s********n
发帖数: 4535 | 1 你自己看你的公式吧，就是把年化利率I转化成月利率i,很简单的，最后的interest就是
Principal乘上i. 你可以随便找个amortized schedule来验证下。
在年化利率I相同的情况下，月利率i也相同，如果本金相同，那利息就相同。
不让你在低于0.125%情况下作是因为这个过程是很费工夫的，省得太少划不来，而且也
丧失了在短期内利率下降的情况下再refin的可能
monthly. |
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c**********e
发帖数: 1184 | 3 你的loan balance在第六年后会re-cast，即按8%的利率，25年还清来amortize，n那么
月付款应该是$1,839.17。 |
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c*****r
发帖数: 81 | 5 If you don't plan to live there long then it is probably better to go with
ARM. But then again maybe renting is the best option.
ARM has two advantages: 1) most of the time, yield curve is upwards, ARM
rate is lower than 30-yr fixed, saving your on monthly payments; 2) because
of the lower interest rates on ARM, the loan is amortized down faster.
This means with same loan amount, if A takes ARM and B takes 30-yr fixed, A
pays less than B does every month, AND A owes the bank less than B does 5
y... 阅读全帖 |
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h***b
发帖数: 1233 | 6 1098 documents the mtg int & pt you paid for the yr.
in general,
1. pt is deductible (all in once for the yr it was paid) if the loan is for
purchase of your home
2. pt paid on refinanced loan has to be ***amortized*** over the term of
the loan--i.e. total pt payment divided by # of yrs is the deductible amt
each yr from the yr you paid the pt and completed your refi.
hope this helps... |
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d*e
发帖数: 999 | 7 都要敲定贷款了，还没搞清什么叫ARM。
你说的那个叫 5-year ARM，不是 5-year fixed，否则不会有“之后浮动封顶8.多”。
5-year ARM 的 amortization 和 30-year fixed 是一样的。 |
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a********r
发帖数: 193 | 8 批得对，确实没太搞清，呵呵，应该是5-y ARM，
5-year ARM 的 amortization 和 30-year fixed 是一样的? |
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h***b
发帖数: 1233 | 9 PMI is tax deductible--congress extended this tax code thru '11. deduction
start to phase out once income exceeds $100k (joint filer).
also prepaid PMI is to amortize over term of mtg or 84 months, whichever is
shorter.
check out irs Pub 936 for details-- |
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h***b
发帖数: 1233 | 10 Interest payment during refi should split btw old & new loans. but exactly
who gets what isn't important. either way it will be reported on 1098 and
all is tax deductible.
interest is diff than "points"--purchase loan pt is 100% deductible while
refi pt needs to be amortized (equally divided) over the term of the loan. |
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e*******l
发帖数: 55 | 11 2010用 LLC 买了个房子，做了些 rehab, 没有出租，想把它卖掉。在form 4526
(Depreciation and Amortization) 的 Asset Entry Worksheet item 4 "Type of
Asset" 里面，好像相关的只有 "I. Residential Rental Real Estate" 和
"Nonresidential real estate". 应该选什么呢？谢过了。 |
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h***b
发帖数: 1233 | 12 closing costs increase 你房子的 costs basis，也间接 increases 每年的
depreciation。 如果有付 purchase loan 的 point, 可以一次 expense 掉，如果是
之后 refinance 的 point，就得 amortize over the term of the loan.
没错， rental 的 passive loss， $25k 可以抵 MAGI（包括 W-2)， phase out
starts @ $100k, over $150k 就没得抵了，用不上的可以 carry forward。
$150k 是指 couple, if joint filing.
欢迎访问＂言之有屋＂Irvine Mortgage & RE 俱乐部和我的博客
http://www.mitbbs.com/club_bbsdoc/charles.html
http://www.mitbbs.com/pc/index/hkmbb
cost
income |
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h***b
发帖数: 1233 | 13 sorry, i meant option ARM--negative amortization type of mortgage...
thanks for pointing it out
USA |
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a*****0
发帖数: 660 | 14 自己可以到bankrate.com 用calculator算一下,show Amortization table看看每个月
的payment portion， 这样比较直观。 |
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f*****u
发帖数: 729 | 15 还是用amortization table算比较清楚。
个人认为只要是no closing cost refinance,利率比现在低就值得做 |
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b*******l
发帖数: 1737 | 16 你说的那个我也听说过。现在我听说过两个版本，一个是说你可以这个月多付，下个月
的利息就会比计划的少。还有一个说法是银行的利息表已经定了，不会给你改。你就算
这个月把90%的钱都付了，下个月的利息也是按照amortization table走。不知道到底
是那个。 |
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c**x
发帖数: 492 | 17 以我个人的经历(对付那个该死的,极其官僚的BOA),如果这个月我多付了钱了,他们居然
把多余的钱划到escrow account那儿去了,他们就认为多交了property tax,替你存在
escrow account那儿去了,反正他们的amortization table没有发生变化.
