Should I Pay For Points When Buying a House?

Whether or not you should pay for points when buying a house depends on your specific financial situation and long-term goals. Points, in the context of a mortgage, are a form of prepaid interest that can lower your mortgage interest rate over the life of the loan. Each point typically costs 1% of the total loan amount and can lower your interest rate by a certain percentage, often 0.25% per point, although this can vary.

Paying points when buying a house

Here are some factors to consider when deciding whether to pay for points:

1. Your Financial Situation:
– Do you have the funds available to pay for points upfront without straining your finances?
– Will paying for points affect your ability to cover other homeownership costs like a down payment, closing costs, and moving expenses?

2. How Long You Plan to Stay in the Home:
– If you plan to stay in the home for a long time, paying for points can make sense because the lower interest rate will save you money over the life of the loan.
– If you plan to sell or refinance the home relatively soon, it may not be cost-effective to pay for points, as you may not recoup the upfront cost through interest savings.

Paying points when buying a house

3. Your Monthly Budget:
– Consider how paying for points will affect your monthly mortgage payment. A lower interest rate will reduce your monthly payment, which can be beneficial if it helps you afford the home comfortably.

4. Break-Even Point:
– Calculate the break-even point to determine how long it will take to recoup the upfront cost of the points through lower monthly payments. If you plan to stay in the home beyond the break-even point, paying for points can be financially advantageous.

5. Consult a Mortgage Professional:
– Talk to a mortgage broker or lender to get personalized advice. They can provide you with specific cost-saving scenarios based on your loan amount, interest rate, and the number of points you’re considering.

Paying points when buying a house

Let’s look at a situation where it may or may not make sense. Let’s say you are buying a house and you are considering whether or not to pay for points. The mortgage will cost $2,000 a month without paying any points (the par rate). You decide to pay for 2 points and this costs you $3,600 – remember this is just a made-up problem to understand the concept. That 2 points will save you $50 a month on your mortgage (or $1,950). 

Should you buy the points? Well $50 x 12 = $600. This is how much you will save in 1 year. But it costs $3,600 total. Therefore, you will need to be in the home for at least 6 years before those points will start to pay off. If you plan to be in the home for over 6 years, you may want to consider it (should you have the funds to do so). If you plan to be in the home less than that amount, then it may not be worth buying them.

In summary, paying for points can be a good financial strategy if you plan to stay in the home for an extended period and have the financial means to do so without jeopardizing your other financial goals. However, it’s essential to run the numbers and consider your individual circumstances to determine whether paying for points makes sense in your particular situation.

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