How To Get A 40-Year Mortgage In 2023 | Full Guide

How To Get A 40-Year Mortgage In 2023 | Full Guide

In today’s steadily rising housing market, a 40-year mortgage can offer some buyers an affordable way to buy a home.

A 40-year mortgage is a way to stretch that payoff window even further.

Although the monthly payments are lower with this extended mortgage, you will pay significantly more in interest over the loan due to the extra decade.

A conventional 15- or 30-year mortgage has a shorter payment term than a 40-year mortgage. If the homeowner stays in that home and makes the required payments, the mortgage will be paid off in 40 years.

In this article, we will discuss will about 40-year loans.

How Can I Get A 40-year Mortgage?

Yes, you can obtain a mortgage with a 40-year term.

However, buyers looking for the lowest monthly payment might pick a 40-year mortgage.

40-year loans have typically been used as a loss mitigation option provided to homeowners who are having trouble making their mortgage payments and are in default or forbearance.

This mortgage is common for borrowers to choose this type of loan if all they want is a longer loan term for a new purchase.

Be informed that;

Not all lenders provide 40-year mortgages. Even for homeowners in financial trouble, the U.S. Department of Veterans Affairs (VA) prohibits mortgage terms longer than 30 years and 32 days.

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Are 40-year Mortgages Eligible Loans?

Finding a 40-year purchase loan can be more challenging than a 40-year modification.

The fact that this type of loan does not adhere to a set of regulations established by the Consumer Financial Protection Bureau is one reason. But by following these rules, mortgage lenders can avoid taking advantage of borrowers by giving them mortgages they cannot afford.

According to one of the regulations, the maximum loan term for qualified mortgages is 30 years. A 40-year home loan is an unqualified mortgage due to this stipulation. Therefore, those looking to buy with a 40-year loan might need to look a little harder.

How Does a 40-year Mortgage Work?

A 40-year mortgage typically has lower monthly payments than loans with shorter terms. However, because you spread out your payments over a longer period, you’ll pay more in interest. Furthermore, rates for 40-year fixed-rate mortgages could be higher than those for 15- and 30-year loans.

A 40-year mortgage can have a different structure depending on the lender and loan program, much like mortgages with more convenient payment terms.

Here are a few possible scenarios for a 40-year loan:

40-year fixed-rate mortgage:

This option is fairly simple to understand. The monthly principal and interest payments on a fixed-rate loan are fixed for the duration of the loan. A 40-year mortgage increases the term of the loan by 10 years.

Your monthly mortgage payment stays constant for the entire 40-year term of the loan, just like with a 15- or a 30-year fixed-rate mortgage, thanks to a fixed interest rate that doesn’t fluctuate or change.

40-Year Mortgage Variable Rate Mortgage:

An adjustable-rate mortgage (ARM) with a 40-year term is available to borrowers. An ARM has a fixed rate for a predetermined period before making periodic adjustments for the balance of the loan term.

Your interest rate may change throughout the loan’s 40-year ARM. For instance, you might begin by paying 6% for the initial five years.

After that, your rate is adjusted in line with the market every five years. Maximum rate increases, such as 5% throughout the loan, may accompany these adjustments, which could significantly alter your payment. You risk further rate increases when you combine that with a longer loan term.

40 Years Mortgage With An Interest-Only Period

This loan initially goes toward the interest before switching to principal and interest payments after a set time.

Some lenders might let you take out a 40-year mortgage with only interest payments for the first 10 years without a modification. The loan then converts to a 30-year fixed-rate mortgage in effect.

Even smaller monthly payments upfront is a benefit, but the trade-off is risky because you only build home equity for the first ten years (unless your home rises in value) (unless your home rises in value).

40 Year Mortgage With A Balloon Payment

With a balloon mortgage, you enjoy lower monthly payments for most of the loan term but are required to pay a sizable lump sum when the mortgage is due.

Just as 30-year mortgage interest rates are more expensive than 15-year, 40-year fixed mortgage rates may also be higher than loans with shorter terms. However, even if they don’t have higher interest rates, the 10-year gap between the two loan terms can cost borrowers a lot of money throughout the loan.

What Are The Advantages And Disadvantages Of a 40-Year Mortgage?

The loan payment is more manageable with a 40-year mortgage, but there are some risks. Be sure to weigh the benefits and drawbacks of a 40-year mortgage before making a decision.