这种情况该如何与他们去沟通? |
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s*******a
发帖数: 230 | 18 【 以下文字转载自 Money 讨论区 】
发信人: sunskysea (sunskysea), 信区: Money
标 题: 请教：两个贷款应该先还哪个
发信站: BBS 未名空间站 (Thu Jun 2 13:32:24 2011, 美东)
手里有一个信用卡贷款和一个房贷，有一点积蓄打算用来还其中一个（穷人一个），算
了半天算晕了，不知道还哪个更划算，请大牛们帮忙。
A：信用卡贷款利率2.99%，balance as of today $11000，现在每月设定minimum
payment.
B: 30年房贷还剩29年，利率4.75%，balance as of today $150000，每月也是设定
minimum payment
现在手上有闲钱正好$11000。
如果还B，用银行的amortization calculator 算可以省$25000的利息，缩短term 3年9
个月，但是搞不清这个节省下来的钱是节省在今天，还是节省在25年后(每月的minimun payment并没有因为提前还款而改变）。如果节省在今
后考虑通货膨胀，今天值多少钱？
如果全部还清A，没... 阅读全帖 |
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b*d
发帖数: 9308 | 20 你是说7/1 ARM monthly payment的Formula，前7年就是按照3.375% 30年来做的
Amortization。
telling |
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f****i
发帖数: 20252 | 21 30年amortization，但是5年后每年浮动一次，浮动的参照点是Libor或T-Bill |
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f****i
发帖数: 20252 | 22 试了一下google的，不好用
amortization table列得不够详细，项目太少。 |
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p*****e
发帖数: 537 | 23 bed 告诉我的算法是这样的:你每月还的interest是你的principal的balance * 利率 /
12, 剩下的就是principal了.比如,你上月交完房贷的principal的balance是100,000,
你的贷款利息是4.5%, 假设你每月原本交2000块钱,那么这2000块中,有10000 * 0.045
/ 12 = 375 是interest,剩下的1625是本金, 交完后本金的balance是100,000 - 1625
= 98375.如果你多交了500块,那么你的interest还是375, 但是principal变成了2125,
交完后本金的balance减了500.
我用bed的方法自己建了个excel表表验算了一下,和我从网上找的的amortization
table完全吻合.你也可以建个excel表表自己算算,每月多交肯定是少付利息也能早还完
的. |
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f*****u
发帖数: 729 | 25 对此有误解的客户很多。
贷款的事情不能凭大概，如果有具体的loan amount,找个mortage calculator算一下，
比较两个情况下的amortization table,一目了然 |
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M********I
发帖数: 848 | 26 首先，这里讨论的省钱，指的是face value。
同意你“同样数额的贷款，你每月付的利息少，就是好的”
不幸的是，即使no cost refinance的利率低，也不能保证每月付的利息少。
还是以30年的30万贷款为例，rate 5%，如果已经付了20 年，那地21年的月付是
Year Totals $19,325.52 $11,421.88 $7,903.64 $151,838.81
Year 21
Payments Principal Interest Balance
Sep,2031 $1,610.46 $977.80 $632.66 $150,861.01
Oct,2031 $1,610.46 $981.87 $628.59 $149,879.14
Nov,2031 $1,610.46 $985.96 $624.50 $148,893.18
Dec,2031 $1,610.46 $990.07 $620.39 $147,9... 阅读全帖 |
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k******o
发帖数: 3328 | 27 ARM (Adjusted Rate Mortgage) could be amortized in 30 years. Instead of a
fixed (constant) rate, it is a variable with some constrains. There is interest only ARM too.
