Calculadora de Pontos Hipotecarios
Calcule o valor real dos pontos do seu cartão de crédito com gráficos.
[object Object].annualPoints
86,000 [object Object].points
[object Object].netValue
$765.00
[object Object].effectiveRate
3.19%
[object Object].breakEvenMonths
2 [object Object].months
[object Object].monthlyValue
$63.75
[object Object].chartBreakdown
[object Object].chartAccumulation
[object Object].chartAccumulation
| [object Object].tableMonth | [object Object].tableSpend | [object Object].tablePointsEarned | [object Object].tableCumulativePoints | [object Object].tableCumulativeValue | [object Object].tableNetValue |
|---|---|---|---|---|---|
| 1 | $2,000.00 | 3,000 | 3,000 | $30.00 | -$65.00 |
| 2 | $2,000.00 | 53,000 | 56,000 | $560.00 | $465.00 |
| 3 | $2,000.00 | 3,000 | 59,000 | $590.00 | $495.00 |
| 4 | $2,000.00 | 3,000 | 62,000 | $620.00 | $525.00 |
| 5 | $2,000.00 | 3,000 | 65,000 | $650.00 | $555.00 |
| 6 | $2,000.00 | 3,000 | 68,000 | $680.00 | $585.00 |
| 7 | $2,000.00 | 3,000 | 71,000 | $710.00 | $615.00 |
| 8 | $2,000.00 | 3,000 | 74,000 | $740.00 | $645.00 |
| 9 | $2,000.00 | 3,000 | 77,000 | $770.00 | $675.00 |
| 10 | $2,000.00 | 3,000 | 80,000 | $800.00 | $705.00 |
| 11 | $2,000.00 | 3,000 | 83,000 | $830.00 | $735.00 |
| 12 | $2,000.00 | 3,000 | 86,000 | $860.00 | $765.00 |
Enciclopedia
What Are Mortgage Points?
Mortgage points (also called discount points) are fees you pay upfront to your lender at closing in exchange for a reduced interest rate. One point typically costs 1% of your loan amount and reduces your interest rate by 0.25 percentage points. On a $300,000 loan, one point costs $3,000 and might lower your rate from 7.0% to 6.75%.
When Points Make Sense
Points are beneficial when you plan to stay in the home beyond the break-even period. The break-even point is the time it takes for your monthly savings to equal the upfront cost. If you sell or refinance before breaking even, you lose money. Generally, points are a good deal if you plan to keep the mortgage for at least 5-7 years.
Tax Implications
Mortgage points may be tax-deductible as prepaid interest. For a home purchase, points are generally deductible in the year paid (if certain conditions are met). For a refinance, points must be deducted ratably over the life of the loan. Consult a tax professional for your specific situation.
Negative Points (Rebate Points)
Some lenders offer negative points (lender credits), where you accept a higher rate in exchange for lower closing costs. This can be useful if you are short on cash or plan to move within a few years. The trade-off is higher monthly payments for the life of the loan.
Points vs. Higher Down Payment
Compare the return on buying points versus using that money for a larger down payment. A larger down payment reduces your loan amount and may eliminate PMI. Points only reduce the rate. Run both scenarios to determine which saves more over your expected time in the home.
Exemplo Pratico
Example: $400,000 Loan at 7.0%
James is offered a $400,000 30-year mortgage at 7.0%. He can buy 2 points for $8,000 (2% of loan) to reduce his rate to 6.5%. Without points: monthly payment $2,661. With points: $2,528/month, saving $133/month. Break-even: $8,000 / $133 = 60 months (5 years). Over 30 years, he saves $133 x 360 = $47,880 minus the $8,000 cost = $39,880 net savings.
FAQ
How much does one mortgage point cost?
One point costs 1% of your loan amount. On a $300,000 loan, one point costs $3,000. Each point typically reduces your rate by 0.25 percentage points, though this varies by lender.
Should I buy points or make a larger down payment?
It depends on your timeline. If you plan to stay 7+ years, points often provide better savings. For shorter stays, a larger down payment (which reduces principal and may eliminate PMI) is usually better.
Are mortgage points tax deductible?
Points on a home purchase may be deductible in the year paid. Points on a refinance must be spread over the loan term. There are income and itemization requirements. Consult a tax professional.
Can I negotiate the cost of points?
Yes. Different lenders offer different point pricing. Some may charge less than 1% per point or offer greater rate reductions. Always compare Loan Estimates from multiple lenders.
What is the break-even point?
The break-even point is the number of months until your cumulative monthly savings equal the upfront cost of buying points. If break-even is 60 months and you plan to stay 10 years, you save money for 60 additional months.
⚠️ Esta calculadora fornece estimativas apenas para fins educacionais.