Reduced monthly Repayment

Given that you have an additional 10 years to pay it off, the payment on a 40-year mortgage is more affordable than one with a 30-year term for the same loan amount.

Increased capacity to buy

Some buyers can afford more expensive homes thanks to the 40-year mortgage’s longer repayment period and lower monthly payments. Similarly, some borrowers can purchase homes more quickly than they otherwise would.


More flexibility at the start of your loan term may be possible with forty-year loans with an initial period during which you only pay interest.

This feature might be helpful if you need help with the high costs of moving into, furnishing, or fixing up a new home.

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Higher rates of interest

Sometimes the interest rates on mortgages with longer terms are higher than those on loans with shorter terms. Therefore, 40-year mortgage rates could be more expensive than 30-year mortgage rates.

Equity grows gradually.

Due to the longer loan term, you will accumulate equity more slowly with a 40-year mortgage. If you want to refinance, get a home equity loan, or get rid of private mortgage insurance (PMI), all of which require you to meet minimum equity thresholds, you may have to wait longer than usual.

Greater overall cost.

A 40-year mortgage will cost more overall than a mortgage with a shorter term due to the longer repayment period. There is no cap on closing costs and fees, in contrast to the closing costs for qualified mortgages.

Harder to come by.

Because 40-year home loans are not a common mortgage product, not all lenders offer them.


You might be taking on a lot of risks if the 40-year loan includes extra features like an interest-only period, negative amortization, or a balloon payment.

How To Obtain A Mortgage For 40 Years

Contacting your lender should be your first step if you are having trouble making your mortgage payments and considering 40-year mortgages as a loan modification option.

You have several options to consider if you are in mortgage default and your lender is required by law to work with you to find a solution.

To help you assess your situation and comprehend your options, which include refinancing, forbearance, a deed instead of foreclosure, or a short sale, you should also get in touch with a housing counselor the HUD has approved.

To obtain a 40-year mortgage at the time of purchase, follow these steps:

Determine your eligibility

Some loan options won’t be available because mortgages with terms longer than 40 years are non-qualifying mortgages.

For instance, 40-year terms are not available for loans backed by the government, which typically have more lenient borrower requirements.

To be eligible for a 40-year mortgage, you must have the necessary credit scores and fulfill other lender requirements.

Find a mortgage lender.

Due to the limited availability of these products, you might need to conduct additional research to locate a lender, use a mortgage broker, or use an online lender.

Make sure you’re working with a reputable lender before choosing one. To increase your chances of finding a lender, you feel comfortable working with, compare several 40-year mortgage lenders.

Make a loan application.

In general, you’ll need to provide the same financial information and documentation as you would with a conventional-term mortgage. Your lender will walk you through the specifics of their procedure.

Examine loan specifics

A loan estimate from your lender will include all the specifics of the 40-year mortgage. Make sure to carefully read the loan terms and comprehend the loan’s structure and anticipated total payments. If there are any questions, ask the lender.

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Where Can I find a mortgage for 40 years?

It’s harder to find lenders for 40-year mortgages than for other mortgage products, but it’s possible. Speaking with the bank or lender you already do business with might be worthwhile.

There are several places to look if they don’t provide a 40-year loan:

  • Mortgage brokers: Some mortgage brokers collaborate with financial institutions focusing on 40-year loans and other non-qualifying mortgages.
  • Local and online lenders: You might successfully locate a small local or regional bank or an online lender that provides 40-year mortgages.
  • Unions of credit: Some credit unions may provide 40-year mortgages and have more accommodating lending terms.
  • Counselors for housing: You can find a housing counselor and other resources by contacting your state or local HUD office. The CFPB also maintains a database of housing counselors.

Is it a good idea to take a 40-year mortgage?

Only a few very specific circumstances may warrant choosing this option unless you require a 40-year modification due to hardship.

The 40-year mortgage program can benefit investors looking for low monthly payments to increase cash flow. Smart investors will eventually have a higher monthly cash flow and sell or refinance the property within the first 10 years of ownership.

A 40-year mortgage with 10 years of interest-only payments may also be advantageous for some borrowers whose income has temporarily decreased. This includes those waiting to access a trust fund or legal settlement, medical residents, surgical fellows, tech employees waiting for stock options to vest, etc.

