $200,000 mortgage with an interest rate of 4.5%. If you buy one point for $2,000, it could lower your interest rate to 4.25%. This might seem like a small difference, but over the life of the loan, it can lead to significant savings.

Calculating the Savings

Using the example above, let’s see how buying points can save you money in the long run. Over a 30-year loan term, the monthly payment on a $200,000 mortgage at 4.5% interest is approximately $1,013. If you lower the interest rate to 4.25% by purchasing one point, the monthly payment drops to around $983. That’s a savings of $30 per month. Over 30 years, that adds up to $10,800 in savings.

The Break-Even Point

While buying mortgage points can lead to long-term savings, it’s essential to consider the break-even point. This is the point at which the upfront cost of purchasing points is equal to the savings they provide. Using our previous example, if you paid $2,000 for one point and saved $30 per month, it would take approximately 67 months, or a little over five and a half years, to recoup the upfront cost. If you plan to stay in the home beyond this break-even point, buying points can be a smart financial move.

Factors to Consider

Before deciding whether to buy mortgage points, consider your individual circumstances. Here are a few factors to take into account:

  1. How long you plan to stay in the home: If you’re planning to move within a few years, buying points may not be worth it since you won’t stay long enough to recoup the upfront cost through lower monthly payments.
  2. Your available cash: Buying points requires a significant upfront payment, so make sure you have enough cash on hand after making your down payment and covering closing costs.
  3. Current interest rates: Mortgage rates fluctuate regularly. Before purchasing points, compare the savings to other potential investments or uses for your money.
  4. Tax implications: In some cases, you may be able to deduct the cost of mortgage points on your taxes. Consult with a tax professional to understand how this might affect your situation.

Alternatives to Buying Points

If buying mortgage points doesn’t seem like the right move for you, don’t worry. There are other strategies you can use to save money on your mortgage:

  1. Make a larger down payment: A larger down payment can reduce the amount you need to borrow and, consequently, your monthly payments.
  2. Improve your credit score: A higher credit score can qualify you for a lower interest rate, saving you money over the life of the loan.
  3. Shop around for the best rate: Don’t settle for the first mortgage offer you receive. Take the time to compare rates and terms from multiple lenders to find the best deal.

In Conclusion

Mortgage points can be a valuable tool for saving money on your home loan, but they’re not the right choice for everyone. Before deciding whether to buy points, carefully consider your long-term plans, financial situation, and current market conditions. And remember, when it comes to mortgages, knowledge is power. By understanding your options and crunching the numbers, you can make an informed decision that sets you on the path to financial success.

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