5/1 ARM 3.000%, 2/2/6: The first 5 year is fixed, then start to adjust each year. (initial adjustment cap / subsequent adjustment cap / life cap)
wikipedia has relatively comprehensive explanation as provided by MortgageMI |
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j*******0
发帖数: 347 | 28 banks normally would not make mistakes on this as this is very standard
procedures.
Depending on your old amortization schedule, your loan terms will be
shortened and your last payment amount will be changed because the tail will
be adjusted to ensure your early pay towards principle is reflected.
Give an extreme case. If you pay $10, for most of loan, the loan term will
stay same. But your last payment will be changed due to early pay although
the amount is little. |
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f*****u
发帖数: 729 | 29 用mortgage calculator 列出 amortization就可以看出你30年中每个月的本金和利息 |
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i******e
发帖数: 1720 | 31 Yes. More of your payment is applied to principle and less is applied to interest.
The interest is calculated based on the current principle balance. Since your principle is lower than the original amortized schedule, the interest portion is lower accordingly comparing with the original schedule. |
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b********2
发帖数: 5191 | 34 easy, just use the calculator,the amortization table will show how much you
can save |
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k******o
发帖数: 3328 | 35 1) Your mortgage broker will cover all of the closing cost, yet you have to
pay other cost which is not part of the closing cost.(i.e. principle
different, prepaid interest, property tax, etc).
2. Most lenders require each refinance bring the materiel benefits to
borrower (i.e. 0.25% lower than the current rate if in the same program).
3. Each refinance will have a new amortization schedule. All of the past
paid interest will be gone forever except you could use schedule A to
itemize your deduct... 阅读全帖 |
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k******o
发帖数: 3328 | 36 1) If your refinance is closed on Jan, you don't need to pay mortgage on Jan
,which is due on Feb 1 in most cases. Yet you have to pay interest on Jan.
In CA, 2nd property tax is due on Feb, so you have to pay for it either
through escrow or outside. There is chance to have minor difference in
principle since this is a dynamic number and normally either round up or
round down (i.e. $453102 becomes 453100)
3) Your exact pay off number is C = A-B. Your prepaid daily interest is C*R/
(12*30). Your ... 阅读全帖 |
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k******o
发帖数: 3328 | 38 True statement. 5/1 ARM is amortized in 30 years instead of 10 years. |
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k******o
发帖数: 3328 | 41 There is point hit if your loan is 30 year amortization. No difference for
15 year or less. |
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b********2
发帖数: 5191 | 42 只是按30年amortize. 你可以5年付清, 这样是最省钱的. |
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P******k
发帖数: 102 | 43 所有的ARM都是按照30年的amortization算payment的。没有按5年或10年算的。只有5/
1ARM或10/1ARM的区别。
但是，你可以在头5年中多付本金，甚至还完你的贷款。 |
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b*d
发帖数: 9308 | 44 你只要按照5年的amortization来付钱就好了,就是每月多付很多的本金进去. 5/1 ARM
可以保证你拿到最低的利率. |
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k******o
发帖数: 3328 | 45 DTI (Debt To Income) <= 50 if you have one year PITI. Put it in simple,
without any other debt, you could get loan around $500K for 30 year
amortization program (i.e. 30 year fixed). |
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k******o
发帖数: 3328 | 46 20% down payment, you don't have to pay PMI. However, you could get the best
rate if your down payment is only 20% and FICO < 740 for <15 year (
amortization) only. |
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p*******p
发帖数: 220 | 48 I also read it. here is my understanding:
1) Origination fee is deductable
2) If orignation fee is not calculated in points, the deduction is amortized
into each year whithin the loan period.
However, it doesn't mention the rebate or the adjusted originaltin fee (A-B). |
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h****3
发帖数: 187 | 49 point charge on purchase loan, you can write off the entire amt.
if it's refinance, point charge is to be amortized over the term of the loan
(15 or 30 yrs)
other closing costs are incl in the cost basis of your prop. not to be
expensed.
deduction amt is to be the actual expense less rebate rec'd. not supposed
to take deduction and get refund/rebate on the same amt at the same time.
thats double dipping. :p
deductable
non- |
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k******o
发帖数: 3328 | 50 Your mortgage interest and property tax could be used in schedule A to
arrive itemized deduction (instead of standard one).
If your origination point is less than credit, theoretically you could not
deduct your origination point at all since it is covered in full.
If this is your purchase point, it could deduct immediately. If this is
refinance point, it should be amortized (equally) across the life of the
loan. |
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