Regardless of your circumstance, you must be aware of the dangers and ensure you can afford the higher payments after 10 years.

Be extremely cautious with 40-year ARMs as well. Even though a low rate today might be alluring, if it rises in five years, you might find yourself in a difficult situation. For the majority of borrowers, the total cost of a 40-year mortgage is ultimately too high to balance out any perceived short-term savings.

What are the alternatives to 40-year mortgages?

You have several choices if you want to make lower monthly payments:

  • A 30-year fixed-rate mortgage may have a marginally higher monthly payment but will save you significantly more throughout the loan.
  • An ARM with a shorter term might have lower interest rates at first, but as your savings grow and your credit score rises, you may be able to refinance into a fixed-rate mortgage with a lower interest rate before the ARM resets.
  • If you combine a conventional loan with down payment assistance, you’ll need to borrow less money overall, lowering your monthly payment.
  • Paying your mortgage points or discount points in advance lowers your interest rate, which lowers your future monthly payments. However, you’ll need to have the money on hand to cover this at closing.

Overall, 40-year mortgages can be riskier and more expensive than their more prevalent counterparts, so carefully consider the advantages and disadvantages when comparing your options when purchasing a home.

When compared to a 30-year mortgage, how is a 40-year mortgage?

The loan repayment period directly impacts your monthly payment, interest rate, and overall loan cost. Compared to a 30-year loan, a 40-year loan will have smaller monthly payments, but the total paid over the life of the loan will be more.

Comparing the loans can help you decide between a 40-year and a 30-year mortgage. For instance, the two loan options for a $440,300 house with a 13% down payment in a scenario where the interest rates are identical, the ideal situation and the monthly payment amount only cover principal and interest.

By choosing a 40-year loan, you would save $200 monthly on your mortgage payments, but you would pay about $100,400 more overall.

In contrast to the 30-year loan, the interest you would pay over those 40 years would also be greater than the home’s sale price. The total cost will be $823,015.

Read Also: Plaza Home Mortgage Review 2023: Interest Rates & Plan

FAQS on How To Get A 40-Year Mortgage In 2023 | Full Guide

Is It Wise To Take A 40-Year Mortgage?

Depending on your circumstances, a 40-year mortgage may be a wise choice. The payments may be more manageable than loans with shorter terms due to the loan’s 40-year term. However, 40-year home loans typically have higher total loan costs due to the higher interest rate and the longer repayment period.

What is the rate on a 40-year mortgage?

Mortgage interest rates for 40-year loans can be higher than loans with shorter terms. Numerous variables, such as the loan’s structure, your credit rating, and your down payment, will affect the exact rate.
Some lenders charge a slightly higher rate for a 40-year mortgage than a 30-year loan, while others charge a significantly higher rate.

Can I refinance to a 40-year loan?

Depending on your lender’s offer, you can refinance to a mortgage with a 40-year term. Some banks and mortgage lenders offer 40-year loan terms as an option during the loan modification process.
Borrowers having trouble making their current mortgage payments can apply for a loan modification.
In order to reduce your monthly payments, the lender may charge additional mortgage terms or increase the length of your repayment period to 40 years.

How much would a mortgage with a 40-year term cost me each month?

Using current rates and home prices, the typical monthly payment for a 40-year mortgage is $1,924. Use a mortgage calculator, and know the interest rate and down payment amount you’re aiming for to determine your monthly payment.


A 40-year mortgage will receive less promotion from its lenders than its other financing options. Most lenders, including Wells Fargo, don’t even provide 40-year mortgages.

However, subject to certain restrictions, the following institutions provide mortgages with terms of up to 40 years:

  • NewFi: This California-based lender provides a 40-year option that starts as an interest-only loan for the first 10 years before changing to a conventional 30-year fixed-rate loan. Building equity will be more challenging as a result, though.
  • Bank of America: This well-known institution offers jumbo home loans, which aren’t the best option for all buyers, and a 40-year option that’s structured as a 30-year loan that starts after a 10-year interest-only period.
  • New American Funding: A fixed-rate mortgage with this lender’s interest-only mortgage option has a maximum term of 40 years. There is a greater-than-average down payment necessary.
  • Guaranteed Rate: Available to homebuyers in all 50 states, this lender offers interest-only mortgages with terms of up to 40 years.



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