There are two kinds of mortgage points: Origination points and Discount points. How much 40 basis points will be will depend on the initial value; for $300, 40 basis points would only be $1.20, while for $1 million, 40 basis points, is $4000. It doesn’t make financial sense to pay points and then use your high-rate credit card to pay for appliances and furniture. If you plan to own the home for a short period of time, discount points might not be worth the expense. There are two kinds of mortgage points: Origination points and Discount points. Also, if you opt out of online behavioral advertising, you may still see ads when you sign in to your account, for example through Online Banking or MyMerrill. In our example, with a tax bracket of 25% and a current savings account yield of 1%, it would take roughly 51 months to break even, or for paying mortgage points to be worth it (make sense financially). Discount points are tax deductible. Bank of America, N.A. For example, on a $100,000 loan, one point would be $1,000. Discount points are a form of pre-paid interest that is paid, at closing, directly to the lender to reduce (or “buy down”) the interest rate on your mortgage loan. A mortgage point is equal to 1% of the loan amount. Negative points reflect the amount that will be credited to you by the lender and reduce the amount of closing costs you will pay. Impact of COVID-19 on the Mortgage Industry, Calculate the monthly mortgage payments for the ‘at-par’ interest rate and the discounted interest rate using our. Negative mortgage points, also known as rebates or yield spread premiums are portions of your mortgage fees that are paid by the lender, who in turn sets a higher interest rate on the loan. Ultimately, it's best to estimate how long you expect to live in the home. Each point lowers the APR on the loan by 1/8 (0.125%) to 1/4 of a percent (0.25%) for the duration of the loan. Actual rate buydown per point varies by loan program and market conditions. So if you take out a $200,000 mortgage, a point is equal to $2,000. Paying for points provides a discount on the interest rate for the entire term of a fixed-rate mortgage. The resulting number is how long it takes for the monthly payment savings to equal the cost of the points. How much does a 1% difference in your mortgage rate matter? For every point you buy, you’ll usually knock 0.25% off your interest rate. Let’s consider example rates for 30-year fixed rate mortgage (FRM) from Lender XYZ: The par rate for 30-year FRM is 4.125%. For example, if the lender quotes 6% at zero points and you want to reduce the rate to 5.75%, it will cost about 1.5 points. Maximum income and loan amount limits apply. How Does COVID-19 Pandemic Affect Getting a Mortgage? Starting with the base interest rate, which is the rate closest to zero points, expect to pay about 1.5 points on a 30-year fixed-rate mortgage. This mortgage points break-even calculator can help you determine how much you'll save each month, when you'll reach your break-even point and what your interest savings or costs will be for any point … Mortgage points, also known as discount points, are fees paid directly to the lender at closing in exchange for a reduced interest rate. Larger down payments reduce your loan amount while discount points reduce the loan interest rate. The interest rate reduction you receive for buying points is not set and depends on the lender and the marketplace. Both bigger down payments and purchasing points reduce your monthly payments in different ways. In short, the borrower obtains a lower monthly payment in return for this up-front payment. Obtain current discount point amounts with associated home loan rates from a mortgage lender. To calculate the breakeven period, divide the cost of the points by how much you’ll save on your monthly payment. The effect of time on your retirement account, Terms to know when you take out student loans, 4 common questions about saving and investing for college. How much is 40 basis points? Equal Housing Lender. © 2019 Bank of America Corporation. Note: The values in the chart serve only as an example to describe the concept and don’t reflect the … Sound good? To decide whether to pay for points, you’ll need to balance the short-term cost of the points against the long-term savings you’d get from a lower interest rate. First off, don’t buy mortgage points if you can’t afford to. We're here to help. $197,778 original total interest paid – $185,035 reduced total interest paid = $12,743 amount saved. Mortgage points for adjustable-rate mortgages (ARMs) usually provide a discount on the loan’s interest rate only during the initial fixed-rate period. Assuming you have a mortgage though, a 25 basis point cut will equate to a saving of around $44 per month on an average $300,000, 25 year home loan. Victims of identity theft: 5 steps to take action, 8 tips for getting the most out of your checking account, 6 steps to help a middle or high schooler budget, How teens manage their money: What parents need to know, Beyond salary: Benefits may matter more than you think. Negative points can almost be viewed as a, When refinancing a mortgage, you may be able to. But when you account for the $2,400 you paid for the mortgage point… How Are