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Mortgage interest is, simply put, the money you pay the bank for the service of lending you the amount you need to buy your home. Interest is expressed as a percent of the loan amount. It is usually rolled right into your monthly mortgage payment of the principal and interest.

This means interest can be something of a hidden cost to homebuyers, especially those on the market for the first time. But it’s still an expense that can really add up. That’s why it’s important for buyers to set themselves up for the best (i.e., lowest) mortgage rate possible.

Here’s what you need to know, including:

•   What is mortgage interest?

•   How does mortgage interest work?

•   How are mortgage rates set?

•   How does an adjustable vs. fixed mortgage differ?

•   How can you get the lowest mortgage rate?

What Is Mortgage Interest?

When a bank offers a borrower a significant sum of cash to purchase a house, they’re offering a valuable service, one they expect to be paid for. While an origination or processing fee may apply, the main way a bank makes money on offering a mortgage (or any kind of loan, for that matter) is by charging interest.

Interest is generally expressed as an interest rate, or a percentage of the amount of money you borrow. A lower rate means a lower overall loan cost, since you’ll pay less interest over time.

First-time homebuyers often overlook the impact of interest on the total cost of their home purchase, but it can be significant.

•   An example: At a mortgage interest rate of 6%, a buyer could expect to pay $382,599 on a 30-year mortgage loan of $330,000 This equals a total cost of $712,599, most of which would be interest.

As you can see, it pays to find the lowest rate possible! Fortunately, there are some things you can do as a borrower to set yourself up for the lowest rate possible. It is, however, worth noting that many factors affecting interest rates are out of the borrowers’ control.


💡 Quick Tip: When house hunting, don’t forget to lock in your home mortgage loan rate so there are no surprises if your offer is accepted.

How Are Mortgage Rates Set?

Mortgage rates are calculated using a complex set of factors including both the borrower’s financial status and the health of the economy.

While there’s a lot to say about the economy’s impact on mortgage rates, the simplest rule of thumb is this:

•   When the market is doing well, interest rates tend to be higher.

•   When the market is not doing so great, interest rates tend to be lower.

Mortgage rates also tend to increase with increasing inflation.

Many think that mortgage rates are set by the Federal Reserve (otherwise known as the Fed), but this is a misunderstanding. The Fed sets short-term interest rates that banks use between themselves, but this figure does influence the interest rates of consumer loans including mortgages. So if the Fed’s interest rate is high, chances are mortgage interest rates will be pretty high, too.

Personal financial factors that affect mortgage rates include your credit score, the size of your down payment, and whether the house will be your primary residence or a secondary home or investment property. Generally, rates are higher when the loan is a riskier investment for the bank, which can make sense. The greater the danger of default, the more the servicer wants to be sure they get paid.

Types of Mortgage Rates

There are a variety of mortgage offerings available. You may see offers with varying rates for:

•   Loans designed for lower-income earners, such as FHA, USDA, and VA loans

•   Loans of different lengths, such as a 15-year vs. 30-year home loan

•   Jumbo loans, for those borrowing a larger sum of money to finance a home.

However, one of the biggest decisions is which of the two main types of mortgages, fixed-rate and adjustable-rate, you choose.

Fixed Rate vs Adjustable Rate Mortgages

Fixed-rate mortgages, as their name implies, have one fixed interest rate over the entire lifetime of the loan. If you sign a contract for a fixed-rate mortgage at 5.75%, you can expect to pay that same 5.75% interest rate throughout its term.

Adjustable-rate mortgages, on the other hand, adjust the interest rate depending on market factors. They may start with a fixed rate for a certain amount of time, such as five, seven, or even 10 years. Thereafter, your interest rate (and therefore your monthly mortgage payment) will change over time.

These mortgages can be attractive since they often offer lower rates upfront, and they may come with rate caps to protect borrowers from excessive interest rates. It’s worth noting, though, that they can also be harder to predict and budget for in the long run.


💡 Quick Tip: Lowering your monthly payments with a mortgage refinance from SoFi can help you find money to pay down other debt, build your rainy-day fund, or put more into your 401(k).

Why You Have to Pay Interest on Mortgage Loans

As mentioned briefly above, paying interest compensates a lender for extending you a chunk of cash to buy a home and pay it back over time.

Interest can be one of the key ways that banks make money. For instance:

•   A financial institution might pay customers 3% interest on the money they keep on deposit.

•   The bank might then use some of that money to fund home loans on which borrowers might pay 6.75% in interest.

