Mortgage Q&A: “What are mortgage points?”
The mortgage process can be pretty stressful and hard to make sense of at times, what with all the crazy terminology and stacks of paperwork.
Further complicating matters is the fact that banks and lenders do things differently. Some charge so-called loan application fees while others ask that you pay points. Then there are those that tack on fees and points.
While shopping for a home loan, you’ll likely hear the term “mortgage point” on more than one occasion.
Be sure to pay special attention to how many points are being charged (if any), as it will greatly affect the true cost of your loan.
How Much Is a Mortgage Point?
Wondering how mortgage points are calculated?
Well, when it comes down to it, a mortgage point is just a fancy way of saying a percentage point of the loan amount.
So if your loan amount is $400,000, one mortgage point would be equal to $4,000. If they decide to charge two points, the cost would be $8,000. And so on.
Clearly a mortgage point can vary greatly based on the loan amount, so not all mortgage points are created equal folks.
Tip: The larger your loan amount, the more expensive mortgage points become, so points may be more plentiful on smaller mortgages if they’re being used for commission.
There Are Two Types of Mortgage Points
There are two types of mortgage points you could be charged when obtaining a mortgage.
A mortgage broker or bank may charge mortgage points simply for originating your loan, known as the loan origination fee. This fee may be in addition to other lender costs, or a lump sum that covers all of their costs and commission.
For example, you might be charged one mortgage point plus a loan application and processing fee, or simply charged two mortgage points and no other lender fees.
Additionally, you also have the choice to pay mortgage discount points, which are a form of prepaid interest paid at closing in exchange for a lower interest rate.
They are used to buy down your interest rate, assuming you want a lower rate than what is being offered. Generally you should only pay these types of points if you plan to hold the loan long enough to recoup the costs via the lower rate. These types of mortgage points are tax deductible, seeing that they are straight-up interest.
*The loan origination fee may also be tax deductible if it’s expressed as a percentage of the loan amount and certain other IRS conditions are met.
If you aren’t being charged mortgage points directly (no cost refi), it doesn’t necessarily mean you’re getting a better deal. All it means is that the mortgage broker or lender is charging you on the back-end of the deal. There is no free lunch.
In other words, the lender is simply offering you an interest rate that exceeds the par rate, or market rate you would typically qualify for.
So if your particular loan scenario had a par rate of say 6%, but the mortgage broker or bank could earn two mortgage points on the “back” if he/she convinced you to take a rate of 6.75%, that would be their yield-spread-premium (YSP), or commission.
Banks can offer mortgages without points as well because of the “service release premium” (their form of YSP), which is a fee they earn when they sell their loans on the secondary market.
Sure, you might not pay any mortgage points out-of-pocket, but you will pay the price by agreeing to a higher mortgage rate than necessary, which equates to a lot more interest paid throughout the life of the loan.
Before YSP was outlawed, this was a common way for a broker to earn a commission without charging the borrower directly. Nowadays, brokers can still be compensated by lenders, but not for offering you a higher mortgage rate than what you qualify for.
Let’s look at some examples of mortgage points in action, shall we:
Say you’ve got a $100,000 loan amount and you’re using a broker. If the broker is being paid two mortgage points from the lender at par to the borrower, it will show up as a $2,000 origination charge (line 801) and a $2,000 credit (line 802) on the HUD-1 settlement statement. It is awash because you don’t pay the points, the lender does. However, a higher mortgage rate is built in as a result.
Now let’s assume you’re just paying two points out of your own pocket to compensate the broker. It would simply show up as a $2,000 origination charge, with no credit or charge for points, since the rate itself doesn’t involve any points.
Regardless of the number of mortgage points you’re ultimately charged, you’ll be able to see all the figures by reviewing the HUD-1 (lines 801-803), which details both loan origination fees and discount points and the total cost combined.
Mortgage Points Cost Chart
Above is a handy little chart I made that displays the cost of mortgage points for different loans amounts, ranging from $100,000 to $1 million.
As you can see, a mortgage point is only equal to $1,000 at the $100,000 loan amount level. So you might be charged several points if you’ve got a smaller loan amount (they need to make money somehow).
At $1 million, you’re looking at $10,000 for just one mortgage point. And you wonder why loan officers want to originate the largest loans possible…
Generally, it’s the same amount of work for a much bigger payday if they can get their hands on the super jumbo loans out there.
Be sure to compare the cost of the loan with and without mortgage points included. Also remember that mortgage points can be paid out-of-pocket or priced into the interest rate of the loan.
Also note that not every bank and broker charges mortgage points, so if you take the time to shop around, you may be able to avoid mortgage points entirely while securing the lowest mortgage rate possible.
Read more: Are mortgage points worth paying?