Transcript
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Brian Preston (0:44)
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Bo Hanson (0:46)
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Bo Hanson (1:07)
Keeping on the home topic, Aaron V has a question. He says, what is the break even point at which refinancing or rate adjustments of your home mortgage makes sense? Also, do we expect mortgage rates to drop this year?
Brian Preston (1:22)
All right, I'll do break even point. Yeah. So a lot of people are surprised to hear this, Aaron. It's really a mathematical calculation. When you decide does refinancing make sense or does it not make sense? And here's the way that you want to recalculate it. Let's say that you bought a house and you were in a 30 year mortgage and now you're five years into it. So you have 25 years left on the mortgage. That's important because I'm going to come back to that. You decide I'm going to refinance. Well, most of the times when you refinance, you're going to refinance into a new 30 year mortgage. So what you're actually doing is you're kicking your payment period out five more years. So instead of paying off that house in 30 years, you're paying it off over 35. You want to be careful of doing that because all you're going to do is end up just stretching out the amortization of that loan. So here's where you do the math to determine what the break even point is. You know what your interest rate is today. So you can calculate how much interest you're paying on your monthly payment. Well then you calculate, okay, what would my new payment be with a lower interest rate If I were going to continue paying on the exact same schedule, meaning I was going to pay it off in that same 25 years, not stretch it out to an additional 30 years. What I want to calculate is what is the interest savings? If I'm going from 7% down to 6% or 8% down to 7%, what is the monthly interest savings that I'm going to accumulate every month as I continue to make those payments? Well then I want to figure out if I add up all of those interest payments, how much time does it take me to save enough interest to compensate me for the cost of the refinance. So whatever the closing costs were for me to work through that, I want to make sure that I have a reasonable belief I'm going to be in the house long enough to recoup that initial cost. So you might figure out, okay, I'm going to have enough in interest savings keeping the same timeline to where I have to live in this house for at least 48 months before I cover what the refinance cost was. Well, if you're going to be there for more than 48 months, refinancing likely makes sense. If you determine it's going to take 10 years to make up the interest savings, then it might not make sense if you don't see yourself being in that house 10 years in the future. That's how I would work through the calculation of the break even analysis. Now what I'm curious about is what does that mean anytime rates drop, should you just refinance willy nilly?