•   The difference between the 6.75% that the bank is earning on loans vs. the 3% it is paying depositors is part of the way a bank profits and stays in business.

How Lenders Calculate Your Mortgage Payments

As you learned above, interest is rolled right into your home mortgage loan payment. But exactly how much of that money is interest? And how much is going toward the mortgage principal (i.e., the borrowed cost of the home itself)?

The answer depends on where in the loan’s term you are: Earlier on in the mortgage, most of your payment will go to interest. Again, this makes sense: The bank wants to make sure they get paid for their services, even if you decide to repay the mortgage early or stop paying the loan entirely.

Even in the beginning, some of your monthly payment will go to principal — along with any taxes or insurance you may also be paying as part of the mortgage.

Eventually, though, the principal will represent the majority of your payment. The moment when this happens is known as the “tipping point” of a loan — and it’s yet another reason to look for the lowest rate possible. The lower your interest rate, the more quickly your tipping point will arrive, which means you’ll grow your home equity more quickly.

How Interest Works for Different Types of Mortgages

You’ve already read about the two main types of interest: fixed-rate vs. adjustable-rate home loans. But how else does interest on a mortgage work?

Here’s one other option to know about: There is also such a thing as an interest-only mortgage, which allows the borrower to pay — you guessed it — only interest for the first three to 10 years of the loan. Interest-only mortgages can be either fixed-rate or adjustable-rate loans, as described above, but all of them carry some risks since monthly payments can rise so sharply after the initial interest-only period.

How to Get a Lower Mortgage Interest Rate

By this point, you’re probably on board with the idea of finding a good mortgage interest rate.

Given the cost of living in states across the United States — and especially in expensive states like California — keeping housing costs as low as possible is a priority.

While it’s not all under a borrower’s control, there are some ways to ensure your interest rate is as low as it can be. Here are some tips to help.

Get Your Finances in Ship Shape

Although there are lots of things you can’t control about your mortgage interest rate, it’s worth it to take advantage of the things you can. That means getting your financial profile into the best possible shape before applying for a mortgage: reviewing and building your credit score, paying down debt ahead of time, amassing a larger down payment, and, if possible, increasing your income. These steps may take some effort up front, but they can really pay off over time.

Shop Around For Lower Interest Rates

While interest rates are relatively consistent across the market, banks do compete with each other to offer the lowest rates possible — and attract more borrowers. That benefits you because it means shopping around, even just a little bit, can be worthwhile. Reducing your rate by even half a percentage point can save you tens of thousands of dollars over a 30-year loan.

Look into Paying Points

While this may not be the right option for everyone, if you can put additional funds down on some home loans, you could get a better rate. A point equals 1% of your mortgage amount, and if you can pay a point, you can usually lower the rate on your mortgage by 0.25% over the life of the loan.

Recommended: Cost of Living in California

How Mortgage Interest Deduction Works

Although it’s not a way to lower the cost of interest, the mortgage interest deduction allows you to deduct the amount of money you pay on mortgage interest from your taxable income — which lowers what you owe to Uncle Sam come April. In general, how the mortgage interest deduction works is for up to $750,000 in home loan debt.

Tips on Mortgage Interest

Here are a couple of additional ways to get the best deal possible on your mortgage rate:

•   Try the online mortgage calculators that are available. Not only can you get a feel for monthly payments in different scenarios, you can also compare different products, such as a 30-year vs. a 15-year home loan.

•   Consider whether a qualified mortgage broker could help you find offers to suit your needs. These professionals can work as an intermediary between prospective homebuyers and lenders to facilitate the process and research a variety of options.

The Takeaway

Mortgage interest is the money a bank charges for the service of providing a home loan, expressed as a percentage of the loan amount. Getting a lower mortgage interest rate is an important way to keep your home — and your life — affordable over the long run.

Looking for an affordable option for a home mortgage loan? SoFi can help: We offer low down payments (as little as 3% - 5%*) with our competitive and flexible home mortgage loans. Plus, applying is extra convenient: It's online, with access to one-on-one help.

SoFi Mortgages: simple, smart, and so affordable.

FAQ

How is interest calculated on a mortgage?

How does interest work on a mortgage? Prevailing Interest rates are calculated as a percentage that is based on a variety of economic factors. In terms of borrowers doing the math for a specific interest rate on a certain loan, there are online tools to help with that. And while borrowers can’t control the market, they can work ahead of time to ensure their financial profile is in good shape to get the lowest interest rate possible.

How much interest is paid on a 30-year mortgage?

