The 15 year VS 30 year mortgage battle is one that has simmered for a long time. To be honest, the battle has been pretty one sided, with 30 year mortgages being vastly more popular than 15 year. But 15 year are still around, so somebody has to be interested in them.
15 year mortgages, for those of you completely new to the mortgage business, is a home loan that you repay over the course of 15 years. Conversely, a 30 year mortgage is one you pay off over the course of 30 years.
That simple fact is the only difference between the two.
Well, if you're going to owe someone money, it's better to owe them for less time, isn't it? Especially if your interest rate is going to be a half point (1/2 of 1%), or more, lower!!
People LOVE that idea until they see the numbers.
Yes, with a 15 year fixed will pay off your loan sooner, and at a lower interest rate, but your payment is going to be 30%-50% HIGHER than the 30 year fixed.
That simple fact is why the 30 year fixed has ruled the mortgage industry for so long.
The WSJ article cites statistics from Corelogic that in the first 6 months of 2009 (Jan-June), the percentage of mortgage refinances that are 15 year loans increased from 18.5% in all of 2008, to 26%.
That's an increase of 7.5%.
Refinancing is a little different animal than purchasing when you're talking about mortgages though. The people who are doing refi's to 15 year loans are people who A) Have a good chunk of equity in their homes AND plan on remaining there for a long time B) Have excellent credit, and sizable cash reserves. Mainly, these are older people who have settled into their "last home".
But what about for purchasing? Is a 15 year a good idea for you? Yes!
IF you have really good credit and good, solid income.
IF you are planning on staying in your home long term. Did you just start a family, and plan on, and will be able to, stay in that home until the kids leave for college? Then a 15 year might be right for you.
But if you know that your time in a home is limited, lets say you know you'll only be in that location for 4-6 years, then look at a 30 year. Heck, look at an Adjustable rate mortgage. Contrary to popular sentiment at the moment, ARMs are NOT evil. They just got horribly misused by people caught in unfortunate circumstances.
At the end of the day though, the numbers really speak for themselves. Over the course of a 30 loan, at today's rate of 4.375%, you would pay $159,500 in total interest on a $200,000 loan.
Yes, you would pay almost 80% of the loan value in interest!! You've almost paid for the house twice!
On a 15 year, you would pay only $61,800 in interest at today's rate of 3.75%. That's not even 1/3 of the loan amount. Between the two, you'd save $97,700 in interest by going with the 15 year.
The downside? Your monthly payment on the 15 year would be $1454.44.
Your payment on the 30 year would only be $998.57.
My advice? Finance with a 30 year, and treat it like a 15 year. In other words, figure out what your payment would be with a 15 year loan on the amount your borrowing, and make THAT payment, or as close to it as you can get, on the 30 year loan.
Sounds crazy? Not if you're applying that extra to the principle amount of the loan. The faster you reduce your principle owed, the less interest they can charge you, so the faster you pay off the loan, and the less interest you pay.
For example, from WSJ again, if you had a $200,000 loan, at 4.5% for 30 years, and you paid an extra $100 each month towards the principle, you'd save $31,700 in interest, and pay the loan off 5 years early!!
Imagine if you payed them an extra $200-250 a month!
So, if you're thinking about purchasing, or refinancing, strongly consider what a 15 year mortgage can do for you!
Here's the WSJ article for referrence: Paying off the house in 15 years.
If you have any questions, give me a call!
Erin Goldbach
Designated Broker
Vanguard Platinum Realty
602 524 0186
If you do, there are specific, and very broad, contingency clauses that allow the buyer to get their EMD back. Failure to appraise for sales price, failure to passinspection, failure of the buyer to secure financing are all standard language contingencies in the AAR sales contract.
I would NEVER allow a client of mine to sign a contract waiving these contingencies, and neither would any other responsible agent!