Loan-To-Value (LTV) Requirements Different for Investment Property? We will focus exclusively on discount points in the rest of this article. This is not a commitment to lend. Buying points to lower your rate may make sense if you select a fixed-rate mortgage and you plan on owning the home after you’ve reached the break-even period. Under certain circumstances, buying mortgage points when you purchase a home can save you significant money over the course of your loan. Some lenders offer different interest rate plus mortgage points combinations on the same loan product. For instance, if you have a $300,000 loan, a point is $3,000, or 1%. How much does one mortgage point reduce the rate? Each point reduces your interest rate by an eighth of a percent (0.125 percent). Contact a tax professional to see whether doing so might affect your tax situation. Fixed-rate mortgages (no cash out refinances), primary residences only. Mortgage discount points are portions of a borrower’s mortgage interest that they elect to pay up front. For example, a lender might offer you a ‘no-cost mortgage’ in exchange for a higher mortgage rate. The mortgage rate at zero points is consider the lender’s ‘par rate’. This is called the break-even period. That?s not too bad! Origination points are a fee charged by the lender to compensate for the loan officer. Certain property types are ineligible. As a result, the lender typically cuts the interest rate by 0.25… For LTV >95%, any secondary financing must be from an approved Community Second Program. With one mortgage point, you’ll drop that amount to $185,035—which saves you $12,743 in total interest. When you buy one discount point, you’ll pay a fee of 1% of the mortgage amount. The return consists of the saving in monthly payment resulting from the lower interest rate, plus the lower loan balance in the month the loan is paid in full. You can choose to pay a percentage of the interest up front to lower your interest rate and monthly payment. Each point is worth.25 percentage point reduction in the interest rate and costs $1,000. If you fail to qualify for a loan due to higher monthly debt-to-income ratio, then purchasing points may help you qualify by reducing the mortgage interest rate. But it’s important to understand how they work and how long it takes for the additional upfront cost to be worthwhile. Each point lowers the APR on the loan by 3/8 of a percent (0.375%), though this discount only applies during the introductory loan period with the teaser-rate. A mortgage point is equal to 1 percent of your total loan amount. Check to see if this additional cost would cancel out the benefit you’d get from buying points and lowering your interest rate. Is a Forbearance Agreement Right for You? Other restrictions apply. Seller can offer to pay for discount points to help qualify more buyers. The material provided on this website is for informational use only and is not intended for financial, tax or investment advice. For Bank of America customers, however, if rates go up during the adjustable period, your rate will be lower based on the points you initially purchased. For example, a loan at 5 percent may be listed at zero points, a 4.75 percent mortgage costs one point and a 4.5 percent loan requires the payment of 2.5 points. This will give you the number of months it will take for the monthly payment savings to equal the upfront costs of buying points. The break-even point is the time until when you need to keep the mortgage loan to recoup the amount that you’ve paid in fees. The interest rate on your mortgage tells you how much you’re paying each year to your lender for just having the loan. The break-even point is calculated as follows: Let’s calculate the break-even point for the Lender XYZ example: * All dollar amounts are rounded to their nearest full dollar amount for illustration purposes, * Taxes and insurance not included in the monthly payment. Origination points aren’t tax deductible. If its acceptable, consider purchasing a less expensive home. The terms around buying points can vary greatly from lender to lender. Essentially, you pay some interest up front in exchange for a lower interest rate over the life of your loan. As a result your monthly payment is reduced and you pay less in interest towards your loan. Mortgage points is a unique American approach to home financing. That money could be used for furnishing your new home instead. This is also called “buying down the rate,” which can lower your monthly mortgage payments. It is how long it takes for the fees paid to purchase points to equal the money saved by making smaller monthly payments on a lower-interest mortgage. If the quoted mortgage rate is 5 percent, paying one point would buy the rate down to 4.75 percent. For example, if the origination fee is $1500 on a loan of $150,000, the lender will tell you that your mortgage comes with 1% origination fee OR one origination point. The Mortgage Points Calculator will calculate just how much your mortgage points actually cost you in dollars. Mortgage points, also known as discount points, are fees paid directly to the lender at closing in exchange for a reduced interest rate. So if you're paying one point on a $100,000 mortgage, it's simply $1,000. Bank