November 16, 2022 by Leave a comment

As interest rates continue to move upward, more buyers are considering buydown methods to make homeownership more affordable. One of these is the 2/1 buydown, which allows borrowers to pay more upfront while enjoying reduced interest rates for the first two years of their mortgage.

If you’re looking for ways to save on your mortgage, here’s what you need to know about the 2/1 buydown.

What Is a 2/1 Buydown?

Mortgage loans available with interest rate reductions during the first two years are called 2/1 buydown programs. This means your interest rate will drop by 2% in the first year, 1% in the second year, and return to the full interest rate by the third year. 

While a 2/1 buydown can be a great deal, borrowers must be able to afford monthly mortgage payments after the interest rate returns to its original rate.

How Does a 2/1 Buydown Work?

Buydowns are arrangements that allow borrowers to more easily qualify for mortgages with a lower interest rate. Some loans allow buyers to permanently lower their interest rates by paying for points from the lender. Meanwhile, a 2/1 buydown is a temporary decrease that lasts for two years and gives buyers time to save money. 

Although the interest rate starts low, it increases over two years until it reaches its final rate in the third year. Lenders often require either the seller or buyer to pay an extra fee for this financing agreement, which can be used as an incentive by sellers or home builders to attract more buyers.

This payment can be set up as mortgage points or a lump sum that goes into an escrow account with the lender and is used to make up for the lower monthly payments made by the borrower.

Example of a 2/1 Buydown

Assuming you qualify for a 30-year mortgage at 5% and the seller is proposing a 2/1 buydown, your interest rate would be 3% for the first year and 4% for the second. At the start of the third year, the interest rate on the loan would return to the original 5%.

This means that if you borrowed $200,000 over 30 years, your monthly payment would be $843 in the first year and $955 in the second. At the end of the third year, it would increase to $1,074 and remain at that rate for the life of the loan. If you don’t account for the lender’s fee, this could save the borrower $4,198 using a 2/1 buydown.

How Much Does a 2/1 Buydown Cost?

This deal saves you money on your monthly payments during the first two years, which can quickly accumulate to several thousand dollars. While you’re saving on your monthly mortgage payments, you may still need to pay an upfront fee which is put into an escrow account. This fee varies depending on the loan amount and the lender, but you may not have to pay this at all.

Total Mortgage has branches across the country. Find a Total Mortgage expert near you and speak with one of our mortgage experts to discuss your loan options.

Pros and Cons of a 2/1 Buydown

The major advantage of a 2/1 buydown is saving on monthly payments, but there are other advantages (and disadvantages) of getting a 2/1 buydown deal.

Advantages of a 2/1 buydown

  • Ease into homeownership: Many people aren’t acclimated to the responsibilities of homeownership, so a smaller monthly price may offer some relief.
  • Saving money: In addition to lower monthly payments, there is also the added benefit of having more disposable income each month. This could be used to pay down the principal, finance home improvements, or help achieve other financial goals.
  • Larger mortgage: With temporarily lower monthly payments, you may be able to afford a larger mortgage, which means you can buy a more expensive home.

Disadvantages of a 2/1 buydown

  • Higher upfront costs: Compared to other mortgage loans, the 2/1 buydown has higher upfront costs unless the owner pays the fees.
  • Problems with escrow: If the escrow agent doesn’t send the payment, you may be on the hook for the amount.
  • Increased payments: Some homeowners may discover that they are stretched too thin by the third year and are forced to sell their property to make ends meet.

When to Use a 2/1 Buydown

If you’re a seller debating whether or not to offer a 2/1 split, it’s worth considering if you’re having trouble selling your home and may benefit from an extra incentive.

Alternatively, you can purchase a property with a higher price tag and benefit from the increased savings as a buyer. When the third year rolls around and you’re back to making mortgage payments at the original rate, it’s a good idea to verify whether you can afford the larger payments.

Buyers need to ensure they’re receiving a good bargain on a house since sellers may raise the price to cover their extra expenses by offering the 2/1 buydown option.

Explore Your Options With Total Mortgage

Finding a mortgage that fits your specific requirements and circumstances can be just as complicated as the search for the perfect home. The right mortgage lender can help ease your stress by taking the time and effort necessary to guarantee a seamless transaction.

If you have questions about the 2/1 buydown loan or if you’re ready to take the first step toward finding the right mortgage, consider your options with Total Mortgage. Start your application with Total Mortgage today and get your free rate quote after answering a few questions.


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