Mortgage Points Calculator

Mortgage discount points are, at their core, prepaid interest: you pay an upfront fee to lock in a lower rate for the life of the loan, and whether that trade is worth it depends entirely on comparing the upfront cost against the accumulated monthly savings over however long you actually keep the loan — the exact same break-even logic that applies to a refinance decision, just applied at origination instead.

Each point conventionally costs 1% of the loan amount and buys a rate reduction that varies by lender and market conditions — commonly in the range of 0.125% to 0.375% per point, though this figure should always come from your actual lender's specific offer rather than assumed as a fixed industry standard. The relationship between points cost and rate reduction is what determines the break-even point: a lender offering a larger rate reduction per point makes points more attractive, while a smaller reduction for the same cost pushes the break-even point further out.

The single factor that matters most in deciding whether points make sense is a genuinely simple question: how long do you expect to keep this specific loan? Someone confident they'll stay in a home for 15+ years, well past a typical 4-6 year break-even point, captures real, substantial savings from buying points — the monthly savings keep accruing for years after the upfront cost is recouped. Someone who might sell or refinance within 2-3 years, well short of the break-even point, is likely better off taking the higher no-points rate and keeping that upfront cash for other purposes, since they'd never actually recoup the points cost through accumulated savings.

It's worth being clear-eyed about an alternative most points calculations don't explicitly compare against: opportunity cost. The cash spent on points is cash that isn't going toward a larger down payment (which would also reduce the loan amount and, past 20%, eliminate PMI), an emergency fund, or any other financial use. Whether points genuinely beat these alternatives depends on your full financial picture, not just the mortgage math in isolation — points are a reasonable, well-understood choice for a buyer confident in a long time horizon and comfortable with the upfront cost, not a universally 'better' option regardless of individual circumstances.

A detail worth knowing beyond the pure math: in the US, mortgage points are often tax-deductible as prepaid mortgage interest in the year paid, subject to IRS qualification rules — a benefit that can meaningfully shift the effective break-even point in points' favor for buyers who itemize deductions. This calculator's break-even figure doesn't account for that tax treatment, so anyone close to the break-even threshold on the raw numbers is worth checking with a tax professional before deciding, since the tax benefit could tip a marginal decision clearly in points' favor.