c**m 发帖数: 1457 | 1 以前写的老帖子,最近又有客户询问。 再贴一遍:
本人在作房贷时。有很多客户提到,我的贷款已经付了好几年了,refiance 的话我前
面几年的利息岂不是白交了。这其实是一个误区。我在这里用一个具体的例子向大家解
释一下为什么你的利息没有白交
假定你一年前贷款40万30年fixed. 利率为5%。现在可以做no closing cost
refinance to 3o year fixed, 利率4%。
一年前:
Principal $400,000.00
Interest Rate 5%
Amortization Period 30 Years
Starting Month Oct
Starting Year 2010
Your monthly payment will be $2,147.29
Year Month Principal Principal % Interest Balance
2010 Oct $480.62 22.38% $1,666.67 $399,519.38
2010 Nov $482.62 22.48% $1,664.66 $399,036.76
2010 Dec $484.63 22.57% $1,662.65 $398,552.12
2010 TOTALS $1,447.88 22.48% $4,993.98 $398,552.12
2011 Jan $486.65 22.66% $1,660.63 $398,065.47
2011 Feb $488.68 22.76% $1,658.61 $397,576.79
。。。。。
Where the final summary is
Monthly Payment: $2,147.29
Total Interest: $373,023.14
Avg Interest each month $1,036.18
***************************************************************************
现在, refinance 的principal为
2011 Sep $503.11 23.43% $1,644.17 $394,098.54
Principal $394,098.54
Interest Rate 4%
Amortization Period 30 Years
Starting Month 10/2011
Where the final summary is
Monthly Payment: $1,881.49
Total Interest: $283,236.68
Avg Interest each month $786.77
假定住够三十年。可以省下的利息为:
原来的:Avg Interest each month $1,036.18
现在的:Avg Interest each month $786.77
总共生的:1036.18*348(剩下29年)-$786.77 * 360(共三十
年)=77353.96
又客户又问,我原来贷了三十年,现在又从头三十年。不划算。 其实你也可以不用再
付三十年。
你refinance 是不贷现在的balance 394,098.54 . 而是再贷40万。
Monthly Payment: $1,909.66
因为现在贷款都是No prepayment penalty. 带完款后你可以把提出来的40万-394,
098.54 =5901.56 作为prepayment 立即还掉。
Principal $400,000.00
Interest Rate 4%
Amortization Period 30 Years
Starting Month Oct
Starting Year 2011
One-time Prepayment $5,901.56
Your monthly payment will be $1,909.66
Year Month Principal Principal % Interest Balance
2011 Oct $596.00 31.21% $1,313.66 $393,502.44
2011 Nov $597.99 31.31% $1,311.67 $392,904.45
2011 Dec $599.98 31.42% $1,309.68 $392,304.47
2011 TOTALS $1,793.97 31.31% $3,935.02 $392,304.47
。。。。。
2040 Sep $1,891.23 99.03% $18.43 $3,637.75
2040 Oct $1,897.54 99.37% $12.13 $1,740.21
2040 Nov $1,903.86 99.7% $5.80 -$163.65
----------------------------------------------------------------------------
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Where the final summary is
Monthly Payment: $1,909.66
Total Interest: $274,119.33
SAVINGS: $13,358.70 Total Interest Saved, 0.83 Years shorter loan
Avg Interest each month $761.44
SAVINGS: Normal Avg Interest/Month : $798.55, You Save $37.11
你基本上用29年就还清了。每个月省
$2,147.29 -$1,909.66 =$237.63
有点长,希望你能看懂。你可以用这个网上mortgage calculator 来验证:
http://www.borrowsmartanalysis.com/calculators/MortgagePayment. | m******r 发帖数: 1033 | 2 我老怎么觉得利息就是白交了? 当然也不是'白'交, 因为是按合同办,一个愿打,一
个愿挨。 贷款自然就有利息,利息可以是零,也可以是无穷大。
楼上的算法,说实在我没看懂。 不过5%要比3%要交更多的利息,显然是'白'交了。
不然,大家都奔着5%去了. | s******8 发帖数: 7105 | 3 利息当然是白交的,不过这是贷款的代价,银行不会白给你贷款。从新贷款如果利率低
了,白交的钱就少了,小学数学而已。 |
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