34 percent of homeowners are clueless about their mortgage

OCKHAM

Jedi
http://www.signs-of-the-times.org/articles/show/129356-34+percent+of+homeowners+are+clueless+about+their+mortgage

After reading the article posted on SOTT about American stupidity when it comes to mortgages, I decided to share some insight into the minds of those who don’t understand these things by revealing a technique I currently use.

It is called an interest only loan, and most assume it is to be used as a way to just pay interest on money borrowed over a period of time. Actually, that is what they would like to you to believe.

In order to best explain how an interest only loan can benefit you, we must have something to compare it to, such as a fixed loan. Let’s take a mortgage of $90,000 and apply this technique in comparison so you can see how mortgage companies are screwing you big time.

If you borrow $90,000 at 7% interest for 30 years fixed payments with a simple mortgage, you will pay approximately $215,000 over 30 years. This will cost you an additional $125,000 on top of what you bought.

If you borrow $90,000 at 7% interest for 10 years with an interest only loan, you can cheat the mortgage company out of about $85,000. Sounds good doesn’t it? How does it work?

Your original payments with the fixed loan are between 5 and 600 dollars a month. Your interest payment on the 10 year loan will be about the same. Instead of paying the interest only, pay double. Send an extra 4-500 dollars every month. Within 5 years, your interest payments will have dropped dramatically and you will be paying mostly principle.

If you cannot send this much extra, your $85,000 profit will dwindle rapidly. If you only sent in a couple of hundred dollars extra, you will still have the capability to swindle the mortgage company out of some of their money. You will however have a balance due at the end of 10 years to deal with also, which you really want to avoid.

How much interest is actually paid during the 10 years? This will depend on exactly how much you send it every month, but if you pay off the loan in 10 years, it will be less than the $60,000 you would have paid just for interest alone still owing the complete $90,000.

If you’re paying $500 a month in interest, that is $60,000 interest in 10 years. Your job is to reduce that amount while paying off the mortgage at the same time. This will reduce the $60,000 to around the $40,000 range, maybe less, and you will own your home in 10 years.

When you subtract the $40,000 from the $125,000 you would have paid for a conventional fixed 30 year deal, you profit $85,000.

This $85,000 is a figure that is hidden in the straw in the minds of Americans because they are told other things. Of course this figure is matched to this particular circumstance.

No matter how much misery you go through to earn your fair shake in the economic traps set for you, you should learn how to sacrifice in your favor. Otherwise, you may now see how easily they are reaping you of your life savings with ordinary mortgages.

When I first set up an interest only mortgage, I immediately started sending in large payments. Within a few weeks, the mortgage company knew what I was up to. They started calling me 3-5 times every day. Yes, it was quite annoying. They also sent several letters each month attempting to get me to switch to a fixed loan, they still do. They obviously knew I was setting them up for a big loss and wanted to attempt to thwart my advances to take advantage of them.

It is more painful it seems to go without money, but you are only fooling yourself. In reality, you are digging a giant $85,000 hole in your life savings in this instance.

If you can swing this kind of mortgage, you have a double back-up system built into it. The first one is of course, if you have money problems, you can just pay the interest that month. The second is, you can borrow money up to $85,000 cash and still use it if needed, and nothing changes from a normal mortgage manipulation.

Although, once you start separating loans out, you lose more on interest money, so only borrow smaller amounts of 10 or 20,000 if needed.

In a fixed loan, you can also overpay, depending on the mortgage set up, and have a balance paid off sooner, thus pocketing some of the interest you would have paid, but nothing compared to what you can do with an interest only loan, and in 1/3 the time.

If you search for this tid bit of info online, you will not find it. Everybody thinks about the negative application applied to the mortgage brain, that being focus on the name of the loan. You immediately focus on the fact you’re only going to be paying interest. That is what they want you to think. Don’t fall for it!
 
It took me a while to understand your post. A one-sentence summary of it is that the more one pays at early period in the mortgage the better. It is simple mathematics.
 
Yes, that would seem to be the case.

In Australia, the most popular repayment scheme is whereby you credit all your combined wages against the mortgage and charge all living expenses on a credit card. The card debits against the mortgage.

