Refinance your home loan

Refinancing your current mortgage may be a lot easier than you think. And we can you help every step of the way. Each feature of our refinance page was built to empower you - the homeowner - in your quest for a better home loan.

Whether you're looking to lower your monthly payment or just explore your options, we have plenty of useful tools that can help you refinance with confidence.

So let's get started!

Top 5 reasons to refinance

No cost, no money down or closing cost

If you can find a no-cost mortgage that's better than your current loan, you should ALWAYS refinance. Otherwise, consider the benefits of refinancing to make sure it's worth it for you.

Lower your monthly payment

Lowering your monthly payments can loosen the belt on your household budget and allow you to focus on some other changes you might want to look into – like switching to a fixed-rate mortgage. Your lender will be able to help you address all the variables.

Lower your interest rate
If you’re not significantly paying down the principal, you could be throwing money away. By lowering your interest rate, you could conceivably pay off your mortgage faster while you’re chipping away at that principal, too.
Trade home equity for cash
If you’re 20 years into a 30 year loan, it might seem like a great idea to do a cash-out refinance. After all, the rates are usually lower. But you also need to consider that a loan of that maturity is likely paying a lot towards the principal. Make sure you do what’s best for you in the long term.
Convert an ARM to a fixed-rate mortgage
Rather than waiting for the inevitable rate hike when your ARM matures, why not get locked into a rate you’re comfortable with right now? It pays to look into this so you’re not overpaying and overextending your budget.

Glossary Terms

Refinancing is the process of the same mortgager paying off one loan with the proceeds from another loan. <a href='/glossary/what-is-refinancing' title='See the full definition of Refinancing'>read more</a>
Rate and Term Refinancing
Rate and term refinancing is a refinancing option in which the principal of the mortgage remains the same, while the interest rate and term are... <a href='/glossary/what-is-rate-and-term-refinancing' title='See the full definition of Rate and Term Refinancing'>read more</a>
Cash-Out Refinancing
Refinancing transaction in which the money the borrower receives from the new loan exceeds the total amount he uses to repay the existing first... <a href='/glossary/what-is-cash-out-refinancing' title='See the full definition of Cash-Out Refinancing '>read more</a>
Break-Even Point
The point at which a homeowner will begin realizing savings after refinancing a mortgage. <a href='/glossary/what-is-break-even-point' title='See the full definition of Break-Even Point'>read more</a>
HARP Refinance
The Home Affordable Refinance Program (HARP) was created by the federal government in April of 2009. The purpose of the program was to make it... <a href='/glossary/what-is-harp-refinance' title='See the full definition of HARP Refinance'>read more</a>

Refinance rates now in Woodbridge, NJ[Change this]

Home Price (Purchase)
When you get a mortgage to purchase a home, the lender uses the lower of the agreed-upon purchase price or the property's appraised value to determine your maximum loan amount. The loan amount divided by the property home price equals your loan-to-value ratio, or LTV. That ratio is one of the major factors that lenders use to set your mortgage rate. If your LTV exceeds 80 percent, you'll probably be required to pay mortgage insurance, which increases your monthly payment. If the property appraises for less than the agreed-on purchase price, you are not usually required to complete the purchase.
Home Value (Refinance)
This is your estimate of the current value of your property. When you refinance, your home is almost always evaluated by a licensed appraiser. The refinance loan amount divided by the property's appraised value equals your loan-to-value ratio (LTV), and that number is one of the major factors that determine your mortgage rate. To get an accurate refinance rate quote, your home value estimate must be reasonably accurate.
Down Payment
The down payment is the amount you pay upfront when you finance property. Your purchase price minus your down payment equals your mortgage amount. The higher your down payment, the more likely you are to be approved for a home loan. If your down payment is less than 20 percent of the purchase price, you'll probably be required to pay for mortgage insurance, which increases your monthly payment.
Credit Score
Your credit score is a number designed to measure your credit-worthiness. It's based on a formula that combines many factors, including your payment history, amount of credit used and number of accounts. This number is used by lenders to calculate the probability that you'll default on your mortgage. Most lenders won't approve mortgages to applicants with credit scores lower than 620. Your credit score is one of the most important factors that determines your mortgage rate - applicants with higher scores are offered better mortgage rates.

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Mortgage rate quotes displayed on LendingTree LoanExplorer℠, including loan pricing data, rates and fees, are provided by third party data providers including, but not limited to, Mortech®, a registered trademark of Zillow®, LoanXEngine, a product of Mortgage Builder Software, Inc., and LoanTek, Inc.

