Choosing the right loan term is a crucial decision that significantly impacts your financial future. Loan terms typically range from 15 to 30 years, with some lenders offering other durations. The length of your loan affects your monthly payments, interest rate, and the total interest paid over the loan's life. Shorter-term loans, such as 15 years, usually come with higher monthly payments but lower interest rates, leading to a lower overall cost. Conversely, longer-term loans like 30 years have lower monthly payments but higher interest rates, resulting in higher total interest costs. Understanding these differences is essential in selecting a loan term that aligns with your financial goals and circumstances.
Loan terms: 30 years, 15 years or other
The term of your loan is how long you have to repay the loan.
This choice affects:
Your monthly principal and interest payment
Your interest rate
How much interest you will pay over the life of the loan
Compare Your Loan Term Options
Shorter Term:
Higher monthly payments
Typically lower interest rates
Lower total cost
Longer Term:
Lower monthly payments
Typically higher interest rates
Higher total cost
In general, the longer your loan term, the more interest you will pay. Loans with shorter terms usually have lower interest costs but higher monthly payments than loans with longer terms. But a lot depends on the specifics – exactly how much lower the interest costs and how much higher the monthly payments could depend on which loan terms you’re looking at as well as the interest rate.
What to know
Shorter terms will generally save you money overall, but have higher monthly payments.
There are two reasons shorter terms can save you money:
You are borrowing money and paying interest for a shorter amount of time.
The interest rate is usually lower—by as much as a full percentage point.
Rates vary among lenders, especially for shorter terms. Explore rates for different loan terms so you can tell if you’re getting a good deal. Always compare official loan offers, called Loan Estimates, before making your decision.
Some lenders may offer balloon loans.
Balloon loan monthly payments are low, but you will have to pay a large lump sum when the loan is due.
Interest rate types
Interest rates come in two basic types: fixed and adjustable.
This choice affects:
Whether your interest rate can change
Whether your monthly principal and interest payment can change and its amount
How much interest you will pay over the life of the loan
Compare your interest rate options
Fixed Rate:
Lower risk, no surprises
Higher interest rates
Rate does not change
Monthly principal and interest payments stay the same
Adjustable Rate:
Higher risk, uncertainty
Lower interest rate to start
After initial fixed period, rate can increase or decrease based on the market
Monthly principal and interest payments can increase or decrease over time
What to know
Your monthly payments are more likely to be stable with a fixed-rate loan, so you might prefer this option if you value certainty about your loan costs over the long term. With a fixed-rate loan, your interest rate and monthly principal and interest payment will stay the same. Your total monthly payment can still change—for example, if your property taxes, homeowner’s insurance or mortgage insurance goes up or down.
Adjustable-rate mortgages (ARMs) offer less predictability but may be cheaper in the short term. You may want to consider this option if, for example, you plan to move again within the initial fixed period of an ARM. In this case, future rate adjustments may not affect you. However, if you end up staying in your house longer than expected, you may end up paying a lot more. In the later years of an ARM, your interest rate changes based on the market, and your monthly principal and interest payment could go up a lot, even double.
Explore rates for different interest rate types and see for yourself how the initial interest rate on an ARM compares to the rate on a fixed-rate mortgage.
Understanding adjustable-rate mortgages (ARMs)
Most ARMs have two periods. During the first period, your interest rate is fixed and won’t change. During the second period, your rate goes up and down regularly based on market changes. Most ARMs have a 30-year loan term.
ARMs can have other structures. Some ARMs may adjust more frequently, and there’s not a standard way that these types of loans are described. If you’re considering a nonstandard structure, make sure to carefully read the rules and ask questions about when and how your rate and payment can adjust.
Understand the fine print. ARMs include specific rules that dictate how your mortgage works. These rules control how your rate is calculated and how much your rate and payment can adjust. Not all lenders follow the same rules, so ask questions to make sure you understand how these rules work.
ARMs marketed to people with lower credit scores tend to be riskier for the borrower. If you have a credit score in the mid-600s or below, you might be offered ARMs that contain risky features like higher rates, rates that adjust more frequently, pre-payment penalties and loan balances that can increase. Consult with multiple lenders and get a quote for an FHA loan as well. Then, you can compare all your options.
Loan type: Conventional, FHA or special programs
Mortgage loans are organized into categories based on the size of the loan and whether they are part of a government program.
This choice affects:
How much you will need for a down payment
The total cost of your loan, including interest and mortgage insurance
How much you can borrow, and the house price range you can consider
Choosing the right loan type
Each loan type is designed for different situations. Sometimes, only one loan type will work for you. If multiple options fit, try out scenarios and ask lenders to provide several quotes so you can see which type offers the best deal overall.
Conventional
Majority of loans
Typically cost less than FHA loans but can be harder to get
FHA
Low down payment
Available to those with lower credit scores
Special programs
VA: For veterans, servicemembers or surviving spouses
USDA: For low- to middle-income borrowers in rural areas
Local: For low- to middle-income borrowers, first-time homebuyers or public service employees
Loans are subject to basic government regulation.
Generally, your lender must document and verify your income, employment, assets, debts and credit history to determine whether you can afford to repay the loan.
Ask lenders if the loan they are offering you meets the government’s Qualified Mortgage standard.
Qualified Mortgages are those that are safest for you, the borrower.
Mortgage insurance: What you need to know
Mortgage insurance helps you get a loan you wouldn’t otherwise be able to.
If you can’t afford a 20 percent down payment, you will likely have to pay for mortgage insurance. You may choose to get a conventional loan with private mortgage insurance (PMI), or an FHA, VA or USDA loan.
Mortgage insurance usually adds to your costs. Depending on the loan type, you will pay monthly mortgage insurance premiums, an upfront mortgage insurance fee or both. Mortgage insurance protects the lender if you fall behind on your payments. It does not protect you. Your credit score will suffer, and you may face foreclosure if you don’t pay your mortgage on time.
Source: Consumer Financial Protection Bureau: www.consumerfinance.gov