30-Year Mortgage Calculator.
The default American mortgage. Lowest monthly payment, highest total interest. The structure made famous by Fannie Mae and Freddie Mac. ~85% of US first-time buyers choose this term.
A $400,000 loan at 6.5% over 30 years = monthly payment of $2,528, total interest $510,178. Adjust amount and rate in the calculator below.
Mortgage Calculator
Is the 30-year right for you?
✅ Pros
- →Lowest monthly payment of any standard mortgage
- →Maximizes home-buying affordability
- →Frees cash flow for retirement contributions and emergencies
- →Massive lender competition = best rate access
- →Tax-deductible mortgage interest (US, primary residence)
⚠️ Cons
- →Highest total interest cost (often 75%+ more than 15-year)
- →Slow equity build in early years
- →Rate is typically 0.5-0.75% higher than 15-year
- →Mortgage outlives your career if you start at 35+
Ideal borrower profile
- ✓ First-time home buyers maximizing affordability
- ✓ Anyone prioritizing monthly cash flow over total interest
- ✓ Buyers in high-cost markets where shorter terms are unaffordable
- ✓ Borrowers planning to use the difference to fund 401(k)/IRA/investments
- ✓ Those who may sell or refinance within 7-10 years anyway
How the 30-year compares.
Same $400,000 loan, different terms. Each at the typical rate for that term.
| Term | Rate | Monthly | Total Interest | Total Paid |
|---|---|---|---|---|
| 10 yr | 5.75% | $4,391 | $126,892 | $526,892 |
| 15 yr | 6% | $3,375 | $207,577 | $607,577 |
| 20 yr | 6.25% | $2,924 | $301,691 | $701,691 |
| 25 yr | 6.4% | $2,676 | $402,766 | $802,766 |
| 30 yr ← | 6.5% | $2,528 | $510,178 | $910,178 |
| 40 yr | 7% | $2,486 | $793,148 | $1,193,148 |
Highlighted row = current page. Rates shown are typical for prime borrowers in May 2026.
The math nobody shows you.
A $400,000 loan at 6.5% over 30 years = $2,528/month and $510,178 total interest. You pay $910,178 to borrow $400,000 — meaning interest costs more than the original loan principal. The 30-year fixed exists because Fannie Mae and Freddie Mac securitize them, which is unique to the US mortgage market.