**Evaluating Refinancing
Your Mortgage - It is more than rates, it is your objectives, too.**

If
you are like most people, your home is your most valuable financial
asset and your mortgage is your largest debt. Consequently, periodically
examining your existing mortgage and potential mortgage options makes
sense. As part of this review, be sure to include several factors:

- Interest rates
- How does your current rate compare with those currently available?
- Type of mortgage
- Does your mortgage type (fixed or adjustable rate) fit your plans
on how long you intend to live in your current home?
- Monthly payments
- Can you reduce your payments by refinancing or can you afford
more?
- Loan balance
- If you have paid down your mortgage over time, refinancing the
lower balance may reduce your payments even with the same interest
rate. Do you wish to refinance with a higher balance to access equity
you have built up to pay down other loans or for other purposes?
- Costs of refinancing
- You may incur expenses when you refinance. If refinancing with
lower monthly payments is your objective, you should be sure that
your monthly savings over a short period of time will offset any
refinancing costs you may have.
- Tax consequences
- Interest paid on a home mortgage is usually tax deductible for
those that itemize their deductions. Consult your tax advisor for
more information.

Here
is a calculator that will help you determine monthly payment levels
with different types of mortgages.

As
you look at these results, there are be a few things that you will probably
notice:

- Even though
the interest rates on shorter term fixed rate mortgages may be lower,
the monthly payments are probably higher. This is because the amount
of principal payment each month is larger. You are paying down the
mortgage faster.
- Usually, Arms
with shorter term initial rate periods (for example, 1 and 3 years)
usually have lower rates and lower monthly payments. This is due
to the "yield curve" sloping upward with longer maturities.
Longer term loans have higher rates.

Even
though shorter term Arms and potentially balloon mortgages offer lower
monthly payments, it is important that to understand that rates on Arms
can increase after the initial period and that the entire balance of
a balloon mortgage comes due at the end of the mortgage period. If you
are considering an ARM or balloon mortgage, be sure that you would be
able to afford a higher monthly mortgage payment if your rate increases.
Here is a calculator that can help you evaluate the impact of increasing
mortgage rates.

**Other Issues to
Consider**

- The size of
your mortgage payment should only be one part of your mortgage decision
making process.
- If "paying
off" your mortgage or significantly reducing your total debt
level is important, a shorter term fixed rate mortgage with a 20
or 15 year term may be right for you.
- If you plan
to live in your home for only a short time (for example, five years
or less), you may want to seriously consider an adjustable rate
mortgage with an initial rate term that matches your moving plans.
- Balloon mortgages
are usually less attractive than a similar term ARM. With a balloon
mortgage, you will need to secure a new mortgage at the end of the
term subjecting you to not only to changes in rates, but also the
costs and process of getting that new mortgage.
- Be sure that
you can afford your mortgage payments - both at the time you get
it and in the event that you get an ARM and rates have risen when
the initial rate period expires.

**Summary**

Choosing
the mortgage that is right for you is critical. Consider what you want
your mortgage to do for you. Factor in your plans for how long you anticipate
needing the mortgage (how long you are going to live in the home) and
be sure that you can accept the risk that your monthly payments may
rise if you choose an adjustable rate or balloon mortgage.