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50 Year Mortgages Calculator

50-Year Mortgage Calculator works out Payment and Total interest from Home price, Down payment and Annual interest rate. The default figures on this page give total monthly payment of 1,803.89; change any entry and the result, the working and the sources update together.

Total monthly payment

1,803.89

Mortgage Payment Calculator

Payment

1,803.89

Total interest

762,352.07

Total of payments

1,082,352.07

Number of payments

600

Payoff time

50 years

Rate per period

0.541667 %

Interest per unit borrowed

2.3824

Interest saved by extra payments

Payments saved

Principal and interest

1,803.89

Property tax

Home insurance

PMI

Loan amount

320,000

Loan-to-value ratio

80 %

Total PMI paid

Upfront fee financed

Total amount financed

320,000

Worked out from HUD Mortgagee Letter 2023-05, Reduction of Federal Housing Administration (FHA) Annual Mortgage Insurance Premium (MIP) Rates and 9 other sources.

Your figures

Updates as you type

Display currencyFormatting only. This does not change the calculation.

Home price

Down payment

Down payment is a percentage

Annual interest rate (%)The nominal annual rate (APR before fees), not the monthly rate.

Payment frequency

Annual property tax

Property tax is a percentage of the home price

Annual home insurance

Monthly HOA dues

PMI rate (%)Annual rate on the loan balance, charged while the loan-to-value ratio is above 80%.

Mortgage insurance runsUS conventional PMI falls away as the balance drops. Government-backed programmes set their own rule and some charge the annual premium for the life of the loan - check the programme handbook and pick the matching option.

Mortgage insurance scheduleFHA picks the annual premium and its duration from your loan amount, LTV and term under the published HUD table.

Upfront fee financed into the loan (%)A one-off premium charged as a percentage of the base loan and added to the amount borrowed: the VA funding fee, the FHA upfront MIP or the USDA guarantee fee. These rates are reset by the agency from time to time, so enter the rate currently published for your programme.

Solve for

Target principal and interest payment Only used when solving for the rate: the principal-and-interest instalment you have been quoted or can afford.

Extra payment each period Additional principal paid on top of the scheduled payment.

Include the amortisation schedule

How this is worked out

5 steps

Loan amount = 400000 - 80000 down = 320000 (LTV 80%)
Principal and interest = 1803.89
No escrow items entered.
No mortgage insurance on this loan.
Total monthly payment = 1803.89

