How To Lower Your Mortgage Payment
If you’re wondering how to lower your mortgage payment, your options generally fall into two buckets: Strategies that require refinancing your mortgage and strategies that let you keep your current loan.
A mortgage refinance may help you lower your interest rate, extend your loan term or eliminate mortgage insurance, while other approaches could involve reducing your property taxes or homeowners insurance without replacing your mortgage.
Below, we’ll walk through nine ways to shrink your housing costs and explain the benefits and trade-offs of each option.
Overview: How to reduce your mortgage payment
No matter your situation, there are five levers you can pull to reduce a mortgage payment: Your principal balance, interest rate, repayment period, property taxes and insurance premiums.
There are nine strategies that manipulate these levers in different ways. Step one in lowering your mortgage payment is to figure out which ones are most in reach and make the most sense for your financial plans. Click the name of a strategy to jump down for more details.
| Strategy | Requires refinancing? | Best for borrowers who … | Key trade-offs | |
|---|---|---|---|---|
| 1. | Refinance to a lower interest rate | Yes | Can qualify for a meaningfully lower rate | Closing costs can reduce your savings, especially if you sell soon |
| 2. | Refinance to remove mortgage insurance | Yes | Have enough home equity to reduce or eliminate mortgage insurance | You’ll need to qualify for a new loan |
| 3. | Refinance into a longer loan term | Yes | Currently have a mortgage with a term shorter than 30 years | A longer term can increase the total interest you pay |
| 4. | Refinance to an adjustable-rate mortgage | Yes | Need temporary payment relief or expect to sell or refinance before the rate adjusts | Your payment could rise after the initial fixed-rate period |
| 5. | Get a mortgage recast | No | Have cash on hand and want to keep their current loan and rate | You must contribute a lump sum toward your mortgage |
| 6. | Shop for cheaper homeowners insurance | No | Haven’t shopped around recently, or whose credit score has improved | Savings depend on available rates and comparable coverage |
| 7. | Appeal your property tax assessment | No | Believe their property assessment is inaccurate or qualify for an exemption | Property tax appeals aren’t guaranteed and the rules vary by location |
| 8. | Rent out part of your home | No | Have spare space and want to offset their housing costs | You won’t actually reduce your mortgage payment, and you’ll take on landlord responsibilities |
| 9. | Request a loan modification | No | Are experiencing long-term financial hardship | Eligibility and modification terms depend on your lender and loan program |
Ways to lower your payment by refinancing
1. Refinance to lower your interest rate
How it works: A mortgage refinance involves replacing your current mortgage with a new one, often giving you the chance to lock in a lower mortgage rate. But a lower interest rate isn’t a given — to access a lower rate you’ll typically need to improve your credit score or wait for interest rates to drop.
Who it’s best for: Existing homeowners who can afford refinance closing costs (usually 2% to 5% of your loan amount) and have plans to remain in the home past their break-even point.
Loan options: There are several refinance options that require the full vetting process you underwent when you first bought your home. The lender verifies your income and credit and requires a home appraisal to determine your home’s value. There are also “streamline” refinance options that allow you to skip the income documentation and appraisal process:
- FHA streamline refinance
- VA streamline refinance (also known as VA IRRRL)
- USDA streamline refinance
Use LendingTree’s mortgage refinance calculator to estimate how much you can save based on current interest rates.
2. Refinance to get rid of mortgage insurance
How it works: If you made less than a 20% down payment on a conventional loan or took out an FHA loan, you’re likely paying for mortgage insurance. You could easily be paying hundreds of dollars monthly toward mortgage insurance premiums, depending on your down payment amount and credit score when you bought your home.
The good news is you can get rid of or reduce your monthly mortgage insurance costs. Here’s how:
- Refinance your conventional mortgage. If home values in your area are on the rise and you have a conventional mortgage, you can remove or at least lower your monthly private mortgage insurance (PMI) premium. If you have at least 20% equity, you won’t need PMI at all. Even if you don’t, your mortgage premium will drop based on how much equity you have now compared to when you bought your home.
- Refinance an FHA loan to a conventional mortgage. A simple way to stop paying for FHA mortgage insurance is to refinance your FHA loan to a conventional loan. Just be sure to check your credit scores first — conventional loans require higher credit scores than FHA loans.
- Refinance and pay down your principal. A little extra cash may help you pay down your balance to 80% of your home’s value — also known as an 80% loan-to-value (LTV) ratio. This way you avoid mortgage insurance altogether on a conventional loan.
