How to Reduce Your Mortgage Loan by at Least $50,000

should i refinanceDespite the roller coaster-like ups and downs the housing market has experienced over the last several years, home ownership remains the key component of the American Dream for most people. But, even though we continue to enjoy some of the best mortgage rates in history, financing a home purchase is a financial obligation that can put a great deal of strain on family budgets.

The good news is that a mortgage is such a large and long-lasting debt that significantly cutting its cost can be done by making fairly minor adjustments to the loan terms. It might sound impossible, but reducing the cost of your home loan by $50,000 — or much more — doesn’t require any drastic moves at all.

Two Ways to Knock off $50,000 or More in Interest from Your Mortgage

Let’s use a 30-year fixed mortgage loan of $250,000 as our example. The following are two different refinancing strategies you can use to eliminate $50,000 in mortgage debt from your life.

Scenario No. 1: Reduce Your Mortgage Interest Rate by 1%

Mortgage interest rates have fallen dramatically in the last few years. According to, the average interest rate for a 30-year fixed mortgage in 2008, just off the heels of the market crash, hovered above 6%. Today, mortgage interest rates for the same term average about 4.46%.

So consider the hypothetical mortgage loan above: If you just obtained financing on a home within the last several years and agreed to a mortgage rate of 6%, you can now refinance to, say, 5%. It doesn’t seem like much, but here’s how much you would save:

Using this mortgage calculator, we find that a $250,000 loan with a 6% interest rate, paid over thirty years, equals 360 payments (12 months multiplied by 30 years) of $1,499.

This equates to spending a total of $539,640 over the life of the loan. Subtract the initial principal of $250,000, and that leaves $289,640 worth of interest paid over the 30-year loan.

Now, calculate payments again with the lower interest rate of 5%. Instead, you would make 360 payments of $1,342, or $483,120 in total. Subtract the $250,000 principal and you’re left with $233,120 in total interest paid.

You just saved $56,520 on your mortgage.

30-year fixed mortgage

Scenario No. 2: Cut Your Mortgage Term Length in Half

It’s easy for homeowners to get caught up in the size of their monthly mortgage payments, rather than consider the entire cost of the loan. Unfortunately, lessening monthly payments often greatly increases the overall amount of money you will pay for home financing.

Consider again the above 30-year fixed mortgage with a principal loan amount of $250,000 and the 5% interest rate. If, instead of opting for a 30-year term, you agree on a 15-year mortgage instead — and we’ll keep the interest rate at 5% for simplicity’s sake — you will significantly reduce the total amount of interest paid over the life of the loan.

According to the above mortgage calculator, a $250,000 loan at 5%, paid over 15 years equals a monthly payment of $1,977.

This is a much larger payment required every month, but consider this: $1,977 multiplied by 180 payments (15 years) equals a total loan cost of $355,860. Subtract the $250,000 principal and you’re left with $105,860 in total interest paid over the life of the loan.

By simply opting for a 15-year fixed rate mortgage rather than the 30-year as depicted in Scenario No. 1, you save $127,260 in interest. That’s more than one hundred grand to put toward other important goals like a college fund, retirement savings or investing.

best mortgage rates

Should I Refinance?

While the hypothetical savings are impressive, refinancing is not a one-size-fits-all solution to saving money on a mortgage. It’s important to consider things like closing costs and how far into your current mortgage you have already paid before changing the terms of your loan.

For instance, refinancing means ending an existing mortgage and opening a new one, whether that’s with your same lender or another. Closing costs must be paid to refinance a loan, just as they were to obtain your original loan. Ensure that the amount of the total closing costs doesn’t cancel out the savings you would enjoy from a decreased interest rate.

Secondly, when changing the term length of your mortgage, consider how long you’ve held the current loan. Your loan amortizes according to a schedule devised by your lender, and most amortization schedules allocate a larger percentage of monthly mortgage payments towards interest rather than principal in the initial years of the loan. As the home loan gets closer to being paid off, more of your payments go toward paying down the principal.

That means if you’ve held your current mortgage for a long time, much of the money you’ve put into it has already paid down a large portion of interest. Refinancing the loan with new terms might not be a wise move.

A mortgage will likely be the biggest financial responsibility you ever take on, so it’s important to be realistic about what you can afford. But when determining that number, don’t forget to consider the long-term costs of a home loan — especially how much interest you will pay in total — and don’t get stuck on that monthly payment figure.

  • Paying attention to the monthly payment and not the total amount spent is how car dealers get you. They ask how much you can afford to spend per month. Once they know that, they can extend the term as long as they need to get you into that monthly payment.

    Unless money is extremely tight each month, I would highly recommend shortening the term of the loan even if it means your payment would be roughly the same. In the end, you’ll be saving thousands of dollars in interest charges.

    I suggest people pull out the statement they got at closing that spells out how much they will pay in total, including interest, for their house. Many gloss over it with so much to sign that day, but it really is eye opening. My $170K house will cost me over $300K over 30 years when you factor in interest!

  • Tmoney

    It depends on what you do with the morgage savings from the re-fi. If you take the monthly savings and invest moderately in a Roth IRA,The tax free gains will eventually grow to where it can generate enough income to pay the morgage. (Especially at todays super low mortgage rates) Many of us have been taught by our parents and grandparents that paying interest and having debt is “bad” and you should pay off your home as soon as possible. Debt used for wealth-building is a tool called “leverage”, and it is how many landlords and investors made fortunes using mostly other peoples money. If you are going to use the re-fi savings for lifestyle, then I would go with the shorter mortgage term as a form of “forced” savings. Finally a longer term allows flexibility. You can always choose to pay additional principal each month, but if something happens you can always temporarily fall back to the lower payment. It just takes dicipline.

  • Jack

    In reality, the longer it takes you to pay off your mortgage, the more you save in the long run. Inflation, the old enemy, becomes your friend. The cost of building materials, the cost of building a house and the value of the house escalates while your mortgaged amount decreases in value. An amount of $250,000 ten years ago is worth a lot less than that today and the house that you bought for that amount ten years ago is worth a lot more today. I can also assure you that you are now earning a lot more than you were ten years ago, and $10 bought you a whole lot more ten years ago too. So contrary to most advice that one gets on the subject, I would suggest that the longer you take to pay off your mortgage, the better.

  • You forgot buy a house you can afford. 😉

  • I like the idea of lowering your interest rate. As long as you are sticking around for a while you recoup the costs of refinancing quickly. However, decreasing the term may seem like a good idea but if your mortgage is 4-5%, you might do well to invest the extra money that would be going to your mortgage company to pay the loan off with a shorter term. Something to consider.