If you are smart with your money, then the loan can be repaid in full in about a decade.
The problem nowadays is that the interest rates are going up and that a society with large debt levels is vulnerable to economic downturn.
 
Mathematics would be correct in summary. People often don’t even understand it. This is why you see so many people buying homes they cannot afford, because they have altered the mathematics to where it only looks like they are winning, when they are actually losing.

They alter it to their advantage, and it seems a form of self service.

Although these people would never be able to buy homes if it were not for these systems. One must look at this fact and know the alterations are emphasized for this very advantage.

Yesterday, I received some junk mail about a 40 year mortgage. That’s the first one I’ve seen so far, so the mortgage companies are getting more desperate it seems.
 
OCKHAM said:
Although these people would never be able to buy homes if it were not for these systems.
I don't buy it. People would have no problem buying homes. What these mortgages enable people to buy are 3,000 ft^2 homes in suburbia with a three car garage, 2 1/2 baths. Corian counter tops in the kitchen, imported tile, etc. The "average" home today is vastly different from the ones I grew up in.

"You can have it all, not only a home but a nice home, just... sign.... here".

The real sales pitch here is that you can bypass that initial "poverty phase" early in your working career by borrowing from your own future. Its the snake selling the apple to Eve all over again.
 
Just want to clarify some terms in your post, OCKHAM. You're not cheating or swindling at all, just not meeting the expectations of the lenders. :) Also, you're not profiting 85,000, you're saving it. Do I have that right?

I certainly agree that too many homebuyers look only at the minimum they need to spend to get by, assuming that they'll always have employment and always be getting raises. On a fixed-interest loan that means paying full interest, and on an interest-only loan, it means never paying it off. It is these folks who are defaulting in droves now.

Not sure I understand your description of how early pay-off of an interest-only loan is better than early pay-off of a fixed-interest loan. I happen to have one of each. In the back of my mind, though, is the possibility of economic collapse and not having income, in which case having more savings may allow payments to be made for longer than would otherwise be possible. The C's have expressed support of spending your way to wealth, though, rather than saving.

I overpay each month, but the fixed-loan people send me letters encouraging me to send even more, extolling the virtues of this or that plan to achieve early pay-off. The fact that they would like to have more of my money now, well, does this suggest that they have a suspicion about impending economic collapse, too? I wonder.

Thoughts?
 
RS, what you say is very true. You did say,

rs said:
People would have no problem buying homes.
You didn't say how this would be possible.

Adpop, The difference between the two is complicated math indeed, but to know for sure, if one was better than the other, [fixed versus interest only], that would have to be done and a fixed could possibly be better depending on the amount of money sent in each month.

The last statement where they send you letters is strange. I don't understand why they would ask you to do that because it is in contradiction to their purpose, wouldn't you agree? Their purpose is to make money and the only way they can do that is by extending your payment out, so when they do the opposite, it does make you wonder about other motives hidden in relation to other things. The one you hint at is not the one we need.
 
OCKHAM said:
RS, what you say is very true. You did say,

rs said:
People would have no problem buying homes.
You didn't say how this would be possible.
Easy. "Manufactured housing". (Used to be called "trailers".) From that the next step up is a 1,100 ft^2 "tract" home. No garage, no basement, frame construction, one bath, Formica counters, cheap under padded carpeting over plywood, sheet vinyl flooring in the kitchen and bath.

It's evolved as a spiral. Trailers have a stigma so people don't like to buy them. Trailer Parks are themselves going away as they sell the land to developers. Developers do not make money on basic "keep you out of the weather" housing they much prefer the higher margin sell up. Developers pressure lenders, buyers pressure both and the whole market moves upscale in a continuous spiral.

If lenders simply stuck with the '60s mortgage model where a loan had to make sense, people would not stand outside in the rain, they would lower their expectations. That is how it would be possible.

BTW, the whole idea that prepaying an interest only loan saves you money vs. a conventional mortgage is flawed. Imagine a conventional loan where you pay interest plus principal. Now imagine an interest only loan where you pay interest only. Now imagine an interest only loan where you pay the interest, and each month pay the same principal only payment that you would have paid if you had a conventional loan. In other words the monthly payment is the same for both scenarios, the principal accumulation is the same for both scenarios and, well, it turns out that the outcome is the same...

