正文
在美國，抵押貸款的利息是單利。這意味著如下：
如果你借了50萬，利息6％，那麽你的第一個月利息為： $50萬 * 6％ / 12 = 2500元。
不過，為了使您的貸款在30年後減到零，你需要額外的支付約 500美元為本金。額外支付的本金，使您的貸款餘額下降，直到360月後減少到零。
在剛開始的時候，您的餘額高，這意味著你支付的利息高，本金的部分很少。但是，這並不意味著利息是複利。
基本上，你借過多少錢，你需要支付利息。給你一個極端的例子。如果您的餘額明天全部還清，那麽你不需要支付利息。不過，如果你隻支付利息，那麽你的本金就 不會減少，即使在10，20，30年以後，你的本金仍然不變。
很多人說，大約隻有在利率減少0.5％的時候，才可以重新貸款。這是以前的舊傳統。如果你必須支付$ 3000-5000的費用，而且每月省 $40，那麽您要75-125個月，才能達到盈虧平衡點。由於在美國，人們平均每7年搬一次家，75-125個月顯然太長了。然而，如果每月省 80/mon，那麽你隻需要38-63個月恢複，這是好多了。
對你的情況，由於是零費用重貸，計算非常簡單。所有的saving是實際的saving。你唯一要考慮的是，是否值得麻煩。請記住，你需要找到所有的文件 （W2，工資單存根，其他資產，信用報告，房產評估）。而且你可能要支付房產評估有關的費用。您的銀行可以給你更多的信息。
所以，對於零費用重貸，是真實的。但是，你需要考慮，省40美元是否值得你的時間。這是一種個人選擇。對於我自己，省20美元不做，省120美元一定做。
祝你好運。
www.sunskitehomes.com
Mortgages in US are simple interest. This means following:
If you have 500K principle at 6%, your interest for 1st month is: $500k * 6% / 12 = $2500.
However, to make your loan go to zero after 30 years, you need to pay about $500 extra for principle. The extra payment makes your principle decrease, until it reaches zero after 360 monthly payment.
At the beginning, your balance is high, this means your interest is high in the payment, and the principle part is small. However, this doesn't mean the interest is not simple.
Basically, how much ever you borrow, you need to pay interest. Give you an extreme example. If you pay off all your balance tomorrow, then you'd not need to pay interest. However, if you only pay interest, then your principle will never decrease, even after 10, 20, 30 years, your principle remain unchanged.
The old saying about only re-fi after 0.5% decrease is based on the old tradition of paying closing cost. If you have to pay $3000-5000 closing, it'll take, in your case, 75-125 months to recover that, thus the break-even point. Since in US, on average people move every 7 years, this saving is small. However, let's say if your saving is 80/mon, then you only need 38-63 month to recover, which is much better.
In your case, since the re-fi is zero closing cost, the math is much simple. All the saving is real saving. The only thing you need to consider is if it's worth the trouble. Remember, you need to get all the documents (w2, pay stub, other assets, credit report, appraisal). And you probably have to pay for appraisal out side of closing, though your loan office would give you a better idea.
So, yes, the saving is real, for zero closing cost re-fi. However, you need to think if $40 is worth your time. This is really a personal choice.
Hope this helps.
www.sunskitehomes.com
如果你借了50萬，利息6％，那麽你的第一個月利息為： $50萬 * 6％ / 12 = 2500元。
不過，為了使您的貸款在30年後減到零，你需要額外的支付約 500美元為本金。額外支付的本金，使您的貸款餘額下降，直到360月後減少到零。
在剛開始的時候，您的餘額高，這意味著你支付的利息高，本金的部分很少。但是，這並不意味著利息是複利。
基本上，你借過多少錢，你需要支付利息。給你一個極端的例子。如果您的餘額明天全部還清，那麽你不需要支付利息。不過，如果你隻支付利息，那麽你的本金就 不會減少，即使在10，20，30年以後，你的本金仍然不變。
很多人說，大約隻有在利率減少0.5％的時候，才可以重新貸款。這是以前的舊傳統。如果你必須支付$ 3000-5000的費用，而且每月省 $40，那麽您要75-125個月，才能達到盈虧平衡點。由於在美國，人們平均每7年搬一次家，75-125個月顯然太長了。然而，如果每月省 80/mon，那麽你隻需要38-63個月恢複，這是好多了。
對你的情況，由於是零費用重貸，計算非常簡單。所有的saving是實際的saving。你唯一要考慮的是，是否值得麻煩。請記住，你需要找到所有的文件 （W2，工資單存根，其他資產，信用報告，房產評估）。而且你可能要支付房產評估有關的費用。您的銀行可以給你更多的信息。
所以，對於零費用重貸，是真實的。但是，你需要考慮，省40美元是否值得你的時間。這是一種個人選擇。對於我自己，省20美元不做，省120美元一定做。
祝你好運。
www.sunskitehomes.com
Mortgages in US are simple interest. This means following:
If you have 500K principle at 6%, your interest for 1st month is: $500k * 6% / 12 = $2500.
However, to make your loan go to zero after 30 years, you need to pay about $500 extra for principle. The extra payment makes your principle decrease, until it reaches zero after 360 monthly payment.
At the beginning, your balance is high, this means your interest is high in the payment, and the principle part is small. However, this doesn't mean the interest is not simple.
Basically, how much ever you borrow, you need to pay interest. Give you an extreme example. If you pay off all your balance tomorrow, then you'd not need to pay interest. However, if you only pay interest, then your principle will never decrease, even after 10, 20, 30 years, your principle remain unchanged.
The old saying about only re-fi after 0.5% decrease is based on the old tradition of paying closing cost. If you have to pay $3000-5000 closing, it'll take, in your case, 75-125 months to recover that, thus the break-even point. Since in US, on average people move every 7 years, this saving is small. However, let's say if your saving is 80/mon, then you only need 38-63 month to recover, which is much better.
In your case, since the re-fi is zero closing cost, the math is much simple. All the saving is real saving. The only thing you need to consider is if it's worth the trouble. Remember, you need to get all the documents (w2, pay stub, other assets, credit report, appraisal). And you probably have to pay for appraisal out side of closing, though your loan office would give you a better idea.
So, yes, the saving is real, for zero closing cost re-fi. However, you need to think if $40 is worth your time. This is really a personal choice.
Hope this helps.
www.sunskitehomes.com
評論
目前還沒有任何評論
登錄後才可評論.
