# Buy Down Points Calculator

This calculator makes it easy for home buyers to decide if it makes sense to buy discount points to lower the interest rate on their mortgage. It calculates how many months it will take for the discount points to pay for themselves along with the monthly loan payments and net interest savings.

## buy down points calculator

The following table shows current local 30-year mortgage rates. You can use the menus to select other loan durations, alter the loan amount, change your down payment, or change your location. More features are available in the advanced drop down

A home-buyer can pay an upfront fee on their loan to obtain a lower rate. The following chart compares the point costs and monthly payments for a loan without points with loans using points on a $200,000 mortgage.

Points are an upfront fee which enables the buyer to obtain a lower rate for the duration of the loan. This means the fee is paid upfront & then savings associated with the points accrue over time. The buyer spends thousands of Dollars upfront & then saves some amount like $25, $50 or $100 per month. After some number of years owning the home, the buyer ends up benefiting from the points purchase.

The simple calculation for breaking even on points is to take the cost of the points divided by the difference between monthly payments. So if points cost you $2,000 and saved $40 per month then it would take 50 months to break even (2000/40 = 50).

The balances on various loan options are repaid at different rates depending on the rate of interest charged and the amount of the loan. A more advanced calculation to figure out the break even point on points purchases also accounts for the difference in loan balances between the various options.

Our above calculator uses this option to figure the break even point, since if you wanted to refinance your loan or sell the home at some point the remaining balance on the loan would impact your finances at that point.

ARM loans eventually shift from charging the initial teaser rate to a referenced indexed rate at some margin above it. When that shift happens, points are no longer applied for the duration of the loan.

When using the above calculator for ARM loans, keep in mind that if the break even point on your points purchase exceeds the initial duration of the fixed-period of the loan then you will lose money buying points.

If any of the above are not true, then points are likely a bad purchase. If you lose your job, think interest rates are headed lower, have bad credit, or plan on having kids and are buying a house where there is not enough room for the family then you are unlikely to benefit from buying points.

Points can be financed, or rolled into the loan. The big issue with financing points is you increase the loan's balance immediately. This in turn significantly increases the number of months it takes to break even.

Living in the same home for over 4 years is common, so buying points which break even in 4 years is not a bad idea. Historically most homeowners have refinanced or moved homes every 5 to 7 years. Betting that you'll remain in place & not refinance your home for over a decade is typically a bad bet. For this reason it is not advisable to finance points.

Loan origination fees can be expressed in Dollar terms or as points. A $200,000 loan might cost $3,000 (or 1.5%) to originate & process. This can be expressed either in Dollars or as 1.5 origination points.

Negative points, which are also referred to as rebate points or lender credits, are the opposite of mortgage points. Rather than paying an upfront fee to lower the interest rate of the loan, you are paid an upfront fee to be charged a higher interest rate for the duration of the loan.

Any loans which are advertised as having "no closing costs" typically have negative points embedded in them where the cost of originating the loan is paid through a higher rate of interest on the loan. This fee should be disclosed on your Loan Estimate (LE) and Closing Disclosure (CD).

When you obtain negative points the bank is betting you are likely to pay the higher rate of interest for an extended period of time. If you pay the higher rate of interest for the duration of the loan then the bank gets the winning end of the deal. Many people still take the deal though because we tend to discount the future & over-value a lump sum in the present. It is the same reason credit cards are so profitable for banks.

In the above calculator the break even point calculates how long it takes for points to pay for themselves if a home buyer opts to buy mortgage discount points. A homeowner needs to live in the home without refinancing for an extended period of time for the points to pay for themselves.

If the home buyer is instead selling points, the opposite is true. Paying off the home sooner means making more money from the negative points. When a lender sells you negative points they are betting you will not pay off your home loan soon.

For people employing negative points the break even date is the amount of time before the bank would get the better end of the deal if they were selling lender credits. Buyers who pay off the loan before the break even date while employing negative points will make money on the points.

This mortgage points calculator provides customized information based on the information you provide. But, it also makes some assumptions about mortgage insurance and other costs, which can be significant. It will help you determine whether you should buy mortgage points.

Estimated monthly payment and APR example: A $464,000 loan amount with a 30-year term at an interest rate of 6.500% with a down payment of 25% and no discount points purchased would result in an estimated principal and interest monthly payment of $2,933 over the full term of the loan with an Annual Percentage Rate (APR) of 6.667%.1

Estimated monthly payment and APR calculation are based on a down payment of 25% and borrower-paid finance charges of 0.862% of the base loan amount. If the down payment is less than 20%, mortgage insurance may be required, which could increase the monthly payment and the APR. Estimated monthly payment. Estimated monthly payment does not include amounts for taxes and insurance premiums and the actual payment obligation will be greater.

Calculators are provided by Leadfusion. This calculator is being provided for educational purposes only. The results are estimates that are based on information you provided and may not reflect U.S. Bank product terms. The information cannot be used by U.S. Bank to determine a customer's eligibility for a specific product or service. All financial calculators are provided by the third-party Leadfusion and are not associated, controlled by or under the control of U.S. Bank, its affiliates or subsidiaries. U.S. Bank is not responsible for the content, results, or the accuracy of information.

One of the key questions for mortgage borrowers is whether to pay for discount points or not. Buying points will lower your mortgage rate, but you have to pay a fairly substantial fee to do so. So what to do? This Mortgage Points Calculator can help guide you in that decision. Based on your loan amount and how much you can reduce your mortgage rates, it will show you how much you can save in interest costs over any length of time and help you calculate the "break-even point" where your interest savings and equity exceed the cost of the points themselves.

This mortgage points calculator assumes that you'll roll the cost of your points into the mortgage. Enter the total cost of the mortgage with points in the box marked "Mortgage amount." The calculator will determine the size of the loan without points for comparison.

Discount points are a type of pre-paid interest. So by paying part of your interest up front, you can get a lower rate. And what you save in interest over the long haul can be a lot more than what you paid for the points up front. The question is, will you save enough to make it worth the initial cost?

Because discount points are prepaid interest, they can also be deductible as mortgage interest on your tax return if you itemize deductions. However, fewer borrowers are itemizing these days due to recent changes in tax laws.

This mortgage points break-even calculator can help you determine how much you'll save each month, when you'll reach your break-even point and what your interest savings or costs will be for any point in the loan.

You can buy multiple points, fractions of a point and even negative points (more on that later). How many you can buy depends on the lender and your loan. Some lenders may let you buy 3-4 points; others may limit you to only one or two. That's something you want to check into when shopping for a mortgage and comparing offers.

Determining your break-even point isn't just a matter of figuring how long it will take your monthly savings from a lower rate to exceed the cost of the points. You also want to take into account how it will affect your loan amortization, or how quickly you build home equity. That's money in your pocket as well.This mortgage points calculator does that for you. It takes into account not only your monthly interest savings but also how much faster you're paying down loan principle to determine your overall savings and help you calculate your break-even point.

These are often a feature of "no closing cost" mortgages, where the borrower accepts a higher rate in return for not having to pay closing costs up front. This Mortgage Points Calculator allows you to use either positive or negative discount points.

Fractional points are commonly used by lenders to round off a rate to a standard figure, such as 4.75 percent, rather than something like 4.813 percent. Mortgage rates are typically priced in steps of one-eighth of a percent, like 4.5, 4.625, 4.75, 4.875 percent, etc., but the actual pricing is more precise than that. So lenders may charge or credit a fractional point, like 0.413 points or 1.274 points to produce a conventional figure for the mortgage rate. 041b061a72