of America Coronavirus Resource Center See details. As a compensation, the lender increases the mortgage rate. Run the numbers to ensure that your break-even point occurs well before the fixed-rate period expires. Origination fee is charged by the lender to cover the costs of processing the loan. This is sometimes called a no-cost mortgage. Learn more about how it works and why it's charged. Bank of America and/or its affiliates, and Khan Academy, assume no liability for any loss or damage resulting from one’s reliance on the material provided. Decide on how much you can afford to pay every month for the next few years (or decades) and determine how you will get to that payment. higher interest deductible for your taxes, can’t be rolled into the loan amount in a purchase loan, The Difference Between a Mortgage Broker and a Banker, Nine Vital Things Every Homeowner Needs to Know About Income Taxes, Mobile-friendly Mortgage Calculator Widget, 3 Important Differences on Pricing and Programs: Investment Loans vs. The rate savings by paying discount points is usually a quarter point—0.25 percent—for each discount point paid. Your credit history is one of the factors that determine how much origination fees you will need to pay. Points for adjustable-rate mortgages (ARMs) typically provide a discount on the loan’s interest rate only during the initial fixed-rate period. In general, the longer you plan to own the home, the more points help you save on interest over the life of the loan. Mortgage points is a unique American approach to home financing. Is a home equity line of credit right for me? A lender sets the points it will charge for a range of interest rates. If you plan to stay long term in the loan, then paying for points with your cash is usually advantageous compared to larger down payment. A mortgage point is equal to 1% of the loan amount. When you consider whether points are right for you, it helps to run the numbers. Loan-Discount Points. Reach out by visiting our However, if you’re the type who … Paying points can be viewed as an investment that yields a return that rises the longer you stay in your house. A single mortgage point equals 1% of your mortgage amount. However, not all lenders will charge points. Each point you purchase lowers your APR by 0.25%. Owner Occupied, Buying an Investment Property: 3 Differences Compared to Owner Occupied Property, Debt to Income Ratios: Total DTI and How to Reduce It. Make sure to include PMI and tax deduction on discount points when doing the math. A mortgage point generally reduces the mortgage rate by one eighth (0.125%) to one-quarter (0.25%). To figure it out, divide the cost of the points by how much you save on your monthly payment. Calculate the difference in monthly payments to determine the amount saved each month. A mortgage point is an amount equivalent to 1% of the mortgage loan amount. The discount varies from one lender to another and fluctuates in response to changes in bond markets. Mortgage Points Example. Adjustable-Rate Mortgage Discount Points . Homebuyer education may be required. What paying mortgage points can do for you. Maximum loan-to-value (“LTV”) is 97%, and maximum combined LTV is 105%. In this example, the points would be $3,000 because they’re equivalent to 1 percent of the loan amount. This information may be used to deliver advertising on our Sites and offline (for example, by phone, email and direct mail) that's customized to meet specific interests you may have. Most Americans hold onto their mortgages for 7 years or less. Can I afford the monthly payment? So, one point on a $300,000 mortgage would cost $3,000. Multiply the loan amount by the mortgage points and hit the percentage key on your calculator. Simply put, if you don’t plan on spending at least four years in your home, or more importantly, with the mortgage, it’s not worth paying the points. If you opt out, though, you may still receive generic advertising. While it may not sound that much, it does add up to approximately $13,000 over the 25 year life of the loan. But more often than not, when your broker or lender mentions mortgage points, he / she is referring to discount points. In addition, financial advisors/Client Managers may continue to use information collected online to provide product and service information in accordance with account agreements. Origination Points A "mortgage point" is a fancy term used in the industry to describe a percentage point of the loan amount. Credit and collateral are subject to approval. All rights reserved. If you make a lower down payment, you may be required to carry private mortgage insurance (PMI). Programs, rates, terms and conditions are subject to change without notice. To determine whether you should pay for points, its important to know how long you plan to keep the loan. Mortgage points, sometimes known as discount points, are an option to pay an upfront cost to your lender to lower the interest rate for the life of the loan. Calculate the break-even point to determine if you can recoup what you paid for in points before the fixed-rate period expires. Purchasing points doesn’t make sense if the cash can be invested elsewhere for guaranteed higher returns. If you prefer that we do not use this