What Is a Mortgage Buydown?

In a tight housing market with rising interest rates, more and more homebuyers are finding themselves exploring various ways to make their dream of homeownership a reality despite higher costs.

One way buyers are lowering their costs is through mortgage buydowns. A buydown, which temporarily reduces your mortgage’s interest rate, can bring savings to new homeowners. To better understand if a mortgage buydown can help you, here are the basics of how they work and what homebuyers should consider.

What is a mortgage buydown?

A mortgage buydown is a financing arrangement where a homebuyer pays an upfront fee to reduce the interest rate on their mortgage. This reduction in interest rate typically lasts for a predetermined period, usually one to three years, after which the interest rate adjusts to the original terms of the loan.

The primary purpose of a mortgage buydown is to provide initial payment relief to borrowers. By lowering the interest rate during the initial years, buydowns aim to make the monthly mortgage payments more affordable in the early stages of homeownership.

There are a few ways a buydown can be funded:

• By a seller: Adding a 2-1 buydown to your listing can make current interest rates a little less intimidating to homebuyers.
• By a buyer: If you’re having a hard time negotiating with a seller on home price, a 2-1 buydown may be the solution you both need.
• By a builder: 2-1 buydowns are a great way to give buyers who are worried about high interest rates a lower-interest option, at least for the first few years of homeownership.

How does a mortgage buydown typically work?

The process of a mortgage buydown typically involves the following steps:

• Upfront fee at closing: The homebuyer (or seller looking to incentivize a buyer) provides an upfront fee, usually expressed as a percentage of the loan amount.
• Temporary interest rate reduction: The interest rate on the mortgage is lowered for a predetermined period, often one to three years.
• Transition to normal interest rate: After the buydown period ends, the interest rate adjusts back to the original terms of the loan.

Buydowns are different from buying mortgage points–buydowns are a temporary reduction in the interest rate, and buying mortgage points permanently lowers your interest rate for the life of the mortgage.

Benefits of a Mortgage Buydown

There are several advantages to using a mortgage buydown as a homebuyer:

• Lower initial payments: A buydown can significantly reduce the initial monthly mortgage payments, making homeownership more affordable, especially during the early years.
• Improved cash flow: With lower payments, homebuyers can allocate their funds to other expenses or investments, providing increased financial flexibility.
• Qualification assistance: Buydowns may help borrowers qualify for a larger loan amount, as the reduced initial payments can improve debt-to-income ratios during the buydown period.

As interest rates rise, buydowns become a more lucrative option for borrowers looking to save when rates are high.

Types of Mortgage Buydowns

Not all mortgage buydowns are the same. Some buydowns last for the life of the loan. Most commonly, however, a buydown is temporary. The three most popular types of buydowns are the 1-0, 2-1, and 3-2-1. Amplify offers 2-1 buydowns, but we want to cover some of the most popular options, so you can understand the full range of options. Buydown structures offer a gradual transition back to the original interest rate, providing homeowners with initial payment relief before stabilizing the mortgage payments.

What is a 1-0 buydown?

In a 1-year buydown, the rate is reduced by 1% for one year. The following year, the payments return the note rate.

What is a 2-1 buydown?

In a 2-1 buydown, the interest rate is reduced for two years–by 2% in the first year and 1% in the second year. The interest rate returns to the original loan terms from the third year onward. This is the kind of buydown Amplify offers.

Let’s take a look at an example.

Suppose you have a 30-year fixed-rate mortgage with an interest rate of 8%. In a 2-1 buydown scenario:

• First year: The interest rate is reduced by 2%, resulting in a 6% interest rate for the first year.
• Second year: The interest rate is reduced by 1%, resulting in a 7% interest rate for the second year.
• Third year and beyond: The interest rate reverts to the original 8% for the remaining loan term.

What is a 3-2-1 buydown?

In a 3-2-1 buydown, the interest rate is reduced by 3% in the first year, 2% in the second year, and 1% in the third year. The interest rate returns to the original loan terms from the fourth year onward.

How much does it cost to buy down a mortgage?

The cost of buying down a mortgage can vary depending on several factors, including the specific terms of the buydown arrangement and the lender’s policies. The simplest way to explain a buydown is this: a buydown prepays the first few years of interest. In the case of a 2-1 buydown, you’re paying a lump sum equal to the interest reduction. This lowers the monthly payment.

The lump sum for a mortgage buydown can vary, depending on the cost of the home and the amount of the mortgage. A buydown may be negotiable between the buyer and seller or determined by market conditions. Each situation is going to be different, so it’s important to talk through the process with an expert.

Is a mortgage buydown worth it?

Whether or not buying down your mortgage is worth it depends on your unique circumstances.

When deciding whether to buy mortgage points, there are several factors to consider, including the upfront cost, your homeownership plans, and potential refinancing. Here are some key points to keep in mind:

• Assess your financial capacity: Before using a mortgage buydown, make sure you have sufficient funds to cover the upfront cost. Don’t forget to account for other closing expenses, such as the down payment and closing costs, as adding a few thousand dollars on top of these expenses might not be feasible.
• Consider the breakeven point: If you plan on selling your home or refinancing before the buydown term concludes, using a mortgage buydown may not be the most advantageous choice.
• Think about future refinancing: Consider the possibility of refinancing your mortgage in the future. If you refinance before reaching the breakeven point, you might miss out on the anticipated savings you paid for up front.
• Compare alternatives: Calculate whether investing the money used for a buydown elsewhere, such as increasing your down payment, could be more beneficial. For instance, a larger down payment can lead to long term interest savings.

By carefully evaluating these factors and running the numbers, you can make an informed decision about whether a buydown aligns with your financial goals and homeownership plans.

Talk to an Expert

A mortgage buydown can be a valuable tool for homebuyers seeking initial payment relief and increased affordability in the early years of homeownership. However, its worthiness depends on individual circumstances. By carefully considering factors such as short-term affordability, long-term financial planning, upfront costs, breakeven point calculations, and alternative uses of funds, prospective buyers can determine if a mortgage buydown is the right choice for them.