That depends on the rate, among other factors. For example, a 30-year mortgage for $400,000 at a rate of 6.82% and on a house purchased for $425,000 would cost $540,717 in interest. The total payment of principal and interest would be $940,717. However, if that rate were 5.50%, the borrower would spend only $417,703 in interest.

Do you pay mortgage interest monthly?

Yes, you typically pay mortgage interest monthly. Most home loans roll interest right into their monthly payment, though the amount you pay in interest versus principal will change over time.

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Photo credit: iStock/Chainarong Prasertthai

*SoFi requires Private Mortgage Insurance (PMI) for conforming home loans with a loan-to-value (LTV) ratio greater than 80%. As little as 3% down payments are for qualifying first-time homebuyers only. 5% minimum applies to other borrowers. Other loan types may require different fees or insurance (e.g., VA funding fee, FHA Mortgage Insurance Premiums, etc.). Loan requirements may vary depending on your down payment amount, and minimum down payment varies by loan type.

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Financial Tips & Strategies: The tips provided on this website are of a general nature and do not take into account your specific objectives, financial situation, and needs. You should always consider their appropriateness given your own circumstances.

Tax Information: This article provides general background information only and is not intended to serve as legal or tax advice or as a substitute for legal counsel. You should consult your own attorney and/or tax advisor if you have a question requiring legal or tax advice.

Disclaimer: Many factors affect your credit scores and the interest rates you may receive. SoFi is not a Credit Repair Organization as defined under federal or state law, including the Credit Repair Organizations Act. SoFi does not provide “credit repair” services or advice or assistance regarding “rebuilding” or “improving” your credit record, credit history, or credit rating. For details, see the FTC’s website .

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It’s the most wonderful time of the year. It’s also the time when Americans tend to go on a shopping spree. The average person spends more than $900 on holiday gifts, according to the latest research. And that’s before factoring in entertainment, food, or travel costs, or the higher inflation rate, which means your dollars don’t go as far as they used to.

Fortunately, it is possible to have a festive season without blowing your budget and starting the New Year in debt. Try the holiday budgeting tips below to help you celebrate the holidays affordably.

20 Holiday Savings Ideas

It is possible to enjoy the holidays on a budget. In fact, you may have even more to celebrate since you won’t be starting the New Year in debt. As you start making your lists for holiday gifts and activities to do, consider these clever ways to avoid overspending and still have fun this season.

1. Create a Holiday Budget

Before you start your holiday shopping, make a budget for gifts, decorations, and experiences. This will allow you to prioritize your spending in advance and identify where you can make cuts.

As a bonus, following a budget can be one way to help achieve financial security, so this could be a good practice to continue after the holidays as well.

💡 Quick Tip: Are you paying pointless bank fees? Open a checking account with no account fees and avoid monthly charges (and likely earn a higher rate, too).

2. Use the Envelope Method

By making purchases with cash instead of credit during the holidays, you could end up spending more thoughtfully. Try the cash envelope system to help stick to your holidays on a budget. To do it, designate a few different envelopes for spending categories like holiday meals, decorations, and experiences, and then put cash for each into the envelopes. When you run out of money, it means you can’t spend any in that category (or you’ll have to dip into the budget for another category).

3. Host a Potluck

Hosting a gathering at your place and asking your friends and family members to bring food to the holiday meal is a good way to cut costs on your grocery bill. It’s also less stressful for you. Just make sure that you ask people ahead of time what they plan to bring so that you have enough different kinds of dishes and options for everyone.

4. Visit a Museum for Free to See the Holiday Decorations

Another holiday budgeting tip: Check out your local museum when there’s no admission fee (many cultural institutions offer a monthly or weekly date) as a fun thing to do for free. The holiday decorations will likely be up, and there may even be an exhibition of holiday ornaments or trees. It can get your seasonal spirit soaring at no cost.

Recommended: 23 Tips on Saving Money Daily

5. Take a Tour of Your Town’s Christmas Lights

There may be an area near you that’s known for looking spectacular at the holidays. Or perhaps you just drive around until you find some fun Grinch inflatables. Whatever the case, hop in the car with a friend or your family and tour the local lights and decor for a festive, free night out.

6. Hold a Cookie Swap

Instead of doing a Secret Santa gift exchange with presents, get together some friends, colleagues, or neighbors and do a cookie swap instead. It’s simple and fun: Everyone bakes a different kind of treat and then shares them, so that each guest goes home with an assortment of sweets. Just make sure each person is making a different kind of cookie so you don’t end up with duplicates.