Its just mathematics. ;)

I challenge you to prove otherwise. The mathematics is not sensitive to interest rate, length of loan, or initial value. (The outcome is, but not the math). So compare borrowing 1,000 for a year in a conventional sense to borrowing 1,000 for a year in your interest-only-prepayment scheme. Its only twelve payments.
 
Well, I can’t.

In fact, I just proved it. The prepayment is an extra $400 a month.

For the values you entered:
• Principal= $90000
• Interest Rate= 7.00%
• Amortization Period= 30 years
• Monthly pre-payment= 400
• Starting month= Jan
• Starting year= 2007
• Monthly Pre-payment= $400
• Annual Pre-payment= $ 0.00

Your monthly payment will be $ 598.77
The following mortgage would result for 2007 :
• Jan: Principal: $ 473.77 Interest: $ 525.00 Balance: $ 89526.23
• Feb: Principal: $ 476.54 Interest: $ 522.24 Balance: $ 89049.69
• Mar: Principal: $ 479.32 Interest: $ 519.46 Balance: $ 88570.38
• Apr: Principal: $ 482.11 Interest: $ 516.66 Balance: $ 88088.26
• May: Principal: $ 484.92 Interest: $ 513.85 Balance: $ 87603.34
• Jun: Principal: $ 487.75 Interest: $ 511.02 Balance: $ 87115.59
• Jul: Principal: $ 490.60 Interest: $ 508.17 Balance: $ 86624.99
• Aug: Principal: $ 493.46 Interest: $ 505.31 Balance: $ 86131.53
• Sep: Principal: $ 496.34 Interest: $ 502.43 Balance: $ 85635.19
• Oct: Principal: $ 499.23 Interest: $ 499.54 Balance: $ 85135.96
• Nov: Principal: $ 502.15 Interest: $ 496.63 Balance: $ 84633.81
• Dec: Principal: $ 505.08 Interest: $ 493.70 Balance: $ 84128.74

And for the rest of the term:

• FOR 2007: Interest= $ 6114.00 Principal= $ 5871.26 Balance= $ 84128.74

For Calendar Year 2008 (Year 2, 29 left)
• Jan: Principal: $ 508.02 Interest: $ 490.75 Balance: $ 83620.72
• Feb: Principal: $ 510.98 Interest: $ 487.79 Balance: $ 83109.73
• Mar: Principal: $ 513.97 Interest: $ 484.81 Balance: $ 82595.77
• Apr: Principal: $ 516.96 Interest: $ 481.81 Balance: $ 82078.80
• May: Principal: $ 519.98 Interest: $ 478.79 Balance: $ 81558.82
• Jun: Principal: $ 523.01 Interest: $ 475.76 Balance: $ 81035.81
• Jul: Principal: $ 526.06 Interest: $ 472.71 Balance: $ 80509.75
• Aug: Principal: $ 529.13 Interest: $ 469.64 Balance: $ 79980.61
• Sep: Principal: $ 532.22 Interest: $ 466.55 Balance: $ 79448.40
• Oct: Principal: $ 535.32 Interest: $ 463.45 Balance: $ 78913.07
• Nov: Principal: $ 538.45 Interest: $ 460.33 Balance: $ 78374.63
• Dec: Principal: $ 541.59 Interest: $ 457.19 Balance: $ 77833.04
• FOR 2008: Interest= $ 5689.57 Principal= $ 6295.70 Balance= $ 77833.04

For Calendar Year 2009 (Year 3, 28 left)
• Jan: Principal: $ 544.75 Interest: $ 454.03 Balance: $ 77288.29
• Feb: Principal: $ 547.92 Interest: $ 450.85 Balance: $ 76740.37
• Mar: Principal: $ 551.12 Interest: $ 447.65 Balance: $ 76189.25
• Apr: Principal: $ 554.33 Interest: $ 444.44 Balance: $ 75634.91
• May: Principal: $ 557.57 Interest: $ 441.20 Balance: $ 75077.35
• Jun: Principal: $ 560.82 Interest: $ 437.95 Balance: $ 74516.53
• Jul: Principal: $ 564.09 Interest: $ 434.68 Balance: $ 73952.43
• Aug: Principal: $ 567.38 Interest: $ 431.39 Balance: $ 73385.05
• Sep: Principal: $ 570.69 Interest: $ 428.08 Balance: $ 72814.36
• Oct: Principal: $ 574.02 Interest: $ 424.75 Balance: $ 72240.34
• Nov: Principal: $ 577.37 Interest: $ 421.40 Balance: $ 71662.96
• Dec: Principal: $ 580.74 Interest: $ 418.03 Balance: $ 71082.23
• FOR 2009: Interest= $ 5234.45 Principal= $ 6750.81 Balance= $ 71082.23

