Mortgage rates in 2020 hit historic lows, allowing many homeowners to save money by refinancing to a lower rate. Although rates have gone up this year from where they were in 2020, they are still low, opening the door for homeowners who have not refinanced to consider doing so now.
This guide can help you understand how mortgage refinancing works and how you can qualify with the right lender. You’ll learn:
- Are mortgage refinancing rates going down?
- How does mortgage refinancing work?
- How much does refinancing cost?
What Are the Best Mortgage Refinance Lenders of 2021?
|
||||
|
||||
|
||||
|
||||
|
||||
|
||||
Before You Apply
- Mortgage types: conventional, FHA, VA, USDA, ARM, Carrington Flexible Advantage, first-time buyers, refinancing
- Minimum FICO credit score: 500
- Maximum loan amount: $2.5 million
- Better Business Bureau rating: A+
Best Features
-
Applicants with credit scores as low as 500 are accepted for some products.
-
Conventional loans are offered with down payments as low as 3%.
Before You Apply
- Mortgage types: fixed rate, ARM, conventional, USDA/Rural Development, FHA, VA, jumbo, refinance, renovation, reverse mortgage
- Minimum FICO credit score: 580
- Maximum loan amount: undisclosed
- Better Business Bureau rating: A+
Best Features
-
The selection of mortgages includes VA and USDA loans, which often have no down payment requirements.
-
The company has an A+ customer service rating with the Better Business Bureau.
-
Renovation loan options include the HomeStyle Renovation Loan, which combines the cost of remodeling and the mortgage into one loan.
Best for consumers with credit scores between poor and good
Before You Apply
- Mortgage types: conventional, fixed rate, ARM, FHA, refinance, VA, FHA Streamline Refinance, Refi Plus, VA Streamline Refinance
- Minimum FICO credit score: 620
- Maximum loan amount: Not disclosed
- Better Business Bureau rating: A+
Best Features
-
Borrowers with fair credit may qualify.
-
It features a simple online application process.
-
VA loan borrowers aren’t charged lender fees.
Before You Apply
- Mortgage types: conventional, FHA, VA, USDA, ARM, refinancing, renovation, jumbo
- Minimum FICO credit score: 620
- Maximum loan amount: $2 million
- Better Business Bureau rating: A+
Best Features
-
A broad range of mortgage products are offered.
-
Special mortgage programs for first-time buyers and manufactured homebuyers are available.
Before You Apply
- Mortgage types: VA, VA jumbo, refinance
- Minimum FICO credit score: 640
- Maximum loan amount: $1.5 million
- Better Business Bureau rating: A+
Best online bank for customer service
Before You Apply
- Mortgage types: fixed rate, ARM, home equity loans, refinancing, HomeReady for first-time homebuyers
- Minimum FICO credit score: 620
- Maximum loan amount: $4 million
- Better Business Bureau rating: A+
Best Features
-
A program is available for first-time homebuyers.
-
Existing Ally customers can get a closing cost discount.
Before You Apply
- Mortgage types: fixed rate, Affordable Loan Solution, FHA, VA, ARM, home equity line of credit, fixed-rate refinancing, FHA refinancing, VA refinancing, cash-out refinancing, adjustable-rate refinancing, jumbo
- Minimum FICO credit score: Not disclosed
- Maximum loan amount: $2.5 million
- Better Business Bureau rating: A+
Best Features
-
Bank of America has a wide variety of mortgage products.
-
The lender offers origination fee discounts for qualifying Bank of America and Merrill Lynch clients.
-
Home equity lines of credit have no annual, application or cash advance fees or closing costs.
-
Bank of America offers a first-time homebuyer program.
Before You Apply
- Mortgage types: fixed rate, FHA, VA, USDA, ARM, home equity line of credit, refinancing, medical professional mortgage program, jumbo, PNC Community
- Minimum FICO credit score: Not disclosed
- Maximum loan amount: $5 million
- Better Business Bureau rating: A+
Best Features
-
Multiple types of mortgages are available.
-
Some mortgage options require no or low down payments.
-
PNC supplies an online home ownership cost tool.
