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Mortgage Points Planner

Discount points are an upfront fee that lowers your mortgage rate. Enter the loan, the rate without points, and how many points you would pay. The calculator shows the cost, the new payment, and how long the monthly saving takes to repay the points.

Your numbers

Your plan is ready.
Cost of the points 
Rate with points 
Monthly payment with points 
Monthly saving 
Time to repay the points 
Net saving over the years you keep the loan 

Scenario table

Each row changes one number by a tenth, and keeps the rest as you entered them.

ScenarioCost of the pointsRate with points

Scenario chart

The first result for each scenario, drawn to scale.

How to use this planner

Enter your numbers in the boxes. The results update as you type, using the same calculation as the calculator.

The scenario table shows what changes when one number moves. Use it to see which number has the most effect on your result.

Understanding the result

The results are estimates. They use only the numbers you enter, so they can differ from what a bank, lender, or adviser calculates.

Monica Tulips ยท Updated: October 31, 2026

About the author

Monica Tulips

Monica Tulips

Finance Writer, Moni Calculator Pro

Monica Tulips writes the personal finance, savings, and loan guides on Moni Calculator Pro. Each calculator's math is covered by automated tests before its page is published, and the guides explain that math in plain language.

Frequently asked questions

Do mortgage points always lower the monthly payment?

Yes, when a point lowers the rate. The payment falls by the amount the lower rate saves each month, and the cost of the points is paid at closing.

What is a break-even point on a mortgage?

It is the time it takes for the monthly savings to repay the upfront cost of the points. If you move or refinance before then, you do not get the full benefit.

Should I pay points if I plan to refinance later?

Usually not, unless the break-even time is shorter than the time you expect to keep the loan. Refinancing early can cancel out the saving from the points.

Can I pay points with a lender credit instead?

A lender credit works the other way. It raises the rate in return for paying some closing costs. Compare both offers with the calculator, using the same loan amount and term.

Are points the same as the interest rate?

No. Points are an upfront cost paid at closing, and the interest rate is what you pay on the balance each month. Points lower the rate in exchange for that cost.