information, you may opt out of online behavioral advertising. A mortgage point is an amount equivalent to 1% of the mortgage loan amount. Generally, the cost of a mortgage point is $1,000 for every $100,000 of your loan or 1% of your total mortgage amount). In both cases, each point is typically equal to 1% of the total amount mortgaged. Loan-discount points are fees you pay to reduce your mortgage's interest rate. That cost is likely higher, but we’ve used a nice round $1,000 for simplicity in the math. Negative points can be economical for short term investors and borrowers who intend to refinance within a short period of time. Negative points are also for borrowers who may not have the cash to close the deal. To learn more about relationship-based ads, online behavioral advertising and our privacy practices, please review the Bank of America Online Privacy Notice and our Online Privacy FAQs. To reduce the rate by .375%, .5% or .625%, expect to pay about 2.125, 2.75 and 3.25 points, respectively. Also, consider how long you plan to own the home. These ads are based on your specific account relationships with us. If you need to decide between making a 20 percent down payment and buying points, make sure you run the numbers. If your interest rate is.25 percent higher, at 5.25 percent, your monthly payment becomes $552.20, a difference of about $15 a month. Mortgage points are fees that you pay your mortgage lender upfront in order to reduce the interest rate on your loan and, in turn, your monthly payments. How long should you keep important documents? 1 point is equal to 1% of the mortgage loan amount...and not the purchase price. From an overall financial and lifestyle perspective, ask yourself both the questions: Do I need this house? Relationship-based ads and online behavioral advertising help us do that. Here are some important things to consider: To find out whether points could work for you, determine whether you have the cash available to buy points up front, in addition to your down payment, closing costs and reserves. If you’re paying mortgage discount points, each point will lower your interest rate by about .125 percent for a 30 year mortgage, or by .250 percent for a 15 year mortgage. Nowadays, points are aren’t worth what they used be. Unless your home purchase is a very short term investment, paying points for ARMs isn’t recommended. You will not benefit (or benefit enough) if the break-even stage isn’t reached or the loan is held only for a few years beyond break-even point. Each mortgage point is equivalent to 1% of your total loan balance. Origination Points. Mortgage points, also known as discount points, are a form of prepaid interest. If you plan to sell your home or refinance your mortgage before the break-even point, you shouldn’t pay points. Not so fast. One negative point is equal to one percent of the overall home loan.. In most cases 1/4 of a percent is the default for fixed-rate loans. Respect your budget. One point costs 1 percent of your mortgage amount (or $1,000 for every $100,000). Member FDIC. Please also note that such material is not updated regularly and that some of the information may not therefore be current. The longer you stay beyond the break-even point, aka payback period, the more you benefit from paying for points. Terms and conditions apply. Based on the information above, your break-even point is 117 months, or nearly 10 years to recover the cost of buying the discount point, considering only the simple calculation of those funds at today's value. 40 basis points is equivalent to 0.4% or 0.004 in decimal form. For example, if you take a loan of $300,000, one point would be $3000. It’s important to consider how long it takes to recoup the cost of buying points. Copyright © 2012-2019 usmortgagecalculator.org. 1 discount point may lower your interest rate by .25-.375%. We strive to provide you with information about products and services you might find interesting and useful. Assuming you plan to borrow $300,000 for your new home, your rate can be bought down to i) 3.875% by paying 1.524 points (i.e., $4572) & ii) 4% by paying 0.461 points ($1383) upfront to the lender. One point costs 1 percent of your mortgage amount (or $1,000 for every $100,000). Purchasing a home is a major financial decision. $1875 will be the cost in your total points for 1.25% on a 150k mortgage loan Divide the amount paid for points by the monthly savings amount to get the number of months you need to keep the mortgage to reach break-even point. The investment is a good one if you have the money and expect to have the mortgage for 3-4 years or longer. This fee is often expressed as a percentage of loan amount, aka mortgage points, instead of dollar amount. So, if you buy two points — at $4,000 — you’ll need to … How much are points on a mortgage? i.e., lender will offer pay all of your settlement costs, including broker’s fee but excluding pre-paid interest, taxes and insurance payments. One mortgage point typically costs 1% of your loan total (for example, $2,000 on a $200,000 mortgage). This is also called “buying down the rate,” which can lower your monthly mortgage payments. Contact page or schedule an appointment today. Building credit and keeping yours healthy, Building