Home Mortgage Refinance: What Are My Options?

What Is the Meaning of Refinance?

A home mortgage refinance is when you replace your current mortgage with a new one.

If interest rates have dropped below your current rate, it’s often a good idea to consider refinancing. With a refinance, you can pay off your loan sooner or tap into your home’s equity to help pay for renovations, medical bills, college tuition, or high credit card debt.

As with your current mortgage, you have lots of options when it comes to refinancing, and each comes with its own pros and cons.

Make sure you fully evaluate all your options — as well as the costs and long-term implications  — before deciding which route to take.

Option 1: A Rate and Term Refinance

This is the most popular type of refinance. It can help you change the term of your loan (how long you have to pay it off), the rate of the loan (how much you pay in interest), or both.

Rate refinances:

Rate refinances can be a good idea if market interest rates drop below the rate on your current loan. By refinancing to that lower rate, you can reduce your monthly payments and potentially save thousands in interest over the life of your loan.

Rate refinances can also be a great idea if you currently have an adjustable-rate mortgage and want a lower fixed rate that doesn’t change. Refinancing into a fixed-rate loan offers predictable payments and can help protect you from sudden jumps in interest rates that result in increased monthly payments.

Term refinances:

You might want to change the term of your loan with your refinance, too.

If your income has gone up since you initially took out the loan, refinancing to a short-term loan (say, a 10-year loan instead of a 30-year) can help you pay it off sooner. Your monthly payments will be larger, but you’ll save lots of interest over the life of the loan.

If your income drops, you might want to refinance into a longer-term loan to help lower your payments and monthly costs.

What are the pros and cons of rate-and-term refinances?

Pros:

1. You can lower your monthly payments.
2. Your new loan will be fixed for the life of the loan, which means you’ll know your interest rate and how much you’ll pay each month.
3. You can refinance your mortgage and any home equity loans into a single repayment plan with a lower interest rate.
4. You may be able to get rid of Private Mortgage Insurance (PMI) if you have 20% equity or more in the property.

Cons:

1. If you have loans with lower interest rates than what’s available today, it may not make sense to refinance into another loan with such high rates, depending on your refinance break-even point.
2. You have to pay closing costs when you get approved for a new loan, which can add up quickly depending on a variety of factors, including if you purchased points to reduce your rate.

Option 2: A Cash-Out Refinance

Cash-out refinancing is also a popular option, particularly for homeowners who have been in their homes for a while.

With a cash-out refinance, you replace your existing mortgage with a higher-balance one. You then take the difference between the two loans in cash and can use it toward things like debt, home renovations, repairs, medical costs, tuition, or anything you choose.

With a cash-out refinance, the total amount you can take out depends on your credit, income, and how much equity you have in the home — meaning how much of the home you’ve paid off and own.

What are the pros and cons of a cash-out refinance?

Pros:

1. If your house has increased in value, you could use some of the money to renovate, pay college tuition, or take a dream vacation.
2. You can get rid of high-rate credit cards, car loans, and other personal loans with high-interest rates by using the money from the cash-out refinance to pay off those debts.
3. If you plan on moving in the next year or two, a cash-out refinance could allow you to buy a nicer home than if you had only taken out a loan amount equal to what was needed for repairs or upgrades on your current home.

Cons:

1. Your monthly payment may increase if the principal amount increases significantly and/or there is a significant rate change.
2. To that end, the interest rate may be higher than what you currently pay on your mortgage. In other words, it could cost you more money.
3. You’ll need to pay closing costs, which can be as much as 3% or more of the purchase price.

Option 3: FHA Streamline Refinance

If you have an FHA insured mortgage, you can opt for an FHA Streamline Refinance — essentially a pared-down, simplified refinance process designed to help lower your payment or improve your loan terms.

You might even be able to get the costs of your refinance rolled into your loan balance, making the refinancing process technically “free” up front.

What are the pros and cons of an FHA Streamline Refinance?

Pros:

1. No appraisal is required, which will save you money.
2. The borrower does not need to be current on their mortgage. The loan can be paid off in full as long as it has been open for at least three years and the borrower has made 12 months of payments on time.
3. There are no income or credit score requirements; however, you still have to meet FHA guidelines.

Cons:

1. FHA Streamline Refinances only allow for a single lien on the home. This option isn’t available to you if there are other liens on the property.
2. The interest rate you get with this type of loan might not be as good as what you could get through another type of mortgage.

Option 4: Cash-In Refinance

Cash-in refinances are rarer than the other options, but they can benefit the right homeowner.

With these types of refinances, you pay more toward the home during your refinance — basically putting in an additional down payment.

This could help you in one of two ways:

1. By lowering your balance and, subsequently, your monthly payment.
2. Helping you reach 20% home equity allows you to cancel PMI (thus lowering your monthly payment even further).

A cash-in refinance can be a good idea if you’ve had a sudden cash windfall and want to invest it safely or just lower your monthly housing costs.

What are the pros and cons of a cash-in refinance?

Pros:

1. A cash-in refinance is a great way to pay off your mortgage faster than the standard 30 years.
2. You can extend the term of your mortgage if you need more time to pay it off.
3. You can potentially qualify for a lower rate if the mortgage principal is decreased. This is most applicable for Jumbo loans, where an additional down payment will bring the loan amount below the Jumbo threshold.

Cons:

1. The obvious con is the outlay of additional cash. If you anticipate a large expense in the future or have purchased a fixer-upper that will require additional investment, this may not be the best choice for you.

Fixed rate or Adjustable-Rate Mortgage Refinance?

If you decide on a refinance, you can choose between a fixed-rate loan and an adjustable-rate. Make sure you’re clear on the differences and get a full breakdown of the costs of both options from your lender.

On an adjustable-rate loan, you’ll want to know the following:

• When the fixed-rate period expires (meaning when your rate and payment can start fluctuating).
• Any caps on the initial rate adjustment.
• Any lifetime caps on rate increases.

These can help you better evaluate the full costs of the loan before moving forward.

Typically, a Conventional fixed-rate loan is the safest option if you plan to stay in the home for the long haul.

Is This the Right Time to Refinance?

The best time to refinance your mortgage depends on many factors:

• Your income.
• Your credit.
• The balance on your loan.
• Your long-term financial goals.

If you have questions about whether a refinance would work in your financial favor, reach out to an Embrace loan officer today. We can help you make the best decision for your household.

Frequently Asked Questions: Refinance Options

What are the main types of mortgage refinance options?

The most common refinance options include rate-and-term refinance, cash-out refinance, and streamline refinance, each serving different financial needs.

How do I know if refinancing is right for me?

Refinancing may be right for you if you can lower your interest rate, reduce your monthly payment, shorten your loan term, or tap into home equity.

What is the difference between a cash-out refinance and a home equity loan?

A cash-out refinance replaces your current mortgage with a new one for more than you owe, giving you the difference in cash. A home equity loan is a second loan in addition to your mortgage.

Can I refinance with bad credit?

Yes, refinancing with bad credit is possible, but it may come with higher interest rates or limited options. Government-backed loans may offer more flexibility.

How long does the refinance process take?

The refinancing process typically takes 30 to 45 days, depending on the lender, required documentation, and your financial situation.