Before You Apply
- Mortgage types: Traditional, ARM, refinancing, home equity line of credit, Alliant Advantage Mortgage
- Minimum FICO credit score: 620
- Maximum loan amount: $2.5 million
- Better Business Bureau rating: A+
Best Features
-
No-down-payment mortgages are available for first-time homebuyers with excellent credit.
-
Mortgages are available to borrowers with FICO credit scores as low as 620.
Before You Apply
- Mortgage types: conventional, FHA, VA, USDA, ARM, refinancing, bond, renovation, Freddie Mac HomeOne, Freddie Mac Home Possible, Fannie Mae HomeReady
- Minimum FICO credit score: 620
- Maximum loan amount: $3 million
- Better Business Bureau rating: A
Best Features
-
The first-time homebuyer program HomeOne can require a down payment of as little as 3% and borrowers may qualify with a minimum 620 credit score.
-
Government-insured loans including Federal Housing Administration, Veterans Affairs, and United States Department of Agriculture programs are available.
What Are the Latest Mortgage Rates?
Locking in a low mortgage rate today can save you thousands over the life of your loan. Compare your mortgage rate offers with national average trends.
U.S. News Survey: Ultralow Mortgage Rates Fuel a Refinancing Frenzy
Last year, homeowners rushed to refinance, hoping for lower interest rates, lower monthly payments or perhaps both, as mortgage rates hit historic lows.
With rates igniting a refinancing boom, U.S. News in fall 2020 surveyed homeowners who refinanced within the previous six months to find out their goals and results. The survey revealed that many people refinanced to lock in low interest rates, yet failed to properly shop around for the lowest rates.
Among the other key survey findings:
- Record-low interest rates drove more than 75% of respondents to refinance.
- Reducing interest rates and monthly payments were the main reasons cited for refinancing.
- Most respondents didn’t cash out equity.
- Fewer than a quarter of respondents said they adequately shopped for the lowest interest rates.
More than half of respondents refinanced to get lower interest rates; more than a quarter did so to reduce their monthly payments.
More than three-quarters of respondents said historically low interest rates were the main reason they decided to refinance.
Lowering total interest cost was important to 84% of respondents.
Most respondents didn’t refinance to tap equity, but about 14% did a cash-out refinance to pay for major expenses and nearly 6% to alleviate COVID-19 financial pressures.
Almost half of respondents had their home loans for five years or less before refinancing.
Refinancing resulted in lower monthly mortgage payments for 60% of respondents, and about 19% now have higher payments.
A lower monthly mortgage payment was important to about 70% of respondents.
About half of respondents didn’t change their mortgage terms, but more than 30% now have shorter repayment terms.
Although many homeowners refinanced to get lower interest rates, only 22% of respondents got rate quotes from at least three lenders.
- U.S. News ran a nationwide survey in September and October 2020.
- The survey sample came from the general American population, and the survey was configured to be representative of this sample.
- The survey was screened to include homeowners who refinanced their mortgages within the last six months.
- The survey asked 10 questions related to refinancing a mortgage.
Where Mortgage Refinance Rates Are Heading
Mortgage rates hit record lows last year as the coronavirus plunged the U.S. economy into a recession. Rates have remained under 3%, following a spike in April, according to data from Freddie Mac. This may be a good time for some homeowners who are considering refinancing to take advantage of low rates. But you might not want to wait too long if you think now might be the time to refinance; consumer inflation has accelerated quickly and may lead to rising mortgage rates in the summer months.
How Does Mortgage Refinancing Work?
A mortgage refinance replaces your original mortgage with a new one, ideally with a lower interest rate. You’ll get a new interest rate and other loan terms, and you can make other changes to the loan, such as trading an adjustable-rate mortgage for a low fixed-rate mortgage.
The lender pays off your old home loan, and you begin making payments on your new mortgage.
What Are the Different Types of Mortgage Refinancing?
Here are three common mortgage refinance loans:
- Rate-and-term refinance. This is the most common type of mortgage refinancing. You’ll take the balance of your original mortgage and borrow at a different rate and terms. You should get a lower interest rate, and you can switch from an adjustable-rate loan to a fixed-rate loan or vice versa. For example, you could refinance a 30-year adjustable-rate mortgage to a 15-year fixed-rate loan.
