One potential way to alleviate the high cost of credit cards is a debt consolidation refinance, which combines multiple high interest debts into one lower monthly payment. Sounds simple enough, exept that you have to be a homeowner, and you need to have home equity and decent credit.

A debt consolidation loan is really another name for a cash out refinance or home equity loan. Unsecured credit cards, or other debts, are paid off using the equity in a home. A low fixed rate home loan reduces the monthly payment, and because a debt consolidation home loan is fully amortized, the debt will be gone at the end of the loan term.  Also, converting debts to a secured home loan may save money because of possible tax deductible interest.

Another lesser known benefit of a consolidation loan is the elimination of daily compounded interest on credit cards. More interest charges accumulate on a compounded interest loan as opposed to a simple interest loan. Paying interest on the interest charges could be the end result if only the minimum payments are made.

Consider a simple loan example: An average rate of 15% on credit cards with a combined balance of $40,000 could have a monthly payment of about $560, over a 15 year term. A debt consolidation home loan with the same balance at 8% could have a payment of about $382 over the same term. A lower rate would of course result in more savings. Also, the home loan could be paid off in about half the time by applying the monthly savings to the payments.

When refinancing to consolidate debts, it should be noted that some lenders have an underwriting guideline called seasoning. Cash out can be limited under this guideline based on when home equity was taken out. Restrictions may apply if there was a cash out refinance done within the last 6 months to 1 year. Usually, this guideline applies if the new loan is over 75% of value.

The seasoning on a conventional home loan for debt consolidation may not be limited just to a previous refinance. If there was a home equity loan, second mortgage, or line of credit, within the last 6 months to 1 year before refinancing, the new home loan could also be subject to cash limitations.

Mortgage refinance, Loan rates, and San Marcos new homes

1. Save with a Payment Reduction
Instead of looking only at the mortgage rate, compare the savings between your existing payment and the refinance payment. Compare principle and interest payments on a loan amount that includes closing costs, but not taxes, insurance, or cash out, then decide if the savings is worth the effort to refinance.

2. Save by Consolidating Your Debt
Most credit cards charge high interest, which is compounded daily. If you have a substantial balance on credit cards, or other debt, you could save with an equity refinance. Consolidating debts with a low rate mortgage could reduce your payments, and convert debts into a tax deductible, simple interest loan.

3. Save with a Fixed Rate Payment
An adjustable mortgage can be fine while mortgage rates are low, but eventually rates go up, and payments too. Adjustable loans have a purpose, which is usually for short-term savings. If you plan to keep your home for a long period of time, refinancing to a fixed rate mortgage can provide long-term savings.

4. Save with a Short Mortgage Term
Reduce the interest paid over the life of your loan with a shorter term. Your payments may increase somewhat, but your overall savings can be large. For example, refinancing from a 30 year term to a 15 year term mortgage could save more than $120,000 in mortgage interest on a $200,000 loan.

5. Save by Eliminating Insurance
Provided you have enough equity, you can eliminate unnecessary insurance. If you have mortgage insurance, it is only for the benefit of your lender, and will continue to be collected in your monthly payment until you sell your home, or refinance at 80% loan to value, or less.

Information on FHA mortgage rates for mortgage refinancing, and also, new homes in Carlsbad CA