Amortisation scheduletable

period	payment	interest	principal	balance
1	1,803.89	1,733.33	70.56	319,929.44
2	1,803.89	1,732.95	70.94	319,858.5
3	1,803.89	1,732.57	71.32	319,787.18
4	1,803.89	1,732.18	71.71	319,715.47
5	1,803.89	1,731.79	72.1	319,643.37
6	1,803.89	1,731.4	72.49	319,570.88
7	1,803.89	1,731.01	72.88	319,498
8	1,803.89	1,730.61	73.28	319,424.72
9	1,803.89	1,730.22	73.67	319,351.05
10	1,803.89	1,729.82	74.07	319,276.98
11	1,803.89	1,729.42	74.47	319,202.51
12	1,803.89	1,729.01	74.88	319,127.63
13	1,803.89	1,728.61	75.28	319,052.35
14	1,803.89	1,728.2	75.69	318,976.66
15	1,803.89	1,727.79	76.1	318,900.56
16	1,803.89	1,727.38	76.51	318,824.05
17	1,803.89	1,726.96	76.93	318,747.12
18	1,803.89	1,726.55	77.34	318,669.78
19	1,803.89	1,726.13	77.76	318,592.02
20	1,803.89	1,725.71	78.18	318,513.84
21	1,803.89	1,725.28	78.61	318,435.23
22	1,803.89	1,724.86	79.03	318,356.2
23	1,803.89	1,724.43	79.46	318,276.74
24	1,803.89	1,724	79.89	318,196.85
25	1,803.89	1,723.57	80.32	318,116.53
26	1,803.89	1,723.13	80.76	318,035.77
27	1,803.89	1,722.69	81.2	317,954.57
28	1,803.89	1,722.25	81.64	317,872.93
29	1,803.89	1,721.81	82.08	317,790.85
30	1,803.89	1,721.37	82.52	317,708.33
31	1,803.89	1,720.92	82.97	317,625.36
32	1,803.89	1,720.47	83.42	317,541.94
33	1,803.89	1,720.02	83.87	317,458.07
34	1,803.89	1,719.56	84.33	317,373.74
35	1,803.89	1,719.11	84.78	317,288.96
36	1,803.89	1,718.65	85.24	317,203.72
37	1,803.89	1,718.19	85.7	317,118.02
38	1,803.89	1,717.72	86.17	317,031.85
39	1,803.89	1,717.26	86.63	316,945.22
40	1,803.89	1,716.79	87.1	316,858.12
41	1,803.89	1,716.31	87.58	316,770.54
42	1,803.89	1,715.84	88.05	316,682.49
43	1,803.89	1,715.36	88.53	316,593.96
44	1,803.89	1,714.88	89.01	316,504.95
45	1,803.89	1,714.4	89.49	316,415.46
46	1,803.89	1,713.92	89.97	316,325.49
47	1,803.89	1,713.43	90.46	316,235.03
48	1,803.89	1,712.94	90.95	316,144.08
49	1,803.89	1,712.45	91.44	316,052.64
50	1,803.89	1,711.95	91.94	315,960.7
51	1,803.89	1,711.45	92.44	315,868.26
52	1,803.89	1,710.95	92.94	315,775.32
53	1,803.89	1,710.45	93.44	315,681.88
54	1,803.89	1,709.94	93.95	315,587.93
55	1,803.89	1,709.43	94.46	315,493.47
56	1,803.89	1,708.92	94.97	315,398.5
57	1,803.89	1,708.41	95.48	315,303.02
58	1,803.89	1,707.89	96	315,207.02
59	1,803.89	1,707.37	96.52	315,110.5
60	1,803.89	1,706.85	97.04	315,013.46
61	1,803.89	1,706.32	97.57	314,915.89
62	1,803.89	1,705.79	98.1	314,817.79
63	1,803.89	1,705.26	98.63	314,719.16
64	1,803.89	1,704.73	99.16	314,620
65	1,803.89	1,704.19	99.7	314,520.3
66	1,803.89	1,703.65	100.24	314,420.06
67	1,803.89	1,703.11	100.78	314,319.28
68	1,803.89	1,702.56	101.33	314,217.95
69	1,803.89	1,702.01	101.88	314,116.07
70	1,803.89	1,701.46	102.43	314,013.64
71	1,803.89	1,700.91	102.98	313,910.66
72	1,803.89	1,700.35	103.54	313,807.12
73	1,803.89	1,699.79	104.1	313,703.02
74	1,803.89	1,699.22	104.67	313,598.35
75	1,803.89	1,698.66	105.23	313,493.12
76	1,803.89	1,698.09	105.8	313,387.32
77	1,803.89	1,697.51	106.38	313,280.94
78	1,803.89	1,696.94	106.95	313,173.99
79	1,803.89	1,696.36	107.53	313,066.46
80	1,803.89	1,695.78	108.11	312,958.35
81	1,803.89	1,695.19	108.7	312,849.65
82	1,803.89	1,694.6	109.29	312,740.36
83	1,803.89	1,694.01	109.88	312,630.48
84	1,803.89	1,693.42	110.47	312,520.01
85	1,803.89	1,692.82	111.07	312,408.94
86	1,803.89	1,692.22	111.67	312,297.27
87	1,803.89	1,691.61	112.28	312,184.99
88	1,803.89	1,691	112.89	312,072.1
89	1,803.89	1,690.39	113.5	311,958.6
90	1,803.89	1,689.78	114.11	311,844.49
91	1,803.89	1,689.16	114.73	311,729.76
92	1,803.89	1,688.54	115.35	311,614.41
93	1,803.89	1,687.91	115.98	311,498.43
94	1,803.89	1,687.28	116.61	311,381.82
95	1,803.89	1,686.65	117.24	311,264.58
96	1,803.89	1,686.02	117.87	311,146.71
97	1,803.89	1,685.38	118.51	311,028.2
98	1,803.89	1,684.74	119.15	310,909.05
99	1,803.89	1,684.09	119.8	310,789.25
100	1,803.89	1,683.44	120.45	310,668.8
101	1,803.89	1,682.79	121.1	310,547.7
102	1,803.89	1,682.13	121.76	310,425.94
103	1,803.89	1,681.47	122.42	310,303.52
104	1,803.89	1,680.81	123.08	310,180.44
105	1,803.89	1,680.14	123.75	310,056.69
106	1,803.89	1,679.47	124.42	309,932.27
107	1,803.89	1,678.8	125.09	309,807.18
108	1,803.89	1,678.12	125.77	309,681.41
109	1,803.89	1,677.44	126.45	309,554.96
110	1,803.89	1,676.76	127.13	309,427.83
111	1,803.89	1,676.07	127.82	309,300.01
112	1,803.89	1,675.38	128.51	309,171.5
113	1,803.89	1,674.68	129.21	309,042.29
114	1,803.89	1,673.98	129.91	308,912.38
115	1,803.89	1,673.28	130.61	308,781.77
116	1,803.89	1,672.57	131.32	308,650.45
117	1,803.89	1,671.86	132.03	308,518.42
118	1,803.89	1,671.14	132.75	308,385.67
119	1,803.89	1,670.42	133.47	308,252.2
120	1,803.89	1,669.7	134.19	308,118.01

