Refinance Break-Even Calculator
Refinancing isn't free — it costs money upfront to save money monthly. The question is: how long until those monthly savings pay back the upfront costs? That's your break-even point, and it's the single most important number in the refinance decision.
Break-Even Point
24 months
Current P&I
$2,388
New P&I
$2,155
How Break-Even Works
Long-Term Savings
When Does Refinancing Make Sense?
A lower rate sounds great, but refinancing is a financial decision with real costs. Here's how to think about it clearly.
The break-even concept — your decision threshold
Refinancing costs money upfront (closing costs, appraisal, title fees) and saves you money monthly (lower payment). The break-even point is where those monthly savings have officially "paid back" the upfront costs. If you sell or refinance again before that point, you lose money. If you stay past it, every month after is pure savings. That's why break-even is the first number to look at. If it's 18 months and you plan to stay 10 years, it's an easy yes. If it's 5 years and you might move in 3, it probably doesn't make sense.
The "rate reset" trap — watch the total interest
Here's something most people miss: when you refinance into a new 30-year term, you restart the amortization clock. If you're 5 years into your current mortgage, you've already paid a lot of front-loaded interest. Refinancing to a new 30-year loan means you'll pay interest for 35 total years instead of 30. Even with a lower rate, the total interest over the life of the loan can actually be higher. The fix? Consider a 20 or 25-year term on the refinance, or at minimum, compare the total interest on both paths — not just the monthly payment.
Closing costs aren't fixed — they're negotiable
Refinance closing costs typically run 1.5% to 3% of the loan amount, but there's a range. Some lenders offer "no-closing-cost" refinances where the costs are rolled into a slightly higher rate. This eliminates the break-even calculation entirely — your savings start immediately — but you pay a marginally higher rate forever. There's also the option to pay points (prepaid interest) to buy down the rate, which increases your upfront cost but decreases the rate. The right strategy depends on how long you plan to keep the loan.
Rate isn't the only reason to refinance
People refinance for reasons beyond a lower rate: switching from an adjustable rate to a fixed rate for stability, dropping PMI once they hit 20% equity, pulling out cash for home improvements or debt consolidation, or shortening the term to pay off the home faster. Each scenario has different math. A cash-out refinance, for example, increases your loan balance, so the "savings" calculation is completely different. We can walk through the specifics of your situation to make sure the numbers actually work in your favor.
The "should I wait for lower rates?" question
Nobody can predict where rates are going. If refinancing saves you money today and the break-even works, waiting for a potentially lower rate means paying more every month you wait. If rates do drop further, you can always refinance again. The cost of waiting is real — it's the difference between your current payment and what it could be, multiplied by every month you delay. Run the numbers with today's rates and make the decision that makes mathematical sense now.
More calculators
This calculator is for educational and estimation purposes only. It does not constitute a loan offer, pre-approval, or commitment to lend. Brondt Cook Group | Acre Mortgage and Financial, Inc. | NMLS #13988 | Equal Housing Lender.