For Calendar Year 2010 (Year 4, 27 left)
• Jan: Principal: $ 584.13 Interest: $ 414.65 Balance: $ 70498.10
• Feb: Principal: $ 587.53 Interest: $ 411.24 Balance: $ 69910.57
• Mar: Principal: $ 590.96 Interest: $ 407.81 Balance: $ 69319.61
• Apr: Principal: $ 594.41 Interest: $ 404.36 Balance: $ 68725.20
• May: Principal: $ 597.88 Interest: $ 400.90 Balance: $ 68127.32
• Jun: Principal: $ 601.36 Interest: $ 397.41 Balance: $ 67525.96
• Jul: Principal: $ 604.87 Interest: $ 393.90 Balance: $ 66921.09
• Aug: Principal: $ 608.40 Interest: $ 390.37 Balance: $ 66312.69
• Sep: Principal: $ 611.95 Interest: $ 386.82 Balance: $ 65700.74
• Oct: Principal: $ 615.52 Interest: $ 383.25 Balance: $ 65085.22
• Nov: Principal: $ 619.11 Interest: $ 379.66 Balance: $ 64466.12
• Dec: Principal: $ 622.72 Interest: $ 376.05 Balance: $ 63843.40
• FOR 2010: Interest= $ 4746.44 Principal= $ 7238.83 Balance= $ 63843.40

For Calendar Year 2011 (Year 5, 26 left)
• Jan: Principal: $ 626.35 Interest: $ 372.42 Balance: $ 63217.04
• Feb: Principal: $ 630.01 Interest: $ 368.77 Balance: $ 62587.04
• Mar: Principal: $ 633.68 Interest: $ 365.09 Balance: $ 61953.36
• Apr: Principal: $ 637.38 Interest: $ 361.39 Balance: $ 61315.98
• May: Principal: $ 641.10 Interest: $ 357.68 Balance: $ 60674.88
• Jun: Principal: $ 644.84 Interest: $ 353.94 Balance: $ 60030.05
• Jul: Principal: $ 648.60 Interest: $ 350.18 Balance: $ 59381.45
• Aug: Principal: $ 652.38 Interest: $ 346.39 Balance: $ 58729.07
• Sep: Principal: $ 656.19 Interest: $ 342.59 Balance: $ 58072.88
• Oct: Principal: $ 660.01 Interest: $ 338.76 Balance: $ 57412.87
• Nov: Principal: $ 663.86 Interest: $ 334.91 Balance: $ 56749.01
• Dec: Principal: $ 667.74 Interest: $ 331.04 Balance: $ 56081.27
• FOR 2011: Interest= $ 4223.14 Principal= $ 7762.13 Balance= $ 56081.27

For Calendar Year 2012 (Year 6, 25 left)
• Jan: Principal: $ 671.63 Interest: $ 327.14 Balance: $ 55409.64
• Feb: Principal: $ 675.55 Interest: $ 323.22 Balance: $ 54734.09
• Mar: Principal: $ 679.49 Interest: $ 319.28 Balance: $ 54054.60
• Apr: Principal: $ 683.45 Interest: $ 315.32 Balance: $ 53371.15
• May: Principal: $ 687.44 Interest: $ 311.33 Balance: $ 52683.70
• Jun: Principal: $ 691.45 Interest: $ 307.32 Balance: $ 51992.25
• Jul: Principal: $ 695.48 Interest: $ 303.29 Balance: $ 51296.77
• Aug: Principal: $ 699.54 Interest: $ 299.23 Balance: $ 50597.23
• Sep: Principal: $ 703.62 Interest: $ 295.15 Balance: $ 49893.61
• Oct: Principal: $ 707.73 Interest: $ 291.05 Balance: $ 49185.88
• Nov: Principal: $ 711.85 Interest: $ 286.92 Balance: $ 48474.03
• Dec: Principal: $ 716.01 Interest: $ 282.77 Balance: $ 47758.02
• FOR 2012: Interest= $ 3662.02 Principal= $ 8323.25 Balance= $ 47758.02