- Cash-out refinance. This alternative to a home equity loan can offer a change of interest rate and other terms, but you’ll increase your balance. It gives you cash at closing, which is added to your mortgage balance.
- Cash-in refinance. This is less common than rate-and-term refinance or cash-out refinance. You’ll bring cash to the closing table to pay down your loan balance with this type of mortgage refinance. It’s an interest-saving option if you’ve got the cash to do it because this type of loan can offer a lower mortgage rate, shorter repayment term or both.
Why Might You Want to Refinance Your Mortgage?
Mortgage refinancing makes sense when you can use it to save on interest, access home equity or both. Consider some reasons people refinance a mortgage:
- Interest savings. A lower mortgage refinance rate will reduce your monthly mortgage payment, as long as you do not borrow more money or shorten your loan term. In fact, a new loan with a lower rate might help you build equity in your home faster than you would with a higher interest rate. Shorter loan terms, such as switching from a 30-year to a 15-year fixed-rate mortgage, can also offer interest savings and allow you to pay off your mortgage sooner.
- Longer terms and lower monthly payments. Longer loan terms, such as a 30-year fixed-rate mortgage, will lower your monthly payment. Usually, a mortgage with a longer term will have a lower monthly payment than a mortgage with a shorter term. But the longer you take to pay off your loan, the more interest you will pay overall.
- Switching from an adjustable rate to a fixed rate. Converting from an adjustable-rate to a fixed-rate loan locks in your interest rate, preferably at a lower rate. You may want to do this if mortgage refinance rates are low and you plan to stay in your home for more than a few years.
- Switching from a fixed rate to an adjustable rate. Some homeowners who plan to move within a few years choose to switch from fixed-rate loans to adjustable-rate mortgages. Compared with a fixed-rate mortgage, an ARM could provide a lower rate for the first few years. That means big interest savings if you won’t live in your house for long.
- Converting home equity into cash. Cash-out refinancing converts your home equity into cash that you can use to pay for home improvements or to pay off debts, such as a second mortgage or a high-interest credit card balance. But exercise caution with your home equity; avoid using it to finance short-term expenses for what could amount to long-term debt.
Do You Qualify for Refinancing?
Approval for refinancing is slightly more complicated than regular mortgage approval – especially as lending standards are still somewhat tight in the COVID-19 economy, though they are loosening. Mortgage credit availability increased in March, according to the Mortgage Bankers Association’s Mortgage Credit Availability Index. You’ll need to prove your creditworthiness and income as you would with any other mortgage, but refinancing adds another layer: home equity.
Generally, home loan refinance lenders require a minimum credit score of 620 for standard loans. But you could qualify for refinancing with special programs such as government-backed loans if you have a lower credit score.
Before you apply for a refinance, put yourself in the best position to get a good interest rate and terms. Check your credit, and identify errors and areas for improvement. Pay down any balances and correct mistakes on your credit report.
You’ll also need sufficient income to qualify for your refinance. If your income has stayed the same or increased while your home loan balance decreased, you should have no problem with approval.
But if your pay has dropped during the pandemic, or you plan to add to your balance by taking a cash-out refinance or by combining a first and second mortgage, expect more scrutiny from your lender for approval.
Most lenders won’t approve a loan with a monthly mortgage payment that’s more than 30% of your total gross monthly income. For example, if you earn $5,000 per month, your monthly mortgage payment shouldn’t be more than $1,500.
Lenders assess your loan-to-value ratio to determine risk. LTV measures how much you owe on your home loan compared with your home’s market value. Typically, mortgage refinancing companies look for at least 20% home equity and an LTV ratio of up to 80%.
How Much Does Refinancing Cost?
You’ll pay fees to refinance, just as you would for a brand-new mortgage. Expect to pay closing costs similar to your original mortgage, generally about 2% to 3% of the loan amount. This may include lender fees, such as the origination fee, and the third-party fees for inspection and appraisal.
Before you refinance, make sure you do the math: For a $300,000 home loan refinance, plan to spend $6,000 to $9,000 on closing costs.
What’s the Best Way to Choose a Mortgage Refinance Company?
Picking the right lender is key. You can narrow down lenders based on mortgage products, interest rates and customer service ratings.
