Graph A
It is a common misconception among borrowers that a 15-year mortgage is a better use of their money than a 30-year mortgage, but for the disciplined borrower, that is not necessarily true. Take the example illustrated in Graph A.
At the end of 15 years (180 months), the borrower with the 15-year mortgage, will have paid off his mortgage in full. At the end of the same period, however, the borrower with the 30-year mortgage will still owe $217,677. On the surface, it appears that the 15-year borrower is in a much better financial position.
But let's look a little closer. The 15-year borrower has been paying $676 more every month than the 30-year borrower. If the 30-year borrower were to invest that same $676 and, over the long term, earn an average of 10% interest, at the end of 15 years (180 months) that investment would be worth $280,207. Taking this into account, the 30-year borrower, who still owes $217, 677, actually comes out $62,529 ahead of the 15-year borrower.
Graph B
Now, let's look at the second 15 years to see the true opportunity cost of the 15-year mortgage. Let us assume that the 15-year borrower begins investing the entire $2,572 he has been spending on his mortgage payment and the 30-year borrower continues making his mortgage payment and investing $676.06 a month. In Graph B you can see that by the time the 30-year borrower pays off his mortgage his investment account will be valued at $1,528,225 while the 15-year borrower's account will be valued at $1,066,130. Due to the 15 years of missed investment opportunity the 15-year borrower ends up missing out on a potential $462,995 in growth.
This article was written by one of the Mortgage Bankers I work with, Robert Reilley of Vision Mortgage. You can visit Robert's website by clicking here.
I know many people have different opinions regarding paying off a mortgage as quickly as you can afford, or using the above strategy. I wanted to share with you that I believe that the above strategy is a real option, and it's something that makes sense.
Everybody's situation is different, and everyone feels differently about the mortgage interest deduction. It's important, though, to consider all of the options you have available when making a decision about your financial future. I'm always available to talk to you about your situation, and your options. Right now, 10% would be a really great return, and returns fluctuate, so the above information is just an example of what is possible. For a complete discussion, give me a call.
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Esko... great points, and ones that I have often educated my borrowers about. Thank you to both you and Tim for this post.