Should I refinance
my mortgage?

If you can answer "Yes" to any of these questions, then a refinance may be right for you:

  • Are interest rates rising?
  • Has your credit rating improved?
  • Has your income increased?
  • Has your home equity increased?
  • Do you need to consolidate debt?
  • Do you need money for a major expense?

See how much you could be saving with Mortgage Checkup. It’s absolutely free!

Start My Mortgage Checkup >

How do I refinance my mortgage?

It’s so easy. All it takes is answering a few simple questions and you’re on your way to the perfect refinance loan. The tools below make it a snap to shop, compare and negotiate so you get the best deal.

  1. Mortgage Checkup Get a personalized overview of how refinancing can help you save.
  2. Loan Explorer Take a look at customized rates, plans and lender reviews.
  3. Refinance Breakeven Calculator Get a detailed analysis of how an individual refinance loan will help you save.
  4. Mortgage Negotiator Enter your GFE (Good Faith Estimate) results to compare lender offers.

It's really that simple to get the answers you need about refinancing. And remember – there's no obligation – and no cost - to find out.

Choose the type of refinance loan that's right for you

A Federally insured mortgage loan provided by an FHA-approved lender Is this for me?
Why apply for a FHA loan?
You are a first time home buyer
You are interested in making home improvements
Learn More
A loan that is not insured by a government agency, but follows Fannie Mae guidelines Is this for me?
Why apply for a conventional loan?
You are more likely to get a lower interest rate
Fewer restrictions and more flexibility
Learn More
VA Loans
A mortgage loan available to veterans and current military personnel Is this for me?
Why apply for a VA loan?
Usually has no (or low) down payment
Mortgage insurance is not required
Learn More
Federal loan for homeowners whose mortgage balance exceeds their home's value Is this for me?
Why apply for a HARP refinance?
Your mortgage balance exceeds 80% of your home’s value
You have low or negative home equity
Learn More
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What is HARP?

HARP is the Home Affordable Refinance Program, a government plan that allows homeowners with Fannie Mae or Freddie Mac mortgages to refinance to lower mortgage rates – even if their mortgage balances exceed their home values. You can find HARP mortgages from competing lenders right here at LendingTree.

View Free HARP Refi Offers >

Frequently Asked Questions

What is cash-out mortgage refinancing?

Borrowers who refi their mortgage often want to convert some of their equity in their home into cash. If you take out cash when you refinance, your new loan will be bigger than the loan you want to replace. The difference between the current pay-off amount and the new balance is paid to you in cash.

How do you compare a cash-out refi to a home equity loan?

It depends on several factors – how the loan will be used, if the homeowner can improve the terms of their existing mortgage and calculating blended rates and refinance rates. Ultimately, home equity lines can often be set up for free, and home equity loans cost much less to set up than rate-and-term or cash-out refinances. Unless the homeowner can get refi offers that are significantly better than the existing home loan, taking a second mortgage (either home equity loan or line of credit) is a smarter choice.

When does using cash-out refinancing in order to fund major home improvements make sense?

It's easy for life's events to get ahead of your home repair plans and budget. A cash out refinance can help you update your home and may cost less than financing provided by contractors and home improvement suppliers and vendors. When making home improvements by choice rather than in an emergency it's important to consider which types of improvements can add the most value to your home.

Should you use cash-out refinancing?

If you have high interest debt that you want to pay off and you are able to rein in your spending, the answer may be yes. You may be able to use cash-out refinancing to get a much lower interest mortgage with a larger principal, where the difference is enough to pay off that credit card debt. Used wisely, that can be a smart move.

How does the VA IRRRL Program assist veteran homeowners?

If you’re a qualified homeowner with a VA mortgage, you can refinance without worrying about your home's value or your credit rating. The U.S. Department of Veterans Affairs (VA) offers their Interest Rate Reduction Refinance (IRRR) loan to eligible borrowers who want to replace their existing VA home loans with new VA mortgages.

What are the 5 basic steps to refinancing?

1. Determine if you should refinance
2. Find a lender
3. Choose a program
4. Apply here
5. Lock in your rate

Should I refinance to an FHA mortgage?

You don’t need to have an FHA mortgage to refinance with FHA. And the fact that you can refi up to 97.5 percent of your home’s current value is a compelling reason to consider this option. For those with credit scores under 740 or loan-to-values above 80 percent, an FHA refi may be cheaper than Fannie Mae and Freddie Mac’s risk-based surcharges. But FHA also has its costs.

How do I “qualify” for a refinance loan?

