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Mortgages & Financing

Points on 15-Year vs 30-Year Mortgages

Patrick Kevin Fagan Patrick Kevin Fagan Updated August 2026

15-year mortgages already have lower rates than 30-year mortgages, so the impact of points is smaller in absolute terms. A 0.25% reduction on a 15-year at 5.75% saves less than the same reduction on a 30-year at 7%. But the shorter term also means you reach break-even faster.

15-Year Points

On a $300K 15-year at 5.75%: one point ($3,000) reduces to 5.5%, saving about $43/month. Break-even: 70 months. The savings per point are smaller because the base rate is lower and the loan amortizes faster, so less interest is at stake. However, if you hold the 15-year to term, the total interest saved from the rate reduction is significant.

30-Year Points

On a $300K 30-year at 7%: one point ($3,000) reduces to 6.75%, saving about $48/month. Break-even: 63 months. The savings are slightly higher and the loan term is longer, so the total interest saved over the life of the loan from buying points is much larger on a 30-year.

Break-Even Comparison

The break-even on both loan terms is similar (5-6 years), but the total savings over the full loan life is larger on a 30-year because you have more years of benefit. If you plan to keep the loan for 10+ years, points on either term can work. On a 15-year, the higher payment makes the upfront cost of points harder to absorb.

Patrick's Take

If you are already paying a premium monthly payment for a 15-year, adding points on top can stretch your cash flow thin. I usually recommend points on a 15-year only when the buyer has strong cash reserves and plans to stay long-term.
PF
Patrick Kevin Fagan
Patrick Kevin Fagan

Patrick Kevin Fagan

Loan Officer and Realtor, AXEN Realty LLC

Choosing Between Terms?

Patrick can walk you through the numbers for points on both 15-year and 30-year mortgages.

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