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Refinance Break-Even Calculator

Find out how long it takes for the monthly savings from a refinance to repay the closing costs you paid to get the new loan. Below the break-even point you lose money on the refi; beyond it, every month is net benefit against your old loan.

Currency
$
$
$
Examples

$5,000 closing costs and $200/month in savings → 25 months (about 2 years) to break even.

Months to Break Even
25 months
Years to Break Even
2.1 years
Savings by Planned Stay
$12,000.00
Net Gain/Loss by Planned Stay
$7,000.00

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Examples

How It Works

Formula

Monthly Savings=Current Payment−New Payment\text{Monthly Savings} = \text{Current Payment} - \text{New Payment}

Months=Closing CostsMonthly Savings\text{Months} = \frac{\text{Closing Costs}}{\text{Monthly Savings}}

Years=Months12\text{Years} = \frac{\text{Months}}{12}

Planned-stay Savings=Monthly Savings×Planned Stay Months\text{Planned-stay Savings} = \text{Monthly Savings} \times \text{Planned Stay Months}

Net Gain/Loss=Planned-stay Savings−Closing Costs\text{Net Gain/Loss} = \text{Planned-stay Savings} - \text{Closing Costs}

Variables

Current Payment\text{Current Payment}

Monthly payment before refinancing

New Payment\text{New Payment}

Estimated monthly payment after refinancing

Closing Costs\text{Closing Costs}

Total up-front cost of the refinance

Monthly Savings\text{Monthly Savings}

Old monthly payment minus new monthly payment

Planned Stay Months\text{Planned Stay Months}

Expected time keeping the refinanced loan, converted to months

Months\text{Months}

Months of savings needed to recoup the closing costs

Years\text{Years}

Months expressed in years

Divide the closing costs by the monthly payment savings to get the number of months until cumulative savings repay the up-front cost. Divide that by 12 for the equivalent in years. Below the break-even point you're behind on the refinance; beyond it, each month's savings is net benefit compared to keeping the old loan.

Frequently Asked Questions

01When does refinancing make sense?
A refinance pays off when you plan to keep the loan well past the break-even point. If you expect to sell the home or refinance again before then, the closing costs outrun the savings and the refi is a net loss. Three rough rules of thumb: keep the loan at least twice as long as the break-even period, account for any extension of the term (a 30-year refi after 5 years of paying restarts the clock), and check that your monthly savings are real after escrow changes are applied.
02What's typically included in closing costs?
Closing costs usually bundle lender origination fees, appraisal, title insurance, recording fees, credit report, and any discount points you choose to buy. Some refinances roll these costs into the new loan principal — that hides them from the up-front bill but still extends your break-even because you pay interest on them for the life of the loan. Use the figure from the lender's Loan Estimate, not a marketing brochure.
03What if I sell or refinance again before breaking even?
You walk away with a net loss on the refi. The closing costs you paid up front never got fully repaid by the lower monthly payments, so your effective cost of the refinance is the unrecovered portion plus any prepayment penalty. This is the core risk of a short-horizon refi: a "great rate" only matters if you stay in the loan long enough to earn it back.
04How does a rate-and-term refi differ from a cash-out refi?
A rate-and-term refi swaps your existing balance into a new loan with a different rate, term, or both — the goal is a lower monthly payment or faster payoff, and break-even math like this calculator applies cleanly. A cash-out refi pulls equity out as cash and increases the loan balance, so the monthly-savings comparison is muddier — you're trading equity for liquidity, not just lowering payments. Use this calculator for rate-and-term refinances; cash-out refis need a fuller analysis.
05Does this account for taxes or escrow changes?
No — the calculator assumes the monthly savings figure you enter is a clean apples-to-apples comparison. If your new loan changes the escrow split (property tax and insurance can be re-budgeted at refinance) or alters mortgage interest deductibility in your jurisdiction, those effects need to be folded into the savings figure before you enter it. When in doubt, use the principal-and-interest difference only and treat the result as a lower bound.

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