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If you’re after a $500,000 home loan in today’s real estate market, it’s essential to understand the factors that influence your monthly payments. While the Federal Reserve’s actions play a big role in determining mortgage rates, your monthly payment is made up of more than just interest rates.
Several additional factors — like the length of your loan, your payment frequency, insurance costs, property taxes and the potential need for private mortgage insurance (PMI) — all impact your monthly payment and the total interest paid over the life of the loan. The good news is that there are strategies you can put into action to lower your overall mortgage costs, even when rates are elevated.
We break down what you can expect to pay for a $500,000 mortgage at different interest rates and the income needed to manage a loan of this amount — plus nine ways to save money on your mortgage.
Monthly payments on a $500,000 mortgage
Your estimated monthly payments on a $500,000 mortgage depend on the interest rate. Here’s what you can expect to pay based on a 30-year fixed-rate mortgage with good to excellent credit.
Note these figures include principal and interest only. Your actual monthly payment will be higher after factoring in property taxes, homeowners insurance and PMI, if it applies to your loan.
Where to get a $500,000 mortgage
Various financial institutions offer $500,000 mortgages. Here’s what to expect from different lenders and which types of borrowers they may be best for.
Traditional banks
Large national banks such as , , , and provide a broad selection of mortgage products, including conventional loans, government-backed options and programs for first-time homebuyers. And if you’re already a customer of a large or regional bank, you could potentially qualify for relationship discounts on your mortgage.
For instance, U.S. Bank and Citi offer from $500 to $1,000 off closing costs on certain mortgages, while Citi and Chase provide interest rate discounts for maintaining a specific minimum balance in a checking account. However, it’s wise to compare rates, as you might discover more competitive offers elsewhere — even with discounts included.
Credit unions
In contrast to traditional banks, which operate for profit, credit unions are nonprofit entities owned by their members. This structure allows credit unions, such as and , to offer more attractive rates than banks or online lenders, particularly if you have a strong credit score.
Additionally, credit unions often have lower fees and more flexible lending criteria than traditional banks, making them a good choice for those seeking a more personalized mortgage experience. Some credit unions offer relationship discounts that can help lower your rate or closing costs.
Online lenders
Online lenders like and are known for efficient, fast loan processing through user-friendly online platforms. While you might find lower rates through a credit union or bank — especially if you have good credit — online lenders can be a good choice for tech-savvy borrowers who require quick loan approvals, which can be important in a competitive housing market.
But be sure to weigh the costs against the benefits of using an online lender, as even an additional point on your mortgage rate can add to the thousands of dollars in additional interest you’ll pay over the life of a $500,000 mortgage.
Mortgage brokers
If you face unique financial circumstances or lack the time to research lenders yourself, working with a mortgage broker may be a solution. Brokers have access to a wide network of lenders, enabling them to find the most competitive rates tailored to your situation.
They can be particularly useful for business owners, self-employed borrowers or those seeking specialized loan products, such as portfolio loans — which are kept in the lender’s portfolio and not sold on the secondary mortgage market. This allows the lender to offer more flexible terms and criteria to creditworthy customers who may not qualify elsewhere.
How much do I need to earn to afford a $500,000 mortgage?
A popular guideline in the mortgage world is the 28% rule. This rule states that your total monthly mortgage payment should ideally be no more than 28% of your gross monthly income — that’s your income before taxes are taken out.
Let’s apply this rule to figure out the recommended income for a $500,000 mortgage. Assuming a 30-year fixed-rate mortgage at 6.5% interest, including estimated property taxes and insurance, the payment on a $500,000 mortgage would be around $3,555 a month.
Using the 28% rule, we can calculate the recommended gross monthly income required for a loan of this size. To find this number, divide the monthly mortgage payment by 28% (or 0.28):
$3,555 / 0.28 🟰$12,696 gross income per month
Based on the 28% rule, your household should aim for a monthly before-tax income of $12,696 — or an annual gross income of about $152,352 ($12,696 x 12) — to comfortably afford a $500,000 mortgage. Remember, this is a general recommendation only, and your individual circumstances may vary.
