While there is an overall savings by paying up front "points" (now known as discount fees in Denver - "points" is so 1990) there is even more in tax savings. Over the past number of years the IRS has treated the payment of discount fees or points by the Buyer as "pre-paid interest" which creates a deduction at tax time. Current tax reform may change that and as always I suggest you consult your tax professional when considering this. You might use this to get a tax deduction on this years taxes even though you have only owned the home for a short period in 2017. Denver home buyers might even be helped with their end of year tax planning.
When loans are quoted by lenders, most buyers pay attention to the interest rate but not so much to the points that may be charged along with the rate.
A point is one-percent of the mortgage amount and considered pre-paid interest that affects the yield on the loan. Buyers or sellers can pay points but there can be limits based on underwriting guidelines for different types of loans.
A lower note-rate would obviously make the payments less. However, with a little analysis, you can determine how much points paid up-front can save a borrower or whether you'll recapture the additional costs in the anticipated time in the home.
In the example below, two choices are compared; a 4.25% loan with no points vs. a 4.00% loan with one point. If the buyer stays in the home at least 69 months, he will recover the $2,700 cost for the point on the lower interest rate.
If the purchaser stays ten years, he’ll save two thousand dollars over the cost of the point. A less obvious advantage will be realized because the unpaid balance on the lower interest rate loan will results in an additional $1,780 savings.
This is an example of a permanent buy-down but temporary buy-downs are also available. A trusted mortgage advisor can help you determine alternatives. Of course I can guide you to some of those trust ed advisors in Denver and all you need to do is CONTACT ME!