For Calendar Year 2013 (Year 7, 24 left)
• Jan: Principal: $ 720.18 Interest: $ 278.59 Balance: $ 47037.84
• Feb: Principal: $ 724.38 Interest: $ 274.39 Balance: $ 46313.45
• Mar: Principal: $ 728.61 Interest: $ 270.16 Balance: $ 45584.84
• Apr: Principal: $ 732.86 Interest: $ 265.91 Balance: $ 44851.98
• May: Principal: $ 737.14 Interest: $ 261.64 Balance: $ 44114.84
• Jun: Principal: $ 741.44 Interest: $ 257.34 Balance: $ 43373.41
• Jul: Principal: $ 745.76 Interest: $ 253.01 Balance: $ 42627.65
• Aug: Principal: $ 750.11 Interest: $ 248.66 Balance: $ 41877.54
• Sep: Principal: $ 754.49 Interest: $ 244.29 Balance: $ 41123.05
• Oct: Principal: $ 758.89 Interest: $ 239.88 Balance: $ 40364.16
• Nov: Principal: $ 763.31 Interest: $ 235.46 Balance: $ 39600.85
• Dec: Principal: $ 767.77 Interest: $ 231.00 Balance: $ 38833.08
• FOR 2013: Interest= $ 3060.33 Principal= $ 8924.94 Balance= $ 38833.08

For Calendar Year 2014 (Year 8, 23 left)
• Jan: Principal: $ 772.25 Interest: $ 226.53 Balance: $ 38060.83
• Feb: Principal: $ 776.75 Interest: $ 222.02 Balance: $ 37284.08
• Mar: Principal: $ 781.28 Interest: $ 217.49 Balance: $ 36502.80
• Apr: Principal: $ 785.84 Interest: $ 212.93 Balance: $ 35716.96
• May: Principal: $ 790.42 Interest: $ 208.35 Balance: $ 34926.54
• Jun: Principal: $ 795.03 Interest: $ 203.74 Balance: $ 34131.51
• Jul: Principal: $ 799.67 Interest: $ 199.10 Balance: $ 33331.83
• Aug: Principal: $ 804.34 Interest: $ 194.44 Balance: $ 32527.50
• Sep: Principal: $ 809.03 Interest: $ 189.74 Balance: $ 31718.47
• Oct: Principal: $ 813.75 Interest: $ 185.02 Balance: $ 30904.72
• Nov: Principal: $ 818.49 Interest: $ 180.28 Balance: $ 30086.23
• Dec: Principal: $ 823.27 Interest: $ 175.50 Balance: $ 29262.96
• FOR 2014: Interest= $ 2415.14 Principal= $ 9570.12 Balance= $ 29262.96

For Calendar Year 2015 (Year 9, 22 left)
• Jan: Principal: $ 828.07 Interest: $ 170.70 Balance: $ 28434.89
• Feb: Principal: $ 832.90 Interest: $ 165.87 Balance: $ 27601.98
• Mar: Principal: $ 837.76 Interest: $ 161.01 Balance: $ 26764.22
• Apr: Principal: $ 842.65 Interest: $ 156.12 Balance: $ 25921.57
• May: Principal: $ 847.56 Interest: $ 151.21 Balance: $ 25074.01
• Jun: Principal: $ 852.51 Interest: $ 146.27 Balance: $ 24221.50
• Jul: Principal: $ 857.48 Interest: $ 141.29 Balance: $ 23364.02
• Aug: Principal: $ 862.48 Interest: $ 136.29 Balance: $ 22501.54
• Sep: Principal: $ 867.51 Interest: $ 131.26 Balance: $ 21634.03
• Oct: Principal: $ 872.57 Interest: $ 126.20 Balance: $ 20761.46
• Nov: Principal: $ 877.66 Interest: $ 121.11 Balance: $ 19883.79
• Dec: Principal: $ 882.78 Interest: $ 115.99 Balance: $ 19001.01
• FOR 2015: Interest= $ 1723.32 Principal= $ 10261.95 Balance= $ 19001.01

