Decoding Mortgage Points: A Homebuyer’s Guide

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Today, we’re diving into the world of mortgage points. If you’re in the process of buying a home or refinancing your mortgage, understanding mortgage points is crucial. So, let’s break it down!

What Are Mortgage Points?

Mortgage points, also known as discount points, are fees paid directly to the lender at closing in exchange for a reduced interest rate. This process is commonly referred to as “buying down the rate.” One point equals one percent of your loan amount. For example, one point on a $200,000 mortgage would cost $2,000.

Types of Mortgage Points

There are two main types of mortgage points:

  1. Discount Points: These are essentially prepaid interest on your mortgage. By paying these points upfront, you can secure a lower interest rate, which can result in significant savings over the life of your loan.
  2. Origination Points: These are fees charged by the lender to cover the costs of processing your loan. Unlike discount points, they don’t lower your interest rate.

How Do Mortgage Points Work?

When you choose to pay discount points, you pay more upfront, but you receive a lower interest rate, which reduces your monthly mortgage payment. The exact reduction in your interest rate depends on the lender and the prevailing market conditions.


Imagine you’re taking out a $300,000 mortgage loan. Currently, the interest rate offered to you is 6.5%. If you decide to buy one point for $3,000, your lender may reduce your interest rate to around 6.25%. While this 0.25% reduction might seem modest, it can lead to substantial savings over the lifespan of your mortgage.

Are Mortgage Points Worth It?

Deciding whether to buy mortgage points depends on several factors:

  1. Loan Duration: If you plan on staying in your home for a long time, buying points to reduce your interest rate can save you money in the long run.
  2. Available Cash: Paying for points requires cash upfront. If this purchase will deplete your savings, it might not be the best choice.
  3. Break-Even Point: This is the time it takes for the savings from the lower interest rate to equal the cost of buying the points. If you plan to stay in the home past this break-even point, buying points could be beneficial.

Calculating the Break-Even Point

To calculate the break-even point, divide the cost of the points by the amount saved on your monthly payment. For example, if buying points saves you $30 a month on your mortgage payment and you paid $3,000 for the points, your break-even point would be 100 months, or a little over 8 years. If you plan to stay in your home longer than this, buying points could be a wise investment.

Pros and Cons of Mortgage Points


  1. Lower Interest Rates: This is the most significant advantage of buying mortgage points.
  2. Tax Deductible: In many cases, the cost of mortgage points is tax-deductible.


  1. Upfront Cost: You need to have enough cash at closing to pay for the points.
  2. Long-Term Commitment: You need to stay in your home long enough to reach the break-even point.

How to Decide If Buying Points Is Right for You

To make this decision, consider:

  1. Your Budget: Do you have enough cash on hand to comfortably pay for the points without compromising your savings or emergency fund?
  2. Your Long-Term Plan: Are you likely to stay in your home long enough to benefit from the reduced interest rate?
  3. Market Conditions: Sometimes, lenders offer low-interest rates without points. It’s wise to shop around and compare offers.

Key Takeaways

  1. Mortgage points can lower your interest rate, but they come at an upfront cost.
  2. Whether or not they are worth it depends on how long you plan to stay in your home and your financial situation.
  3. Calculating the break-even point is crucial to making an informed decision.


Mortgage points can be a fantastic tool for reducing your long-term mortgage costs, but they’re not a one-size-fits-all solution. It’s essential to assess your financial situation, your long-term housing plans, and the specific terms offered by your lender. With this knowledge, you can make an informed decision that suits your financial goals and helps you save money over time.



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