First 120 of 600 rows.

Yearly summarytable

year	interest	principal	endingBalance
1	20,774.31	872.37	319,127.63
2	20,715.9	930.78	318,196.85
3	20,653.55	993.13	317,203.72
4	20,587.04	1,059.64	316,144.08
5	20,516.06	1,130.62	315,013.46
6	20,440.34	1,206.34	313,807.12
7	20,359.57	1,287.11	312,520.01
8	20,273.38	1,373.3	311,146.71
9	20,181.38	1,465.3	309,681.41
10	20,083.28	1,563.4	308,118.01
11	19,978.55	1,668.13	306,449.88
12	19,866.84	1,779.84	304,670.04
13	19,747.64	1,899.04	302,771
14	19,620.45	2,026.23	300,744.77
15	19,484.75	2,161.93	298,582.84
16	19,339.97	2,306.71	296,276.13
17	19,185.49	2,461.19	293,814.94
18	19,020.66	2,626.02	291,188.92
19	18,844.78	2,801.9	288,387.02
20	18,657.15	2,989.53	285,397.49
21	18,456.92	3,189.76	282,207.73
22	18,243.31	3,403.37	278,804.36
23	18,015.36	3,631.32	275,173.04
24	17,772.18	3,874.5	271,298.54
25	17,512.68	4,134	267,164.54
26	17,235.83	4,410.85	262,753.69
27	16,940.42	4,706.26	258,047.43
28	16,625.25	5,021.43	253,026
29	16,288.94	5,357.74	247,668.26
30	15,930.12	5,716.56	241,951.7
31	15,547.27	6,099.41	235,852.29
32	15,138.79	6,507.89	229,344.4
33	14,702.94	6,943.74	222,400.66
34	14,237.9	7,408.78	214,991.88
35	13,741.72	7,904.96	207,086.92
36	13,212.33	8,434.35	198,652.57
37	12,647.44	8,999.24	189,653.33
38	12,044.76	9,601.92	180,051.41
39	11,401.71	10,244.97	169,806.44
40	10,715.57	10,931.11	158,875.33
41	9,983.49	11,663.19	147,212.14
42	9,202.39	12,444.29	134,767.85
43	8,368.98	13,277.7	121,490.15
44	7,479.74	14,166.94	107,323.21
45	6,530.94	15,115.74	92,207.47
46	5,518.63	16,128.05	76,079.42
47	4,438.52	17,208.16	58,871.26
48	3,286.04	18,360.64	40,510.62
49	2,056.41	19,590.27	20,920.35
50	744.4	20,920.35	0

Its 11 worked examples are re-run on every release, last on 15 September 2026. What changed

Sources and references

10 sources

HUD Mortgagee Letter 2023-05, Reduction of Federal Housing Administration (FHA) Annual Mortgage Insurance Premium (MIP) Rates

Issued 2023-02-22, effective for endorsements on or after 2023-03-20 · Annual MIP table by base loan amount, LTV and term, including the 11-year duration rows. The 726,200 breakpoint is the fixed table breakpoint in the letter, not the yearly loan limit.

Standard annuity-immediate payment formula, PMT = P i / (1 - (1+i)^-n)

Equivalent to the Excel PMT function and to the actuarial present value of a level annuity.

12 CFR Part 1026 (Regulation Z), Appendix J - Annual Percentage Rate Computations

Consumer Financial Protection Bureau, "What is included in a mortgage payment?"

US Department of Veterans Affairs, VA funding fee and closing costs - purchase loan fee table

effective 7 April 2023 · First use of the entitlement with less than 5% down is 2.15% of the loan; 5% down 1.5%; 10% down 1.25%. Subsequent use with less than 5% down is 3.3%. VA-backed purchase loans carry no monthly mortgage insurance.

