50-Year Mortgage Calculator
Enter the home price, down payment and rates to compare a 50-year mortgage with a 30-year loan: monthly payment, total interest and principal paid.
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Compare a 50-year mortgage with a 30-year mortgage on the same home.
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How a 50-year mortgage works
A 50-year mortgage spreads the same loan over 600 monthly payments instead of 360. The payment is lower, but interest is charged on a larger balance for much longer, so the total cost rises sharply. In the first years almost the whole payment is interest and the balance barely moves. This calculator compares a 50-year loan with a 30-year loan on the same home, covering principal and interest only (not property tax, insurance or PMI). A 50-year term is not a standard mortgage product everywhere, and rates are often higher than for 30-year loans, so check what lenders actually offer.
Example: $400,000 home, 10% down ($360,000 loan)
At 7% over 50 years the payment is about $2,166 a month and total interest about $939,647. A 30-year loan at 6.5% costs about $2,275 a month and $459,160 in interest. After 5 years you would have paid down about $4,731 of principal on the 50-year loan versus $23,000 on the 30-year loan.
| 50-year rate | Monthly payment | Total interest | Principal paid in 5 years |
|---|---|---|---|
| 6.5% | $2,029 | $857,628 | $5,610 |
| 7% | $2,166 | $939,647 | $4,731 |
| 7.5% | $2,305 | $1,022,905 | $3,977 |
Things to weigh
- Lower payment, higher total cost. The monthly saving is usually small compared with the extra interest.
- Slow equity. You build ownership much more slowly, which matters if prices fall or you sell early.
- Prepaying helps. Paying extra principal on any loan shortens it; try the mortgage payoff calculator.
- Compare the real offers. Use the mortgage calculator and the affordability calculator with quotes you actually receive.
This is an estimate for a fixed-rate loan, not a loan offer or financial advice; your lender’s figures are what count.
How to use the 50-year mortgage calculator
- Enter the home price and your down payment percentage.
- Enter the interest rate you expect for a 50-year loan and the 30-year rate to compare.
- Compare the monthly payment, total interest and principal paid after 5 years.
Frequently asked questions
What is the monthly payment on a 50-year mortgage?
On a $360,000 loan at 7% over 50 years the payment is about $2,166 a month for principal and interest. Enter your own numbers above for your exact figure.
How much more interest does a 50-year mortgage cost than a 30-year one?
In the example above (7% for 50 years against 6.5% for 30 years) the 50-year loan costs about $480,487 more in total interest, while the monthly payment is only about $109 lower.
Do 50-year mortgages exist?
They are not a standard product everywhere, and availability, qualification rules and rates vary by lender and country. Ask lenders directly and compare their written quotes.
Is a 50-year mortgage a good idea?
It lowers the monthly payment but builds equity slowly and costs far more in interest. It can make sense only in specific situations, and paying extra principal can offset part of the cost.
Does this include taxes and insurance?
No. It models principal and interest only; property tax, insurance and PMI are paid on top.
Related tools: Mortgage calculator · Mortgage payoff · Affordability calculator