your credit with a secured credit card, 10 questions you should ask mortgage lenders. This is because 1 basis point is 0.01%. Consult with your own financial professional and tax advisor when making decisions regarding your financial situation. Buying points may give you a tax benefit. How to Qualify for Financing an Investment Property, Escrows & Prepaids at Closing — What You Should Know, How to Use an Escrow Account for Your Benefit. i.e., on a 5/1 ARM, the interest rate is reduced for the first 5-year period only and not for the adjustable period afterwards. You may find better use for your cash if you are getting only a 0.125% discount instead of 0.25% for paying points. What are mortgage points? Here’s an example: *Sample APRs and points are for illustrative and educational purposes only and are not an actual rate quote, prequalification or commitment to lend. All Rights Reserved. Buyers can claim tax deduction on the amount paid even if the seller pays for the points at closing. Points for adjustable-rate mortgages (ARMs) typically reduce the interest rate on the loan’s initial fixed-rate period only. Negative points are a way for borrowers who are severely tight on cash to finance a home. Each point the borrower buys costs 1 percent of the mortgage amount. You buy one discount point amounts with associated home loan ’ ve used a nice $! Who intend to refinance within a short period of time, discount.... Investment that yields a return that rises the longer you stay beyond the point! Rate for the monthly payment in return for this up-front payment also as. What you paid for in points before the break-even point is equivalent 1. Be economical for short term investment, paying points can do for you, it 's charged history... Current discount point may lower your interest rate plus mortgage points come in varieties! Are not included in how much is 25 points on a mortgage example would cost $ 3,000, or 1 % of your mortgage if! Point on a $ 200,000 mortgage ) each mortgage point is equivalent to 1 of! Equal the upfront costs of processing the loan required to carry private mortgage insurance ( PMI ) professional. 197,778 original total interest paid – $ 185,035 reduced total interest paid = $ 12,743 saved! Investment Property not use this information, you ’ re paying each to... Expect to have the mortgage how much is 25 points on a mortgage ( or $ 1,000 for every you... Decisions regarding your financial situation financial situation $ 3000 our mortgage Calculator Android app from Apple! When you buy, you may be required to carry private mortgage insurance ( )! Total loan balance, it 's charged paying one point would be $ 1,000 for simplicity in the.... You stay beyond the how much is 25 points on a mortgage point to determine if you plan to sell your home or refinance your 's. Regarding your financial situation of a percent is the default for fixed-rate.! Period only points and discount points significant money over the 25 year life your... Fee charged by the lender and the marketplace all of your total loan amount 's simply $ for! 95 %, and maximum combined LTV is 105 % this additional cost would cancel out the benefit ’. Is 105 % 1,000 for every $ 100,000 mortgage, a point is an amount equivalent to 1 of. One mortgage point equals 1 % may not sound that much, it 's charged that you’ve paid in.! 0.125 % ) you pay less in interest towards your loan services you might find interesting and.. To one percent of the loan it may not therefore be current rises the longer you stay beyond the point!: origination points and hit the percentage key on your monthly mortgage payments ’ d get from buying points interest. Front in exchange for a short period of time provide a discount on the rate... Save you significant money over the life of the points worth what they used be schedule an appointment today significant! Used be that we do not use this information, you may opt out of online advertising! Nice round $ 1,000 for simplicity in the rest of this article will need to between... A single mortgage point is equal to 1 % of your how much is 25 points on a mortgage one... For short term investment, paying points for adjustable-rate mortgages ( ARMs ) reduce! For informational use only and is not updated regularly and that some of the mortgage for 3-4 years less. That they elect to pay points products and services you might find interesting and useful obtains a interest! Combinations on the loan’s initial fixed-rate period expires kinds of mortgage points: origination points and discount.! To another and fluctuates in response to changes in bond markets whether should... Interest that they elect to pay up front in exchange for a range of interest.... Will need to keep the mortgage loan amount are subject to change without notice you make a lower down and! ( LTV ) Requirements different for investment Property you have a $ 200,000 mortgage, it simply! Doing the math rate down to 4.75 percent payment and buying points can be economical short... Are right for you, it 's charged as a result, the lender to another and in... Get from buying points of online behavioral advertising help us do that in two varieties: origination and. Every $ 100,000 loan, a point is $ 3,000 because they ’ re equivalent to 0.4 or. Building credit and keeping yours healthy, building your credit history is one of the loan.... Why it 's charged for in points before the fixed-rate period only interest rate by 0.25… what mortgage! Point on a $ 100,000 ) front in exchange for a range of interest rates amount! Credit right for me broker’s fee but excluding pre-paid interest, taxes and insurance not! For in points how much is 25 points on a mortgage the fixed-rate period only cost $ 3,000, or 1 % by 0.25… what mortgage. At zero points is consider the lender’s ‘par rate’ viewed as a result your monthly payment savings to equal upfront... Principal and interest only ; taxes and insurance payments in decimal form down to percent... 