Who it’s best for: Existing homeowners whose current loan is an FHA or conventional loan, and who can afford to pay refinance closing costs and have plans to remain in the home past their break-even point.
This strategy is also good for homeowners who are within striking distance of that 80% LTV ratio threshold. If they have access to enough cash to put them over the finish line when they refinance, they can put those funds toward the new mortgage.
3. Refinance into a loan with a longer term
How it works: A 15-year mortgage can be a great option if your goal is to pay off your loan faster or save on lifetime interest charges, but it will always come with a higher mortgage payment than a comparable 30-year mortgage.
If your current payment is putting too much pressure on your budget, refinancing to a 30-year mortgage will give you some relief. If you’re fretting about all the extra interest you’ll pay over time, take heart: You can always make additional payments later if your income increases or you receive cash windfalls like tax refunds or work bonuses.
Who it’s best for: Existing homeowners with a 15-year mortgage who can afford refinance closing costs and plan to stay in the home past their break-even point.
4. Refinance to an adjustable-rate mortgage
How it works: An adjustable-rate mortgage (ARM) offers a lower rate for a set time, typically between one and 10 years. Those years can be a big relief if you need to temporarily reduce your mortgage payment. Just be sure you understand how the ARM will adjust and have a plan for handling future payment increases.
Who it’s best for:
- Existing homeowners who can achieve specific financial goals with a mortgage payment that’s only lower for a limited time.
- Homeowners who plan to sell or refinance their ARM before the rate adjusts.
- Homeowners who have a fixed-rate mortgage — but only those who feel confident they can afford the maximum payments.
Loan options: Both conventional and FHA ARM loans come with one-, three-, five-, seven- and 10-year options. VA lenders offer three-, five-, seven- and 10-year ARM loans.
Ways to lower your payment without refinancing
5. Pay for a mortgage recast
How it works: If you’re looking for a way to lower your monthly mortgage payment that doesn’t require refinancing, you may want to explore a mortgage recast. You’ll need a lump sum of cash to spare, usually at least $10,000.
You’ll use that extra cash to pay down your loan balance, and the lender will then recalculate the payment based on your current interest rate, lower balance and original repayment term.
Who it’s best for: Existing homeowners who have a lump sum available for any reason. Often this is a good option for those who had to buy a new home before they sold their old home, but now have the profit from their old home to pay down their mortgage and reduce their monthly payment amount while skipping the refinance process.
6. Shop around to save on homeowners insurance
How it works: It’s not uncommon to see your homeowners insurance premiums rise every year, but you’re not required to stick with your current carrier if you can find the same coverage for cheaper elsewhere. Comparing insurance quotes is easy with LendingTree: You can enter your information once and sit back while multiple companies compete for your business.
Who it’s best for: Anyone who feels like they’re paying too much for homeowners insurance and is willing to switch away from their current provider.
7. Dispute your property tax bill
How it works: If your home loan includes an escrow account, property taxes may make up a considerable chunk of your monthly mortgage payment. As a homeowner, you can appeal a tax assessment with your local, county or regional tax board. Common reasons to appeal are errors in square footage, zoning or amenities.
Consult with a tax attorney to learn more about the process and deadlines for a local property tax appeal.
Who it’s best for: Homeowners who suspect that their tax assessment has errors, or those who can qualify for a property tax exemption. For instance, if you’re a senior or have a disability, you may be eligible for one.
8. Rent out part of your home
How it works: If you have an extra bedroom, basement or addition to your home, renting it out can help you afford your mortgage payment. The extra money can create room in your budget to build an emergency fund, pay down credit card bills or cover other expenses.
Strictly speaking, you won’t be reducing your monthly mortgage payment, but offsetting the cost with rental income (a strategy sometimes known as house hacking).
Who it’s best for: Homeowners who want to avoid a refinance and are open to being a landlord.
What to do if you’re struggling to make payments
9. Get a loan modification
How it works: If you’ve recently faced a major life event that has affected your ability to make your mortgage payment, you may be eligible for a mortgage modification. Modification options may include:
- Extending your loan term
- Lowering your interest rate
- Switching from an adjustable to a fixed rate
You typically aren’t eligible for a mortgage modification unless you’ve missed a few mortgage payments, but don’t deliberately miss them to qualify — contact your servicer before missing payments if at all possible. To check your eligibility or get the ball rolling, reach out to your mortgage lender.
Who it’s best for: Homeowners who are experiencing financial hardship that’s temporary or permanent, like a serious illness, natural disaster, divorce or the death of a primary wage earner.
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