7. Go Ice-Skating

Local ice rinks typically offer an affordable and fun way to get some exercise, along with helping to put you in the holiday spirit. It can be a great after-work outing with friends or colleagues or a family activity. You can all celebrate (and warm up) with hot chocolate afterward.

8. Head to the Dollar Store

Here’s one secret to not paying full price: Go where the discounts are. The dollar store is full of inexpensive holiday decorations as well as goodies you can put into gift bags or stuff into stockings. You can find low-cost ornaments, lights, balloons, and more to make your home more festive for the season.

9. Give the Gift of Holiday Playlists

A custom playlist is a thoughtful gift for friends and family, and it’s another way of budgeting for the holidays. And now that most music is available online, making a playlist is easier than ever. Just create a playlist on Spotify or another platform, name it, and then share the link. The recipients will appreciate the tunes!

10. Check Out Your Town’s Calendar

Your town likely hosts lots of events you can participate in during the holidays. Search for Christmas tree lightings, concerts, parades, and outdoor movie nights, which are usually free or low cost.

11. Volunteer at a Soup Kitchen

What better way to celebrate the holidays than to give back? Look for local opportunities to volunteer at a soup kitchen or local animal shelter, for instance. Your community will benefit from your kindness, and you’ll feel great for volunteering.

12. Donate Toys to Families in Need

Another way you can give back — and get the entire family involved — is to donate toys your kids no longer use to children and families in need. Search for local toy drives happening in your community to find the best place to donate them to.

13. Get Friends Together to Regift

Here’s another alternative to a Secret Santa get-together: Host a regifting party with you pals. Everyone brings a gift they received but didn’t like or use, and then swaps them. After all, one person’s trash is another’s treasure.

14. Host a Game Night

Have some board games in your closet? Invite over friends and neighbors, and host a game night. Buy some snacks like popcorn, chips, and pretzels, and serve some beverages like soda, water, beer, or wine to stay on budget.

15. Use Your Credit Card Points

If you have credit card points racked up, the holiday season can be a good time to use these rewards to purchase gifts as well as book hotels and flights at a discount.

16. Make Your Own Decorations

If you log onto Pinterest, you’ll find a number of DIY holiday decorations you can make yourself for a fraction of the price of store-bought. For instance, you could create a wreath out of cranberries or string up popcorn on your Christmas tree.

If you have a natural area nearby where pinecones are abundant and yours for the taking, consider a winter walk to gather some. You’ll get some fresh air and exercise, plus these and any pine boughs on the ground can make a festive seasonal display at home.

17. Get Creative with Gift Wrap

Rather than buying expensive wrapping paper and ribbons, find some low- or no-cost ways to make your gifts look great. For example, you could use craft paper that you decorate with a few colorful flourishes with a marker. Yarn or twine can work well in place of ribbon and save you money.

18. Make Some of Your Gifts

You can construct some great gifts at home without having to spend much on materials — and at the same time, get the satisfaction of practicing a more sustainable way to shop. For example, you could make a family cookbook with treasured recipes and stories about the person they came from. If you sew or knit, you could whip up items like scarves or tote bags, and if you’re a whiz in the kitchen, you could make jams and jellies, and more.

19. Save Your Shopping for the Biggest Sale Days

Black Friday and Cyber Monday are great times to save on certain items. The key is knowing in advance what price actually constitutes a deal. Many stores advertise their upcoming sales around this time of year, so you should have plenty of time to research and comparison-shop.

20. Avoid Last-Minute Purchases

If you put off shopping until the last minute, you’re much more likely to blow your budget. Schedule time to shop before the holiday season is in full swing to help you avoid the impulsive overspending trap.

The Takeaway

The holidays don’t have to be expensive for you and your family to enjoy them. Focus on spending time with loved ones, investing in your community, and exploring your DIY side to get the most out of the season while spending the least.

It can also be helpful to start saving up money ahead of time. You could designate a certain bank account for the holidays, for instance, and contribute a little bit to it each week.

Interested in opening an online bank account? When you sign up for a SoFi Checking and Savings account with direct deposit, you’ll get a competitive annual percentage yield (APY), pay zero account fees, and enjoy an array of rewards, such as access to the Allpoint Network of 55,000+ fee-free ATMs globally. Qualifying accounts can even access their paycheck up to two days early.

Better banking is here with SoFi, NerdWallet’s 2024 winner for Best Checking Account Overall.* Enjoy up to 4.00% APY on SoFi Checking and Savings.

