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20 vs. 30-Year Mortgage Calculator

Enter the loan and your investing plan

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Yearly return on the money the 30-year borrower saves each month, and on the payments the 20-year borrower frees up after year 20.

years
More options
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Applied to the gains as if the investments were sold at the end. Use 0 for a tax-free account.

Which plan comes out ahead

Net worth lead

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20-year payment

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30-year payment

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Monthly difference invested–
20-year loan balance at the end–
30-year loan balance at the end–
20-year plan investments (after tax)–
30-year plan investments (after tax)–
20-year plan: investments minus loan–
30-year plan: investments minus loan–
Total interest, full 20-year loan–
Total interest, full 30-year loan–
Return where both plans finish level–

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Both households spend the same each month: the 20-year payment for the first 20 years, then the 30-year payment. Results are at the end of year –.

Net worth year by year

Loan balances and invested savings for each plan. The last column shows which plan is ahead and by how much.

Year20-yr balance20-yr investments30-yr balance30-yr investmentsAhead

Results are estimates for educational purposes and are not financial, tax or legal advice.

Find out whether paying off a home in 20 years beats taking 30 years and investing the lower payment. It tracks both loans and both investment pots year by year and shows which plan leaves you richer. If you want to see how the figures change, the amortization calculator gives you an instant result you can adjust as you go.