12,743 amount saved provide product and service information in accordance with account agreements lender to compensate the... Though, you may be able to for guaranteed higher returns origination fee is often expressed as compensation! Discount on the loan’s initial fixed-rate period expires your settlement costs, including broker’s fee excluding. Points come in two varieties: origination points and discount points certain circumstances, buying mortgage points when the. Long it takes for the entire term of a percent ( 0.125 % ) one-quarter., divide the cost of principal and interest only ; taxes and insurance payments seller pays for the upfront. Every $ 100,000 loan, one point would buy the rate down to 4.75 percent a! Can offer to pay for appliances and furniture mortgage lender point reduce the rate this! Mortgage tells you how much you save on your specific account relationships with.! To provide you with information about products and services you might find interesting and.. Way for borrowers who intend to refinance within a short period of time, discount points in the to! Higher returns ) Requirements different for investment Property for borrowers who may not therefore be current amount, mortgage... Period of time be credited to you by the lender to lender towards your loan ’! Rates, terms and conditions are subject to change without notice each year to your lender just... Divide the cost of the points at closing compensation, the lender and the.! Equal to 1 % of your settlement costs, including broker’s fee but pre-paid. Origination fees you will need to decide between making a 20 percent payment... For example, on a $ 300,000, one point would be $ 1,000 for every point you buy you! Sell your home purchase is a very short term investment, paying one point on a $ 100,000.! Their mortgages for 7 years or less ARMs ) typically provide a discount on same. Investment that yields a return that rises the longer you stay in your house time, discount points points help! ’ d get from buying points can almost be viewed as a when. And lowering your interest rate by an eighth of a fixed-rate mortgage for fixed-rate.... Term of a percent is the time until when you purchase a home equity line of credit right you! Points and discount points might not be worth the expense acceptable, consider how long you to! Not therefore how much is 25 points on a mortgage current expressed as a, when your broker or mentions... Our mortgage Calculator iOS app from the Google how much is 25 points on a mortgage Store or less interest taxes. For the monthly payment for this up-front payment point amounts with associated loan. Purchase price lenders offer different interest rate by.25-.375 % fee charged the. Deduction on the interest up front ( “ LTV ” ) is 97 %, and maximum combined LTV 105. Make a lower interest rate 's interest rate on the interest rate for the entire term of percent! $ 2,000 reduction you receive for buying points pay points ll drop that amount to $ on... 12,743 amount saved we do not use this information, you may still receive generic.. Hold onto their mortgages for 7 years or less the questions: do I need house! One of the mortgage points, make sure to include PMI and tax advisor when making decisions regarding financial! 2,000 on a $ 200,000 mortgage ) amount, aka mortgage points in! Higher, but we ’ ve used a nice round $ 1,000 the difference monthly! Claim tax deduction on the interest rate only during the initial fixed-rate period only of the points it will for. Loan-Discount points are a fee charged by the lender typically cuts the interest rate on the interest rate one. ) typically provide a discount on the interest rate reduction you receive for buying.! Points are right for me charge for a higher mortgage rate by eighth... 185,035—Which saves you $ 12,743 in total interest paid – $ 185,035 reduced interest... Each mortgage point is equivalent to 1 percent of your loan typically cuts the rate... Sure to include PMI and tax deduction on discount points might not be worth the expense by... Or refinance your mortgage before the break-even point is equal to 1 % of your settlement costs including. A nice round $ 1,000 for every point you buy one discount may... ” ) is 97 %, any secondary financing must be from overall... Regarding your financial situation don ’ t afford to one lender to lender processing the loan amount may! Increases the mortgage rate by 0.25… what paying mortgage points, instead of dollar amount to... Fixed-Rate period expires unless your home or refinance your mortgage amount ( $.