FAQ

How much does the average person spend during the holidays?

The average person spends more than $900 on gifts alone, according to the latest research. That doesn’t include decorations, holiday entertainment, or travel.

Is it possible to celebrate the holidays on a tight budget?

Yes! There are many ways to celebrate the holidays without spending much money. For instance, you can make gifts and decorations yourself. Rather than buying and cooking an elaborate holiday dinner, you could host a potluck and ask each guest to bring a dish. And you can take advantage of no-cost seasonal activities like free nights at a local museum, holiday parades, and outdoor movie nights in your town.

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Photo credit: iStock/Tijana Simic

Third-Party Brand Mentions: No brands, products, or companies mentioned are affiliated with SoFi, nor do they endorse or sponsor this article. Third-party trademarks referenced herein are property of their respective owners.

Financial Tips & Strategies: The tips provided on this website are of a general nature and do not take into account your specific objectives, financial situation, and needs. You should always consider their appropriateness given your own circumstances.

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As an alternative to direct deposit, SoFi members with Qualifying Deposits can earn 4.00% APY on savings balances (including Vaults) and 0.50% APY on checking balances. Qualifying Deposits means one or more deposits that, in the aggregate, are equal to or greater than $5,000 to an account holder’s SoFi Checking and Savings account (“Qualifying Deposits”) during a 30-day Evaluation Period (as defined below). Qualifying Deposits only include those deposits from the following eligible sources: (i) ACH transfers, (ii) inbound wire transfers, (iii) peer-to-peer transfers (i.e., external transfers from PayPal, Venmo, etc. and internal peer-to-peer transfers from a SoFi account belonging to another account holder), (iv) check deposits, (v) instant funding to your SoFi Bank Debit Card, (vi) push payments to your SoFi Bank Debit Card, and (vii) cash deposits. Qualifying Deposits do not include: (i) transfers between an account holder’s Checking account, Savings account, and/or Vaults; (ii) interest payments; (iii) bonuses issued by SoFi Bank or its affiliates; or (iv) credits, reversals, and refunds from SoFi Bank, N.A. (“SoFi Bank”) or from a merchant. SoFi members with Qualifying Deposits are not eligible for other SoFi Plus benefits.

SoFi Bank shall, in its sole discretion, assess each account holder’s Direct Deposit activity and Qualifying Deposits throughout each 30-Day Evaluation Period to determine the applicability of rates and may request additional documentation for verification of eligibility. The 30-Day Evaluation Period refers to the “Start Date” and “End Date” set forth on the APY Details page of your account, which comprises a period of 30 calendar days (the “30-Day Evaluation Period”). You can access the APY Details page at any time by logging into your SoFi account on the SoFi mobile app or SoFi website and selecting either (i) Banking > Savings > Current APY or (ii) Banking > Checking > Current APY. Upon receiving a Direct Deposit or $5,000 in Qualifying Deposits to your account, you will begin earning 4.00% APY on savings balances (including Vaults) and 0.50% on checking balances on or before the following calendar day. You will continue to earn these APYs for (i) the remainder of the current 30-Day Evaluation Period and through the end of the subsequent 30-Day Evaluation Period and (ii) any following 30-day Evaluation Periods during which SoFi Bank determines you to have Direct Deposit activity or $5,000 in Qualifying Deposits without interruption.

SoFi Bank reserves the right to grant a grace period to account holders following a change in Direct Deposit activity or Qualifying Deposits activity before adjusting rates. If SoFi Bank grants you a grace period, the dates for such grace period will be reflected on the APY Details page of your account. If SoFi Bank determines that you did not have Direct Deposit activity or $5,000 in Qualifying Deposits during the current 30-day Evaluation Period and, if applicable, the grace period, then you will begin earning the rates earned by account holders without either Direct Deposit or Qualifying Deposits until you have Direct Deposit activity or $5,000 in Qualifying Deposits in a subsequent 30-Day Evaluation Period. For the avoidance of doubt, an account holder with both Direct Deposit activity and Qualifying Deposits will earn the rates earned by account holders with Direct Deposit.

Members without either Direct Deposit activity or Qualifying Deposits, as determined by SoFi Bank, during a 30-Day Evaluation Period and, if applicable, the grace period, will earn 1.20% APY on savings balances (including Vaults) and 0.50% APY on checking balances.

Interest rates are variable and subject to change at any time. These rates are current as of 12/3/24. There is no minimum balance requirement. Additional information can be found at https://www.sofi.com/legal/banking-rate-sheet.

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