Choosing the best mortgage refinancing company starts with finding one that offers the refinancing product you want. Mortgage lenders offer a variety of refinancing loans, including:
- 15-year fixed-rate mortgage refinance.
- 30-year fixed-rate mortgage refinance.
- Federal Housing Administration refinance.
- Department of Veterans Affairs refinance.
- U.S. Department of Agriculture refinance.
- Adjustable-rate mortgage refinance.
- Jumbo loan refinance.
Once you find the right product, you can find the right price. Prequalify with a few mortgage refinance lenders to compare mortgage rates, and find out whether you meet minimum credit score requirements.
Shopping around allows you to compare interest rates side by side. They may look similar, but even a fraction of a percentage point can lower your monthly mortgage payment and save you a lot of money over time, especially on a larger loan.
As you compare rates, be sure to look at the APR. The APR reflects the interest rate and other costs, and it represents the true annual cost of a loan.
Because mortgage refinancing is a long-term commitment, choose a lender that can offer good customer service. Read reviews, ratings and complaints to find out what other consumers have to say about a lender.
Check the Better Business Bureau to find mortgage lender ratings, and visit the Consumer Financial Protection Bureau’s Consumer Complaint Database to learn about common grievances. You can also consider your own experiences: You can refinance with your current mortgage company if you’re happy with its service and it offers competitive products.
What Are the Steps to Actually Refinance Your Mortgage?
- Gather information. Lenders need details about your original mortgage – like the interest rate and the balance on your current loan. Much of this information is on your mortgage statement.
- Prequalify. Prequalifying uses a soft credit inquiry, so your credit score won’t be affected. It allows you to see the loan amount, interest rate and other terms you can expect if you apply. Be sure to shop around to find which lender is right for you.
- Apply. Once you determine which refinance loan is best for you, fill out the application. You’ll need to include documentation such as proof of home insurance, your most recent pay stubs, and a driver’s license or other form of identification.
- Field follow-up questions from the lender. The lender may have other questions for you after reviewing your application, such as asking you to explain an employment gap.
- Order a home appraisal, if needed. Often, the lender will work with you to set up an appointment for an appraiser to take measurements and photos of your home. This is usually an upfront cost for you.
- Schedule closing. Your lender will take care of a few more underwriting and behind-the-scenes tasks. If your appraisal is satisfactory, you can schedule closing.
- Sign documents at closing. You should receive your closing disclosure prior to actually closing, and you should compare this with the estimate you received at the outset of the refinancing process. Just like when you initially bought your home, closing involves signing multiple documents.
- Get set up with your new lender. Your escrow company and your former mortgage company will be paid after you close on your new loan. As you’re between mortgage companies, you may have some time between closing and when your first payment on your new loan is due.
When Is Refinancing Not a Good Idea?
A mortgage refinance is not the best decision for everyone. Here are some reasons you might want to stick with your loan:
- You’ve had your mortgage for a long time. If you’ve had your loan for a long time – generally, at least 10 years for a 30-year loan – you reach a point where you’ve paid most of the interest and are building equity. When you refinance a loan, you restart the loan amortization process and revert to paying more interest than principal.
- Your current mortgage has a significant prepayment penalty. Some lenders charge a prepayment penalty, which is a fee for paying off your loan early, even to refinance. If you refinance with your current mortgage company, you can request that this fee be waived. If the fee can’t be waived, factor that into your break-even calculations. Find your break-even point – when your savings are equal to the costs of your new loan – by dividing your total closing costs by your monthly savings.
- The fees outweigh the savings. If you want a lower interest rate to save money over time, you’ll only achieve your goal if you own the property long enough for the lower monthly payments to offset closing costs.
- You plan to sell your home in the next few years. If you sell your home before you break even on the cost of a refinance, you could waste money by refinancing the loan.
Is Now a Good Time to Refinance Your Mortgage?
Rates are still low, but whether now is a good time to refinance your mortgage depends on your financial situation. Don’t rush into refinancing if it’s not the best move for you at this time.
View More Best Mortgage Refinance Lenders
Before You Apply
- Mortgage types: conventional, FHA, VA, USDA, jumbo, All in One Loan, 203K Renovation Loan, Fannie Mae HomeReady, Freddie Mac Home Possible, HomeFundIt, refinance
- Minimum FICO credit score: 620
- Maximum loan amount: $3 million
- Better Business Bureau rating: A+
Best Features
-
Exclusive mortgage products include the HomeFundIt for crowdfunding a down payment.