12 U.S.C. 1709(b)(9)(A) - National Housing Act minimum cash investment for FHA-insured mortgages

Not less than 3.5% of the appraised value, which is the FHA preset default down payment.

HUD Single Family Housing Policy Handbook 4000.1, Appendix 1.0 - Mortgage Insurance Premiums

FHA upfront and annual MIP rates are set by mortgagee letter and change; the engine takes them as inputs rather than embedding a table that goes stale.

7 CFR 3555.107 - USDA Single Family Housing Guaranteed Loan guarantee and annual fees

Up-front guarantee fee not to exceed 3.5% of the principal obligation; annual fee not to exceed 0.5% of the average annual scheduled unpaid principal balance. The rates in force change periodically and are published by Rural Development, so they are inputs here.

24 CFR 201.11 - Loan maturities for FHA Title I manufactured home loans

A manufactured home purchase loan may run no more than 20 years and 32 days, which is why the manufactured-home preset defaults to a 20-year term.

GOV.UK - Council Tax

Council Tax is billed by the local council directly to the occupier, so it is not escrowed into a UK mortgage payment; the UK preset therefore hides the US escrow and mortgage-insurance fields.

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Save it, change one figure, then compare the two

The calculation stays free. Save this scenario, adjust one assumption, save that too, and put them side by side to see exactly what the change costs you. A free account keeps 5 scenarios and 2 comparisons; Personal makes both unlimited and adds exports and private links. Nothing is saved unless you press Save.

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What the 50-Year Mortgage Calculator calculates

Computes a full monthly housing payment - principal, interest, property tax, insurance, PMI and HOA - and the lifetime cost of the mortgage.

How to use this 50-Year Mortgage Calculator

Enter Home price, Down payment, Annual interest rate and Payment frequency. Payment updates as you type. Change one figure at a time to see what drives the result.

How the result is worked out

Open “How this is worked out” beside the result for the step-by-step calculation behind Payment, Total interest and Total of payments.

The method follows HUD Mortgagee Letter 2023-05, Reduction of Federal Housing Administration (FHA) Annual Mortgage Insurance Premium (MIP) Rates, Standard annuity-immediate payment formula, PMT = P i / (1 - (1+i)^-n), 12 CFR Part 1026 (Regulation Z), Appendix J - Annual Percentage Rate Computations, Consumer Financial Protection Bureau, "What is included in a mortgage payment?" and US Department of Veterans Affairs, VA funding fee and closing costs - purchase loan fee table.

What you can compare

Change one input at a time to see how it affects Payment, Total interest and Total of payments. The inputs you can vary are Home price, Down payment, Annual interest rate, Payment frequency, Annual property tax and Annual home insurance.

Results are general information, not financial, tax, legal, medical or engineering advice. Check any decision that matters with a qualified professional.

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Frequently asked questions

What would a 50-year mortgage payment be?

Computes a full monthly housing payment - principal, interest, property tax, insurance, PMI and HOA - and the lifetime cost of the mortgage. On this page it is computed from Home price, Down payment and Annual interest rate and shown as Payment, Total interest and Total of payments.

Is there such a thing as a 50-year mortgage?

Computes a full monthly housing payment - principal, interest, property tax, insurance, PMI and HOA - and the lifetime cost of the mortgage. On the figures this page opens with — home price 400,000, down payment 80,000 and annual interest rate 6.5% — the total monthly payment is 1,803.89. Put your own figures in their place and the working updates beside the result.

Would a 50-year mortgage be good?

It needs Home price, Down payment, Annual interest rate, Payment frequency, Annual property tax and Annual home insurance. Nothing else is required, and the figures stay in your browser.

Are 50-year mortgages legal now?

The result gives Payment, Total interest, Total of payments, Number of payments, Payoff time and Rate per period, each labelled with its unit so the figure can be read on its own.

What information do I need for the 50-Year Mortgage Calculator?

You need Home price, Down payment, Annual interest rate, Payment frequency, Annual property tax, Annual home insurance, Monthly HOA dues and PMI rate. The page opens with default figures that give total monthly payment of 1,803.89, so you can see the scale before entering your own.

What does this 50-Year Mortgage Calculator show?

It shows Payment, Total interest, Total of payments, Number of payments, Payoff time, Rate per period, Interest per unit borrowed and Interest saved by extra payments, with the working and any warnings for your entries.

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