Three steps. Home Equity, and Credit Score.
Step 1: Home Equity: Property value should exceed the refinance amount
Step 2: Income: Total of refi payment plus other debts should be < 43% of gross income
Step 3: Credit: Credit score should exceed lender minimums (usually 620-660). Homeowners who don't meet these three guidelines should look for streamline programs, which are more flexible.

When do rising rates may make refinancing ARMs riskier?

Before you decide to refinance your loan, review your current ARM with your loan officer. Find out how much your interest rate and payment could increase and when each adjustment will occur. How comfortable--or uncomfortable--would you be if the worst-case scenario for your ARM came true? If that scenario makes you queasy, refinancing could be a smart way to protect yourself from that risk.

What are the top reasons to consider refinancing an ARM?

1. Your ARM is about to reset at a higher interest rate 2. You believe interest rates are going up long-term 
 3. You want the stability of a fixed rate 
 4. You want to refinance to another ARM 5. You’re staying put for a while 
 6. You’ve got higher-interest rate debt to consolidate 
 7. You want to cash out some of your home equity.

How can refinancing an ARM protect you from rising interest rates?

You can’t control interest rates. But you can protect yourself when rates are on the rise by refinancing your adjustable rate mortgage (ARM). Consider a Fixed-rate mortgage, a hybrid ARM or an ARM with a more stable index or more favorable caps.

Can cash-out refinancing save you money?

Before refinancing for cash-out, make sure it's a good idea. Mortgage fees for cash-out refi's are higher than those of ordinary rate-and-term. If you can’t significantly lower your rate, then that may not be the best way to get your cash.

How does cash-out refinancing work?

Cash-out refinancing is based on your home equity, which is the part of the home that you actually own. For example, if you have a home worth $250,000, and you owe $200,000 on the mortgage, you have $50,000 worth of equity in the home. If you refi the loan, that $50,000 is available for you to use (depending on your lender’s rules).

When is cash-out refinancing a good choice to pay off debt?

The key to using a cash-out refi is to be sure that you curtail your spending. If you use this strategy, but go back to your old spending habits, then you will have made a mistake. Not only will you have increased your mortgage, but you will have high interest credit card debt again.

What are the basics of cash-out refinancing?

It is the process of taking out a new mortgage with a larger principal than your current mortgage. The difference in principal is paid to you as cash, which you can use for almost any purpose, including debt consolidation.

How does refinancing a reverse mortgage work?

A reverse mortgage refi allows you to improve on your loan’s rates or terms with a lower interest rate. You can also replace an ARM rate with a fixed rate. This can be useful for other reasons as well, including adding a spouse or partner to the loan, borrowing additional funds or allowing heirs to pay off your reverse mortgage.

When does it pay to refinance a mortgage?

Any time you can get a no-cost refi with a lower interest rate, go for it – you have no break-even period, so the savings go straight to your bottom line. You can invest it, pay down your debts or accelerate your mortgage payoff.

How do I get the best rate on my jumbo mortgage refi?

You’ll want to shop around. Find a good broker who not only knows where the programs are, but who also can tell you which lenders offer the best rates and are most likely to approve your application. Local real estate agents who list a lot of high-end homes who also know finances are also a good resource. Keep in mind, though, that a real estate agent’s main priority is that the mortgage gets approved and closed quickly. You can also look into a hybrid ARM improving your credit score in order to lower your loan’s interest rate.

Should you refinance your ARM before it resets?

Of course, no one can predict for certain where interest rates will be headed next month, let alone four years from now. Rates may rise like in the example above, or they may decline, in which case you may see your ARM rate stay the same or even decline. Remember, too, that refinancing carries upfront costs that eat into your overall savings. In general, the longer you are planning to stay in your home, the more sense it makes to do it now. 

To help you determine what your new monthly payments are likely to be when your ARM resets, use the LendingTree adjustable rate mortgage payment calculator.

My question wasn't answered here. How can I contact LendingTree directly?
We want to be your advocate throughout the loan process. If you have questions or comments at any time, please contact our Customer Care Department at 1-888-272-1355.
Is it time to refinance your ARM?

As a rule of thumb, it’s worth considering a refinance if your new interest rate will be around 1.5 to 2 percent lower than your current rate. (Otherwise, fees may eat up any potential savings.) Compare your current rate with the posted rates offered by other lenders, but be sure to ask about the index and margin -- if they are different from those of your existing ARM, you may be comparing apples and oranges.

What is HARP and how can it help you?

HARP is the Home Affordable Refinance Program and it can allow people get some extra mileage out of lower interest rates by refinancing into a shorter mortgage.