30-Year Mortgage vs. 15-Year Mortgage: Which Is Best for You?

couple admiring their new house with mortgage rates dropping
Mikolette / Getty Images/iStockphoto

When it comes time to start shopping for a mortgage, it’s often a 30-year loan that comes to mind. After all, nearly 90% of homebuyers choose a 30-year fixed-rate loan, according to Freddie Mac. But that’s not your only choice. Some buyers opt for a 15-year loan that gets their mortgage paid off faster.

Find Out: 10 Common Mortgage Mistakes That Hurt Your Finances
Take a Look: Here’s How Much Mortgage Rates Have Fluctuated Over the Past Decade

Find out which loan term is best in this overview of 15-year versus 30-year mortgages. 

15-Year and 30-Year Fixed Mortgage Rates

Banks typically offer standard mortgage terms of 15 and 30 years, which is best for most consumers. Regardless of the term they choose, consumers usually select a fixed rate. Whereas an adjustable rate fluctuates over time and might not fully amortize by the payoff date, a fixed rate keeps payments consistent over the life of the loan and guarantees that the loan will be fully repaid at the end of the term — no balloon payment to worry about. 

Save for Your Future

Helpful: Tips To Get Your Mortgage Payments as Low as Possible

15-Year Mortgage Loans

A 15-year mortgage is the favorite of financial guru Dave Ramsey. “I recommend 15-year mortgages, and never more than that, because the normalization of the 30-year mortgage has helped created a constant state of financial bondage for the middle class. It’s caused average, everyday people to lose hope of ever paying off their homes and being totally debt-free,” Ramsey said.

The major upside to a 15-year mortgage is it pays off your loan more quickly, so you pay less interest over the duration of the loan. And because a 15-year mortgage is less risky for lenders, you’ll also get a better interest rate. In fact, the average rate on Oct. 11, 2021, was 2.23% for a 15-year loan compared to 2.99% for a 30-year one, according to the St. Louis Fed. When you account for both the lower rate and the shorter term, that’s over $67,000 in interest saved over the life of a $200,000 loan.

Because you pay down your loan faster with a 15-year mortgage, you also build equity faster. That makes it easier to take out a home-equity loan or line of credit to cover a major expense, do renovations or even purchase an investment property.

The downside to a shorter, 15-year mortgage is that the monthly payments are higher — about 55% higher compared to a 30-year loan in the same amount. As a result, you might have to settle for less house than you could afford with a 30-year loan and keep other expenses in check to avoid overextending your budget. 

Save for Your Future

Read: How Interest Rates Affect Your Wallet and the Bigger Economic Picture 

30-Year Mortgage Loans

The 30-year mortgage is the most popular for good reason. The longer term keeps your mortgage payments affordable and allows you to buy more house than you could afford with a 15-year loan. You might even have an easier time getting approved because your debt-to-income ratio, which measures the amount of your monthly debt payments against your income, will be significantly lower with a 30-year-loan, making you a less risky borrower.

The primary drawback of 30-year loans is that they’re more expensive. You’ll pay more interest over the life of the loan because you’ll be paying it for a longer period of time, and you’ll likely also pay a higher rate.

Another thing to consider is that a 30-year loan can tempt you to go over budget in your home purchase — especially if you think about affordability strictly in terms of the monthly payment and ignore the purchase price of the home. The monthly payment difference between a $200,000 mortgage loan and a $220,000 loan is “only” $84 a month, assuming a 20% down payment. However, you’ll also pay over $10,000 more in interest over the life of the larger loan and perhaps suffer opportunity costs for tying up money you could have invested or saved in an emergency or retirement fund. 

Save for Your Future

Find Out: How Much Debt Americans Have at Every Age

How To Save Money on Your 15- or 30-Year Mortgage

You have several ways to pay less for your mortgage no matter which term you choose.

Make a 20% Down Payment — or More

Larger down payments are better than smaller ones, and 20% is standard because that’s the amount needed to avoid having to pay for private mortgage insurance, which benefits the lender, not you. A 20% down payment also means you borrow less money, reducing your monthly payment and the amount of time it takes to repay your mortgage.

Shop for the Best Mortgage Rates

The mortgage lending industry is highly competitive, so do your due diligence and shop around for the best mortgage rates. Even a few tenths of a percentage point can save you tens of thousands of dollars over the life of your mortgage loan.

Good To Know: Why It’s Still Worth Refinancing Your Mortgage Now — Except in This Situation

Be Patient

Finding the right home takes patience, and so can finding the right mortgage. If you can’t find the right terms, then consider putting off your purchase for a few months. This can give you the necessary time to increase your credit score and save a larger down payment — both of which can save you thousands of dollars in the long run.

More From GOBankingRates

Ryan Guina contributed to the reporting for this article.

Last updated: Oct. 21, 2021 

Share this article:

facebook sharing button
twitter sharing button
linkedin sharing button
email sharing button
Save for Your Future

About the Author

Daria Uhlig is a personal finance, real estate and travel writer and editor with over 25 years of editorial experience. Her work has been featured on The Motley Fool, MSN, AOL, Yahoo! Finance, CNBC and USA Today. Daria studied journalism at the County College of Morris and earned a degree in communications at Centenary University, both in New Jersey.
Learn More


See Today's Best
Banking Offers