Rate-and-term refinance
Same house. Better loan.
Lower the rate, shorten the term, or drop the mortgage insurance, quoted across dozens of lenders, with a calculator that gives you a straight verdict before you commit.
Program snapshot
Rate-and-term at a glance
- The goal
- better rate, term, or MI
- Programs
- conv, FHA, VA, USDA, Non-QM
- The verdict
- calculated at your horizon
- Break-even
- computed, not guessed
- Occupancy
- primary, second, rentals
Refinancing depends on credit, equity, and program terms, which change without notice. Not an offer or approval.
A refinance should survive its own math.
We broker dozens of wholesale lenders and put the honest numbers first, because a refinance that can't beat its break-even shouldn't happen.
yes / no
in plain English, before you apply
A verdict, not a pitch
Our refinance calculator asks how long you'll keep the loan and answers honestly: ahead or behind at your horizon, on true-cost math that charges a restarted term for its slower payoff instead of hiding it.
- Break-even computed, not guessed
- Term-restart cost priced in
- Run it before anyone pulls anything
dozens
of lenders on one quote
The easiest loan to shop
A refinance has no seller deadline and no bidding war, which makes it the perfect loan to put out for competition. We shop your scenario across the wholesale market and bring back the winner.
- Conventional, FHA, VA, USDA, and Non-QM
- Pricing compared across the whole menu
- Your current lender gets no home-field advantage
MI
gone, in the right conditions
More levers than the rate
Rate is one lever of several: shortening to a 15 or 20 wipes out years of interest, appreciation may have pushed your equity past the mortgage insurance line, and FHA borrowers can refinance into conventional to shed MIP for good.
- Shorten the term, keep a similar payment
- Drop PMI at 20% equity
- FHA to conventional ends MIP entirely
More than a rate chase
Four ways a refinance earns its keep, and one way it doesn't.
The FHA escape hatch
FHA mortgage insurance usually runs for the life of the loan at minimum down payment. Once your equity crosses 20%, refinancing into a conventional loan can end that premium permanently, sometimes saving more than the rate change itself.
Self-employed since your last loan?
If your documented income changed shape, Non-QM refinances qualify on 12 or 24 months of bank statements or a CPA-prepared P&L. The loan you couldn't get approved for at a bank is a normal Tuesday on the wholesale menu.
Shorter term, bigger fortune
Dropping from a 30 to a 15 or 20 often costs less monthly than people fear and saves six figures of interest over the life of the loan. We quote the term ladder side by side so the trade is visible, not theoretical.
Sometimes we say don't
If the break-even lands past your realistic horizon, the honest answer is keep the loan you have, and we give it. A refinance that only works for the loan officer isn't one we'll sell you.
Verdict first. Paperwork second.
- 1
Run the calculator
Two minutes with today's average rates and your own horizon. If it says don't refinance, believe it.
- 2
We shop the market
Your actual scenario across dozens of lenders, every lever quoted: rate, term, and mortgage insurance.
- 3
Close and pocket the difference
No seller deadlines, no moving trucks. Just the same house with a better loan behind it.
The quick eligibility check.
- Conventional, FHA, VA, USDA, and Non-QM
- Terms from 10 to 30 years
- Drop PMI at 20% equity
- FHA-to-conventional MIP removal
- Bank statement refis for the self-employed
- Primary, second homes, and rentals
Want the answer before the conversation? The refinance calculator gives the verdict at your horizon. Have a government loan already? The streamline page is the fast lane. Pulling cash out too? That's this page's sibling.
Straight answers
When does refinancing actually make sense?
When the savings outlast the costs within the time you'll realistically keep the loan. That's a break-even question, not a rate question, and our refinance calculator answers it in plain English with your own numbers, including the cost of restarting the term, before anyone fills out an application.
What does a refinance cost?
Typically lender fees, title, appraisal, and prepaids, paid at closing or rolled into the loan. Costs hidden in the rate or the balance are still costs, which is why our calculator makes them a visible input and our quotes itemize them.
Doesn't restarting my 30-year clock cost me money?
It can, and most refinance math conveniently ignores it. Ours doesn't: the calculator charges the restarted term for its slower payoff, and shorter-term quotes are always on the table as the antidote. A lower payment that costs more in total gets called exactly that.
I have an FHA loan. Can I get rid of the mortgage insurance?
Often, yes. FHA's monthly premium usually lasts the life of the loan, but once appreciation and paydown push your equity past 20%, a refinance into conventional ends it permanently. For many FHA borrowers that's the single biggest line in the savings math.
I'm self-employed now. Will I even qualify?
Very likely, just maybe not the bank way. Bank statement and P&L refinances qualify on your deposits or your accountant's statement instead of tax returns, at every occupancy type. Changed income shape is a routing problem, not a rejection.
Should I do this or a streamline?
If you already have an FHA, VA, or USDA loan and just want a lower rate, the streamline path is usually faster and lighter, often with no appraisal or income documents. It has its own page, and we quote both routes when you qualify for both.
If the math says yes, we'll make it easy. If it says no, we'll say that too.
Two minutes to send your scenario. No cost, no obligation, and every lever quoted: rate, term, and mortgage insurance.
Guthix Lending • NMLS# 2672037 · Refinancing is subject to credit, income or alternative documentation, equity, and program requirements, which vary by lender and change without notice. Refinancing may increase the total finance charges paid over the life of the loan, and mortgage insurance removal depends on program terms and current value. Calculator results are estimates, not quotes. Not all borrowers will qualify. This is not a commitment to lend or an offer of specific terms.