Fixed-Rate 50 Year Mortgage Calculator
Will a 50-year mortgage save your budget or keep you in debt for life? See the real monthly payment and long-term cost.
Enter your numbers below to see your estimated monthly payment, total interest, and a full 50-year amortization schedule for Trump's proposed 50-year mortgage.
Loan Details
Or start with a common scenario:
This calculator assumes a 50-year fixed-rate mortgage term.
Advanced cost inputs
Optional: property tax, insurance, HOA fees, PMI, and closing costs. Defaults assume 1.2% annual tax and $1,200/year insurance.
50-Year Mortgage Results
Enter your loan details to see your estimated monthly payment and total cost for a 50-year fixed-rate mortgage.
Estimates only: actual lender terms, PMI rules, taxes, insurance, and fees will vary. Always confirm details with a licensed mortgage professional before making borrowing decisions.
From the r/REBubble debate: “Will a 50-year mortgage mean I'm paying this off until I die?” Use this calculator to see what that actually looks like for your own loan.
50-Year Mortgage Policy & Market Insights
Stay grounded in real-world policy and expert commentary before deciding whether a 50-year mortgage fits your situation.
- • 50-year mortgages are not yet mainstream or available everywhere.
- • Lower payments come with much higher total interest and slower equity.
- • Many borrowers worry about carrying debt into retirement.
Understanding the Trump 50-Year Mortgage Proposal
What is a 50 Year Mortgage?
A 50 year mortgage is an extended-term home loan that allows borrowers to spread their mortgage payments over 50 years instead of the traditional 30-year mortgage term. The Trump administration has proposed this 50-year fixed-rate mortgage program to make homeownership more accessible by significantly reducing monthly payment amounts. This innovative mortgage option aims to help first-time homebuyers and families struggling with housing affordability in today's challenging real estate market.
With a 50 year mortgage calculator, you can see that extending the loan term from 30 to 50 years can reduce your monthly mortgage payment by approximately $119 per month on a $300,000 home loan. However, it's crucial to understand that while the 50 year mortgage offers lower monthly payments, the total interest paid over the life of the loan increases substantially, potentially adding hundreds of thousands of dollars in additional interest costs compared to a traditional 30-year mortgage.
Advantages
- Lower monthly mortgage payments make homeownership more affordable
- Easier qualification for first-time homebuyers with limited income
- More cash flow flexibility for other investments or expenses
- Potential to afford a more expensive home with the same monthly budget
Disadvantages
- Significantly higher total interest costs over the loan lifetime
- Slower equity building in your home compared to shorter mortgage terms
- Potential for being "underwater" longer if home values decline
- Limited availability as the 50 year mortgage program is still being developed
Example: 50 Year Mortgage vs 30 Year Mortgage
Let's compare a $300,000 home loan with a 6.5% interest rate using our 50 year mortgage calculator:
UBS Analysis (via Fortune): While the 50 year mortgage saves you $119 per month, you'll pay an additional $383,567 in total interest over the life of the loan.
As Fortune notes in their analysis: "Is an extra $119 per month worth another 20 years of borrowing?"
Read full Fortune analysis →What Experts Are Saying About 50-Year Mortgages
Fortune / UBS Analysis
"A 50-year mortgage would save approximately $119 per month, but double your total interest costs. The key question: Is this short-term savings worth decades of additional borrowing and substantially higher lifetime costs?"
Read Fortune analysis →NPR
"While the advantage of a 50-year loan is a lower monthly payment, the monthly savings are modest—slightly more than $100—while the total interest costs increase substantially. Housing experts warn the benefits would be minimal for most buyers."
Wolf Street
"While appearing to help homebuyers with affordability, a 50-year mortgage would primarily benefit lenders. It's a terrible deal for homeowners who would pay double the interest, and a superb deal for the banks."
Bloomberg
"The proposal is not necessarily a terrible idea, as it could help some borrowers. However, it addresses housing affordability through payment reduction rather than addressing the root cause—housing prices are fundamentally too high."
How This 50-Year Mortgage Calculator Works
This tool uses a standard fixed-rate mortgage amortization formula to calculate principal and interest payments for a 50-year term. Property tax, homeowners insurance, HOA fees, and PMI are added as estimated monthly costs based on the percentages and dollar amounts you enter.