For Calendar Year 2016 (Year 10, 21 left)
• Jan: Principal: $ 887.93 Interest: $ 110.84 Balance: $ 18113.07
• Feb: Principal: $ 893.11 Interest: $ 105.66 Balance: $ 17219.96
• Mar: Principal: $ 898.32 Interest: $ 100.45 Balance: $ 16321.64
• Apr: Principal: $ 903.56 Interest: $ 95.21 Balance: $ 15418.08
• May: Principal: $ 908.83 Interest: $ 89.94 Balance: $ 14509.24
• Jun: Principal: $ 914.13 Interest: $ 84.64 Balance: $ 13595.11
• Jul: Principal: $ 919.47 Interest: $ 79.30 Balance: $ 12675.64
• Aug: Principal: $ 924.83 Interest: $ 73.94 Balance: $ 11750.81
• Sep: Principal: $ 930.23 Interest: $ 68.55 Balance: $ 10820.58
• Oct: Principal: $ 935.65 Interest: $ 63.12 Balance: $ 9884.93
• Nov: Principal: $ 941.11 Interest: $ 57.66 Balance: $ 8943.82
• Dec: Principal: $ 946.60 Interest: $ 52.17 Balance: $ 7997.22
• FOR 2016: Interest= $ 981.48 Principal= $ 11003.79 Balance= $ 7997.22

For Calendar Year 2017 (Year 11, 20 left)
• Jan: Principal: $ 952.12 Interest: $ 46.65 Balance: $ 7045.10
• Feb: Principal: $ 957.68 Interest: $ 41.10 Balance: $ 6087.42
• Mar: Principal: $ 963.26 Interest: $ 35.51 Balance: $ 5124.16
• Apr: Principal: $ 968.88 Interest: $ 29.89 Balance: $ 4155.28
• May: Principal: $ 974.53 Interest: $ 24.24 Balance: $ 3180.75
• Jun: Principal: $ 980.22 Interest: $ 18.55 Balance: $ 2200.53
• Jul: Principal: $ 985.94 Interest: $ 12.84 Balance: $ 1214.59
• Aug: Principal: $ 991.69 Interest: $ 7.09 Balance: $ 222.91
• Sep: Principal: $ 997.47 Interest: $ 1.30 Balance: $ -774.56

Where the final summary is
• Monthly Payment: $ 598.77
• Total Interest:$ 125558.01(No pre-payment)
• Total Interest:$ 38067.05 (As given)
• SAVINGS: $ 87490.95 Total Interest Saved, 19.25 Years shorter loan
• 2007 Interest $ 6114.00
• 2008 Interest $ 5689.57
• Ending Balance Dec 2008: $ 77833.04
• Average Interest Each Month: $ 105.74

As you can see, I just turned a 30 year fixed mortgage into a 10 year and the amounts are close to what the interest only loan would be, or as I had described.

Oh well, learned something. I’m not sure about the total interest amount on the interest only loan and if it would be the same figure of $38067.05.
 
So what you proved is plain and simple. Regardless of the kind of loan, prepaying anything against the principal accelerates the loan. Prepaying these amounts early provides leverage because it is money that you are not borrowing for the whole term.

conventional == (interest_only + prepayment)

(conventional + prepayment) == (interest_only + even_more_prepayment)
 
The following is a US perspective. I hope it answers the questions and if it's slow reading, at least there isn't much math!

Well, the difference you're talking about is between "interest-only" and "amortizing" loans. In an amortizing loan, you pay off all the interest plus a bit of principal every month. With interest-only, you pay only the interest. You can make an interest-only loan equivalent to an amortizing one (with the same interest rate), by prepaying the same amount extra every month so that they payment is the same as it would have been for the amortizing loan. These days they don't seem to give you a better rate for an amortizing loan than interest-only, so if you can be very responsible financially, it makes sense to go for interest-only. Flexibility is good if it costs nothing and you can handle it.