Loan terms: 30-year vs. 15-year terms
Shorter loan terms typically offer lower interest rates but result in higher monthly payments. Here’s a comparison of different loan terms at various interest rates for a $500,000 mortgage.
Although 15-year terms come with higher monthly payments, they can lead to significant savings on interest throughout the duration of the loan.
What to consider before applying for a $500,000 mortgage
Before you apply for a $500,000 mortgage, take the time to research and understand both the total upfront costs and the lifetime expenses of your home loan in relation to your homebuying budget.
Grasp the full financial picture
Before diving into a mortgage application, make sure you understand and account for the costs associated with a $500,000 loan, including:
Closing costs. Closing costs can set you back anywhere from 2% to 5% of the loan amount. Some types of loans — like Federal Housing Administration (FHA) loans — let you roll some of the closing costs into your loan balance, to save you paying all of them at closing.
Property taxes. Real estate taxes can vary significantly by location and often represent a substantial annual expense into the thousands of dollars. While property taxes are often rolled into your monthly payments, you can choose to pay them on your own, depending on your loan.
Homeowners insurance. The cost of insuring your home varies widely based on the property’s location, your home’s value and your desired coverage level. Average annual insurance costs can range from $999 to more than $1,600, according to nationwide insurer , with much steeper premiums in states that experience frequent natural disasters, like Florida and California..
Private mortgage insurance. If your down payment is less than 20% of your home’s purchase price, you may be on the hook for PMI (called MPI for FHA loans), which is designed to protect lenders against default. Costs vary based on your credit score, loan-to-value ratio and loan term, but can range from 0.5% to 2% of your loan amount annually.
Hidden costs. You’ll also want to budget for less obvious costs like home inspections, surveys, appraisal fees, title insurance and potential renovations or repairs needed before or shortly after you move in. Also, consider the cost of moving and furnishing your new home, which can run into the thousands.
Consider your loan’s lifetime cost
While a lower monthly payment might sound attractive today, it could cost you more in the long run. Be sure to calculate total costs over the life of the loan for different scenarios to make the right decision for your budget. The sooner you can pay off your mortgage — or the more frequently you make repayments — the more you’ll save in interest.
Understand the fine print
Although reading through terms and conditions can be tedious, it pays to understand the details of your mortgage — including possible prepayment penalties, rate locks, when variable rates may change, options for bimonthly payments, float-down options and the specific conditions under which your rate or terms might change before closing.
Look specifically for loan prepayment penalties, which are designed to discourage you from paying your loan early — and preventing your lender from collecting lucrative interest from you. Note that lenders are prevented by law from charging prepayment penalties on FHA, VA or USDA loans.
Consider the long-term implications
Last but not least, it’s important to think about:
How long you’ll stay in the home. Plan to stay in your new home for at least five to seven years. This will help to offset your closing costs and build equity.
Property value appreciation. Research historical trends in your area to get an idea of what your home could be worth in the future should you need to sell later.
Impact on other financial goals. Ensure your mortgage payment doesn’t derail your retirement savings or other important objectives.
How to find and apply for a mortgage
Follow these general steps to get ready for, find and apply for a $500,000 mortgage:
Evaluate your financial health. Review your credit report for accuracy and work on improving your credit score. Calculate your debt-to-income (DTI) ratio, aiming to keep it under 36% for better loan terms. You can calculate your DTI by dividing your total monthly debts by your gross monthly income.
Set a realistic budget. Determine what you can comfortably afford for monthly mortgage payments. Factor in all homeownership costs, including taxes, home insurance, PMI and ongoing maintenance.
Explore different mortgage options. Mortgages come in many flavors, including conventional or government-backed, as well as fixed-rate or adjustable-rate. Ask your lender which is best for your financial situation and down payment needs.
Prepare your down payment. Decide on your down payment amount. While 20% is often recommended to avoid private mortgage insurance, there are options for lower down payments, including FHA, VA and USDA loans.
Compare multiple lenders. More than half of U.S. homebuyers didn’t shop around for their mortgage, according to a recent LendingTree survey. But this is a mistake. For the best deal, always compare multiple lenders, including banks, credit unions and online lenders, as rates and terms can vary widely by institution.