PMI is only applied when your down payment is less than 20% of the home price. Closing costs are treated as a one-time upfront expense and are shown separately in the results instead of being rolled into the loan balance.
This calculator is for educational purposes only and does not constitute financial, tax, or legal advice. Actual rates, fees, and qualification requirements vary by lender and borrower profile. Always consult a licensed mortgage professional before making borrowing decisions.
50-Year Mortgage FAQ (Quick Answers)
What is Trump's 50-year mortgage proposal?▼
It is a proposed 50-year fixed-rate mortgage program designed to make homeownership more affordable by stretching payments over 600 months instead of 360. Monthly payments drop, but total interest paid over the life of the loan increases dramatically compared to a traditional 30-year mortgage.
How does a 50-year mortgage work?▼
It works like a standard fixed-rate mortgage, but with a 600-month repayment term. Each monthly payment includes principal and interest. Because the term is so long, early payments are mostly interest, so you build home equity very slowly compared with shorter terms.
What are the main pros and cons?▼
The main benefit is a much lower monthly payment, which can help buyers qualify for a home or improve short-term cash flow. The trade-off is very high total interest, slower equity build-up, and the risk of still having a mortgage well into retirement.
Are 50-year mortgages widely available today?▼
As of now, 50-year mortgages are not yet a mainstream product from major lenders. Rates, terms, and availability will depend on how the Trump proposal is implemented and how lenders choose to adopt it.
Want deeper answers? Read the full 50 Year Mortgage FAQ.
Related 50 Year Mortgage Calculator Tools
Mortgage Term Comparison
Compare 15, 20, 30, 40, and 50 year mortgage terms side-by-side to find the best option for your financial goals.
Affordability Calculator
Determine how much house you can afford based on your income, debts, and down payment with different mortgage terms.
Amortization Schedule
View detailed month-by-month breakdown of principal and interest payments for your 50 year mortgage.
Current Mortgage Rates
Check today's 50 year mortgage rates and compare them with traditional 30-year fixed-rate mortgage options.
Refinance Calculator
Calculate potential savings by refinancing your current mortgage to a 50 year term or other loan options.
50 Year Mortgage FAQ
Get answers to frequently asked questions about 50 year mortgages, Trump's proposal, and long-term home financing.
Can't Wait for 50-Year Mortgages? Consider These Real Alternatives
Since 50-year mortgages aren't yet available, here are actual mortgage products you can use today to manage your payments:
40-Year Mortgage
Some lenders offer 40-year mortgages as a middle ground between 30 and 50 years. You get more moderate monthly savings than 50 years while keeping total interest costs more reasonable.
- More balanced monthly savings vs interest cost
- Available through some conventional lenders
Availability varies by lender and credit profile
FHA Loans
FHA loans allow you to put down as little as 3.5% instead of 20%, which means lower monthly payments without needing a 50-year loan.
- Lower down payment requirements
- More flexible credit requirements
Note: Includes mortgage insurance premium (MIP)
ARM Loans (5/1, 7/1, 10/1)
Adjustable-rate mortgages offer lower initial rates (often 0.5-1% lower than fixed) for 5, 7, or 10 years, then adjust to market rates.
- Significantly lower initial payments
- Good if you plan to sell/refinance within the fixed period
Risk: Payments increase after fixed period
Biweekly Payments
Instead of monthly payments, pay every 2 weeks. This results in 26 payments per year instead of 12, which accelerates equity building and interest savings.
- Shorten 30-year loan to ~22 years
- Works with most standard 30-year loans
Aligns payment schedule with biweekly paychecks
Rate/Term Refinancing
If rates drop, refinance to a new 30-year loan at a lower rate. This reduces your monthly payment without committing to a longer loan term.
- Flexible - refinance when rates are favorable
- Can lower payment without extending loan term
Consider closing costs and how long you plan to stay
Address Root Cause
Rather than extending loans, consider working with an advisor to increase income, improve credit score for better rates, or look at more affordable homes.
- Long-term financial health
- Avoid decades of high debt burden
Work with a financial advisor for personalized guidance
Ready to Explore Your Mortgage Options?
Use our free 50 year mortgage calculator to understand your monthly payment, total interest, and long-term impact of Trump's proposed 50-year mortgage on your budget.
Calculate Your 50-Year MortgageWant to compare other terms like 15, 20, 30, or 40 years? Try the mortgage term comparison tool.