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Advice needed on whether to refinance HELOC only, since first mortgage is halfway paid off.

Profile picture for violets1962
We refinanced our first mortgage in 2005 at 5.5% for 15 years; it is now at $190,000 with 7.5 years left. In 2007, we took out a HELOC in order to add on to our house. We owe $215,000 on the HELOC. We are currently in an interest-only repayment period (although we always add more to the required payment in order to decrease the principal), and our interest rate is Prime + 0. Our credit score is around 760. If we refinance our first mortgage, the interest we will pay over 15 years will be more than if we keep our current mortgage (since we have only 7.5 years left on it), despite the lower rate. We plan to stay in our home permanently; it is in a highly sought-after area of our city of older (80-100-years old), well-maintained houses. We would appreciate any advice--thanks.
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December 07 2011 - Nashville
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Answers (1)

Profile picture for Georgia Loans
I estimate your current payment to be $2573.81 and after 7.5 years of payments your current payment should have aprx $1697.67 principal and $876 interest. A refinance of $190,000 at 3.25% on a 10 Year Fixed, with an additional principal payment of $717 each month would equal the same payment you make now and payoff in 82.5 payments ( starting with  principal of $2059 & interest of $514), saving aprx $19K minus closing costs. Since you are paying the Prime rate on the Heloc, I would recommend combining the 2 loans if the home will appraise for $510K or more. The Heloc will definitely go up in the future and no reason not to lock the current rate in now at 3.25% and avoid the increases and wasted interest payments.       
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December 07 2011
 

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