Obtain multiple quotes. Reach out to several lenders for quotes, analyzing both interest rates and associated fees. Ensure you’re comparing similar loan products, and ask about any additional costs or points included in the quotes.
Secure preapprovals. Once you’ve narrowed down your lender options, go through the preapproval process for each one. You’ll need to submit initial financial documents for the preapproval, which will give you a clearer picture of your borrowing capacity.
Carefully read over your loan estimates. Review the loan estimates provided by the lenders and compare offers. Pay close attention to the terms, rates and fees. Ask for clarification on any unclear points.
Complete your desired application. After selecting a lender and agreeing to the terms, finalize your application with a formal application and a hard credit check. Be prepared to provide additional personal or financial details promptly, if needed.
Navigate the closing process. Once approved, you’ll proceed to closing. Thoroughly review all documents before signing, ensuring you fully understand your commitments and obligations.
💡How to order your credit reports
You can order your credit reports from Equifax, Experian and TransUnion — the three largest credit report agencies — once a year through the website. Reviewing your contact information, open accounts and loans, outstanding balances and payment information for accuracy, and reporting any inaccurate or incomplete information directly to the bureau, is just one way to from online fraud and other scams on the rise.
10 smart ways to save money on your mortgage
While you can’t control what happens with interest rates, there are ways you can position yourself and your financial situation for approval at the lowest rates — and reduce your overall loan costs. Explore these smart tips for saving money on your mortgage.
1. Improve your credit score before applying
Your credit history plays a big role in the rate you get. Before applying for a mortgage, work to pay your bills on time. On-time payments alone account for 35% of your credit score.
Keep any credit card and other high-interest balances as low as possible for a strong credit utilization ratio, a percentage that tells lenders how much of your available credit you’re using — and how well you can manage your debt.
To project as much financial stability to potential lenders as possible, avoid opening new credit accounts in the months leading up to your mortgage application.
2. Budget for a down payment of at least 20%
If you’re applying for a conventional or FHA loan, aim to put down at least 20% to avoid paying private mortgage insurance on your loan. More commonly called PMI, this insurance protects your mortgage lender from loss if you aren’t able to repay what you borrow.
A larger down payment also reduces your loan amount and risk to the lender, which can position you to snag a lower rate.
3. Consider buying mortgage points
Mortgage points are like discounts you can buy up front to lower your overall interest rate and monthly payments. Each point typically costs 1% of your loan amount and lowers your rate by 0.25%.
Say you’re approved for a 6.5% rate on your $500,000 mortgage. Buying mortgage points would cost you $5,000 each — buying 1 point for $5,000 could reduce your mortgage rate to 6.25%.
But before you choose a rate buydown, be sure to compute the breakeven point to ensure you’ll stay in your home long enough to benefit from the upfront costs. For example, you might find that by putting that extra money toward your down payment, you can eliminate any PMI costs faster — or altogether.
4. Shop around for the best offers
Comparing lenders and mortgages is among the best ways to make sure you’re getting the most competitive offer. Read the reviews of at least three to five banks or lenders, and take a close look at the annual percentage rate — or APR — which represents not only the interest you’ll pay on your loan but also the loan’s fees. Shop around for quotes from a range of lenders, including online lenders and credit unions.
You could apply for a shorter loan term to lower the interest you pay over the life of your loan. But you can often accomplish the same goal by applying for a traditional 30-year mortgage and simply focusing on making extra payments on your principal to pay it off faster.
Even small additional payments can significantly reduce your interest over time. For example, making bimonthly payments instead of monthly payments — if your lender allows it — can add up to an extra payment each year. Making weekly payments, as well as occasional lump-sum payments from work bonuses and other windfalls can reduce your interest even further. You’ll also build valuable equity faster: Every extra dollar that goes toward your principal represents a dollar of equity in your home.
6. Refinance when interest rates drop
If you’ve locked in a relatively high rate on your mortgage, you may be looking to refinance later to get a lower rate, shorten your mortgage’s term or convert from an adjustable-rate mortgage to a fixed term.
But because refinancing comes with closing costs, you’ll want to make sure the end result is worth the time and money. One way to confirm this is to find your breakeven point — or the point at which the money you’re expected to save exceeds the costs of refinancing. First, add up the upfront costs of closing and then divide that number by your expected monthly savings. The result is the number of months it will take for you to break even.