-
The lender has a national presence with regional fulfillment and local support.
-
CMG Financial offers a mobile app.
Before You Apply
- Mortgage types offered: conventional, ARM, conforming, FHA, DreaMaker, VA, jumbo, refinancing
- Minimum FICO credit score: 620
- Maximum loan amount: $3 million
- Better Business Bureau rating: A+
Best Features
-
Down payments as low as 3% are accepted.
-
Fixed- and adjustable-rate mortgages are available.
Before You Apply
- Mortgage types: conventional, VA, ARM, FHA, USDA, jumbo, refinance, home equity
- Minimum FICO credit score: Not disclosed
- Maximum loan amount: $3 million
- Better Business Bureau rating: A+
Best Features
-
Flagstar Bank provides a broad selection of mortgages and home equity loans.
-
Some mortgages require no or a low down payment.
-
Borrowers can apply for loans online.
Before You Apply
- Mortgage types: refinance, jumbo, hybrid ARM, fixed rate, HARP, VA, FHA, 203k loan
- Minimum FICO credit score: 620
- Maximum loan amount: $3 million
- Better Business Bureau rating: A+
Best Features
-
LoanDepot mortgages have a lifetime guarantee, which means if you ever decide to refinance an existing LoanDepot loan, the company will waive the lender fees and reimburse appraisal fees.
-
The company offers a variety of mortgage products.
-
It’s licensed in all 50 states.
Best for digital customer care
Before You Apply
- Mortgage types: fixed rate, ARM, conventional, cash-out refinance, refinance, jumbo, FHA, VA, USDA, new construction, interest rate reduction refinance loan
- Minimum FICO credit score: 640
- Maximum loan amount: undisclosed
- Better Business Bureau rating: A+
Best Features
-
Homebuyers can choose from a variety of mortgage products.
-
Home loans are available nationwide.
-
Down payment and closing cost assistance is available.
Before You Apply
- Mortgage types: conventional, jumbo, FHA, VA, USDA, HomeReady, High Balance/Super Conforming, Energy Efficient Mortgage, FHA
- Minimum FICO credit score: Not disclosed
- Maximum loan amount: $2 million
- Better Business Bureau rating: A+
Best Features
-
Varied loan options are available.
-
McGlone Mortgage Group offers mortgage calculators and other tools.
-
Co-signers are allowed for most loans.
Best for conventional mortgage
Before You Apply
- Mortgage types: conventional, ARM, refinance, HELOC, jumbo, fixed rate
- Minimum FICO credit score: undisclosed
- Maximum loan amount: undisclosed
- Better Business Bureau rating: A+
Best Features
-
Citizens Bank provides a homebuying service with rewards for borrowers in select states.
-
Homebuyers can get an interest rate discount for qualifying automatic payments.
-
Borrowers can apply online.
Before You Apply
- Mortgage types: conventional, FHA, VA, ARM, refinancing
- Minimum FICO credit score: 620
- Maximum loan amount: $765,600
- Better Business Bureau rating: A+
Best Features
-
PennyMac accepts a 50% debt-to-income ratio for conventional loans in some instances.
-
Online capabilities include a 24/7 access center and email status updates.
Before You Apply
- Mortgage types: ARM, cash-out refinance, conventional, FHA, HELOCs, jumbo, reverse, USDA and VA
- Minimum FICO credit score: 620
- Maximum loan amount: $3 million
- Better Business Bureau rating: A+
Best Features
-
Provides multiple mortgage options, including low and no down-payment loans
-
Offers fixed- or adjustable-rate mortgages
Advertising Disclosure: Some of the loan offers on this site are from companies
who are advertising clients of U.S. News. Advertising considerations may impact
where offers appear on the site but do not affect any editorial decisions,
such as which loan products we write about and how we evaluate them. This site
does not include all loan companies or all loan offers available in the marketplace.
More News
Barclaycard Frontier Airlines World Mastercard Review
Bank of America Premium Rewards Credit Card
Everything You Need to Know About VA Land Loans