Then of course there are concoctions like "negative-amortization" where you pay less than the interest every month so the principal actually grows. (But of course real estate only goes up, so that's OK!). But let's not worry about those for now; those with such loans obviously took on too much debt.

And you can have variable-rate (where the interest rate has some adjustment for current market interest interest rate) or fixed-rate (where the rate is fixed for a long time or the whole life of the loan). You can always prepay a mortgage without penalty. (As we'll see that is potentially valuable to you if you have a fixed-rate mortgages.)

Mortgage interest is tax-deductible (up to a mortgage balance of $1 million; this has tripped up some people who seem to have taken out even larger mortgages assuming all their interest would be deductible -- oops!). The principal is all paid from after-tax money. The tax deduction just lets you keep the money borrowed, but not pay it off, tax-free.

Since mortgage interest is tax-deductible, it's the mirror image of interest income you receive which is taxable. So if I have $100,000 in the bank and a $100,000 mortgage, and the bank deposit earns 6% and the mortgage interest rate is 6%, should I prepay? It's a wash. (Maybe I should not prepay if it's a fixed-rate mortgage because I have some optionality: if interest rates go up, I'll get more interest from the money than I need to cover the mortgage interest. But if interest rates go down, I can prepay.) If the bank deposit, CD, bond etc. were paying 8%, you should not prepay a 6% mortgage. If all you can earn is 4%, you should definitely prepay a 6% mortgage as long as you have a little financial cushion.

The mortgage interest rate, when originated, is a bit higher than the market interest rate for things like low-risk bonds and CDs. There are a couple reasons: prepayment premium (there for every fixed rate loan) and default premium (virtually nil for good credits; very big for subprime). Those premiums add on top of the bond interest rate to get the mortgage interest rate, assuming you're getting a fair deal on the mortgage. (If it's not a fair deal you can pay even more of course.)

So I would generally encourage people to take the smallest mortgage they can, or similarly prepay as much as possible in most circumstances. Generally the fixed rate is more than you can earn on a bond of similar maturity, so you should prepay.

But, if your mortgage company is encouraging you to prepay, check your rate. Is it much lower than about 6% fixed? Then of course they want you to prepay this very good mortgage; your prepayment option is "out of the money" so they want you to mistake and exercise it by prepaying. The bank's situation is the same as yours, in reverse. If you prepay a 5% mortgage, they can re-lend that money at an (option-adjusted) 6% -- the current market rate -- and make money faster than they could otherwise.

********************************************************

Regarding the question of whether people would be able to afford houses if there were no mortgages or more conservative mortgages, I say that not only would they be able to afford the houses; many could afford nearly as good houses! Here's experimental evidence from the recent experience of developing countries that were "liberalizing" their markets.

When some developing markets (e.g. China) didn't have mortgages maybe 10 years ago, apartment prices were at one level. Then as the mortgage market developed in those countries (we're helping them modernize their systems after all!!) the real estate prices shot up. So people in those countries now have the "freedom" to go into big long-term debt to get maybe the same apartment they could have afforded debt-free before if they really scrounged up all the cash they could find.

Mortgages are a great tool for taking a normal economy and spinning it up into a crazy debt machine, where people think that being in debt is normal.
 
OCKHAM said:
Well, I can’t.

In fact, I just proved it. The prepayment is an extra $400 a month.

For the values you entered:
• Principal= $90000
• Interest Rate= 7.00%
• Amortization Period= 30 years
• Monthly pre-payment= 400
• Starting month= Jan
• Starting year= 2007
• Monthly Pre-payment= $400
• Annual Pre-payment= $ 0.00

Your monthly payment will be $ 598.77
...
Holy Toledo, you've got an interest (or even fully amortizing) payment about $600, and you're prepaying an extra $400 per month. That's a great idea, and of course it will radically shorten the loan, because you're prepaying way more than the amount of principal that would be paid at the early payments of an amortizing loan.
 
Yes, you're right artichole. Of course, not everyone can do this, but in all rights, having a 30 year mortgage doesn't make a lot of sense and as been stated here, causes a lot of problems in the long run.

People have a tendency to buy more than they should, and quite honestly, in Americon, this desire to stretch yourself thin is like a disease. It is abused at the maximum level unfortunately.
 
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