c**m
发帖数: 1457 | 1 老帖子，最近又有客户问这个问题，再次分享一下
【 以下文字转载自 MA_Mortgage_Realestate 俱乐部 】
发信人: chem (Mortgage Consultant), 信区: MA_Mortgage_Realestate
标 题: 有关Refiance的误解 -已交的利息是不是白交了？
发信站: BBS 未名空间站 (Sun Oct 2 23:40:55 2011, 美东)
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
----------------------------------------------------------------------------
----
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. |
|
