Mortgage Points Calculator

Calculate the cost of buying down your rate with discount points and find the break-even timeline.

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Points Cost
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    Note: Rate reduction per point varies by lender and market conditions. This calculator uses an approximate 0.25% rate reduction per point. Always get a Loan Estimate from your lender for exact figures.

    Are Mortgage Points Worth It?

    Paying points makes sense if you plan to stay in the home long enough to recoup the upfront cost. If your break-even is 48 months and you plan to stay 10+ years, buying points is often a good deal.

    When to Skip Points

    If you're likely to sell or refinance within 5 years, buying points typically doesn't pay off. The same cash is often better used increasing your down payment to 20% and eliminating PMI entirely.