[refinancing costs] / [estimated monthly savings] = [break even point in months]
Say you’re looking to refinance your mortgage to save $300 a month. If closing costs are $9,000, it would take you 30 months to break even — 2.5 years that could be worth the $3,600 a year in monthly savings.
$9,000 / $300 = 30 months
7. Ask your lender to remove PMI as soon as it’s possible
If you aren’t able to pay at least 20% of your home’s purchase price as a down payment, you’ll be required to pay private mortgage insurance — or PMI. But with a conventional loan, you can eliminate this payment after you sign the mortgage when you reach 20% equity. If it doesn’t drop off your bill automatically, simply request that your lender remove it.
Note that for FHA loans, you’ll need to refinance your loan to a conventional loan to remove mortgage insurance, as it stays with the loan for life.
8. Negotiate your closing and lender fees
While some closing costs fees are set in stone, several others can be negotiated with your lender as part of the borrowing process. These include your loan’s application fee, origination and underwriting fees and title insurance.
Start by asking for a breakdown of fees related to your mortgage, and then ask your lender if it’s willing to lower or even eliminate one or a group of these fees. If you see costs that are unusually high, ask about whether there’s a way to pay less.
9. Ask about autopay discounts
Many mortgage lenders offer a small interest rate reduction if you commit to automatic payments. Autopay discounts aren’t simply to save you money — rather, they’re an incentive for you to commit to automatic withdrawals from a designated checking account that lenders can reasonably guarantee on-time repayments. For you, it also means never missing a payment or paying a penalty, further protecting your credit score.
🔍 More in this series
FAQs: Applying, qualifying and paying for your $500,000 mortgage
Still have questions about approval for your mortgage? Learn more about the process of buying or refinancing your home.
Can I get a $500,000 mortgage with bad credit?
It’s possible to find a $500,000 mortgage with less-than-ideal credit, but it can be challenging and may come with less favorable terms than for those who have good credit.
If you have poor credit, your best option is an FHA loan, which typically requires a score of 500 or higher. Other options are VA loans for current or prior military members and USDA loans for the purchase of rural property.
If you have time, consider working on improving or repairing your credit before you apply for a mortgage to secure stronger rates and terms and save potentially thousands of dollars over the life of the loan.
Does applying with multiple lenders affect my credit score?
When you apply for a mortgage, the lender performs a hard credit check, which can temporarily lower your credit score by five points or more. However, credit scoring models take into account that consumers often shop around for the best mortgage rates.
If you apply for multiple mortgages within a 14- to 45-day window, they’re generally treated as a single inquiry on your credit report, which helps minimize the impact on your credit score.
What is a mortgage prequalification?
Prequalification is a relatively quick, informal process that gives you a rough estimate of how much you might be able to borrow with only a soft credit check, which doesn’t affect your credit score. Many lenders offer prequalification to help you determine if you’ll qualify for a loan before you formally apply with a hard credit check.
While prequalification can help you understand your homebuying budget and the possible rate range you may qualify for, it doesn’t guarantee loan approval, a specific rate or terms. That can only be determined with a formal loan application.
What is a loan estimate — and how can I use it to negotiate?
A loan estimate is a standardized form listing the key terms of a mortgage provided to you after you apply for a loan, like your loan amount, interest rate and estimated monthly costs. If one lender offers a lower rate or better terms, you can leverage that information to persuade other lenders to match or improve their offers to get better rates, lower closing costs or stronger terms.
What happens to my mortgage if I die?
Your mortgage is treated differently from other debt that’s typically settled through your estate. Most mortgages aren’t transferable, which means the home must be paid off in full to transfer the property title. Learn more in our guide that covers what happens to your mortgage after you die.
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About the writer
Kat Aoki is a seasoned finance writer who’s written thousands of articles to empower people to better understand technology, fintech, banking, lending and investments. Her expertise has been featured on sites like Forbes Advisor, Lifewire and Finder, with bylines at top technology brands in the U.S. and Australia. Kat strives to empower consumers and business owners to make informed decisions and choose the right financial products for their needs.
Article edited by Kelly Suzan Waggoner
