How Front-Loaded Loans Work
A repayment mortgage is, by definition, a front-loaded loan. That's because in the early years most of your payments go to paying off the interest. Only a small portion goes toward the principal. As you get deeper into the mortgage term, it switches so the interest portion decreases and you're paying off more of the principal each month.
Why? It's because the lender calculates the interest based on the current outstanding balance of the loan. This balance will start high and decrease as you gradually pay back the principal. The less principal you owe, the less interest will be charged.
Front-Loading Interest In Action
For example, imagine that you've taken out a 30-year repayment mortgage for $100,000 at a fixed interest rate of 4 percent annually. Per month, you'll pay $477 excluding insurance and taxes – that's $5,724 per year. We'll work with the annual figures to make the math easier.
In the first year, the interest charge will be $4,000 ($100,000 x 4 percent), with the remaining $1,724 ($5,724 - $4,000) going toward the principal. The outstanding mortgage balance as you enter year two is $98,276 ($100,000 - $1,724). In year two, your payments will stay the same ($5,724 per year), but now the interest charge will be approximately $3,931 ($98,276 x 4 percent) while the principal payment will be $1,793 ($5,724 - $3,931). That's $69 more per year going toward the principal portion of the loan.
Over time, the portion of the payment that's allocated toward the principal will get larger, and the portion allocated to the interest will get smaller. That's because you've paid money toward the principal amount, thus reducing it, and the interest is calculated on a smaller balance.
This article rebuts the fallacy that lenders make extra profits by loading interest into the early years of the loan
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