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50 Year Mortgage Calculator

See what a 50-year mortgage would cost next to a 30-year loan: the monthly payment, total interest and how slowly equity builds. Read the status note first, because 50-year loans aren't available from the major government-backed programs.

Updated November 4, 2026. Free, no sign-up; everything runs in your browser and nothing you type is stored.
Status: a 50-year mortgage is a proposal, not a loan you can get today from Fannie Mae, Freddie Mac or FHA. It was floated by the administration in November 2025; in January 2026 FHFA Director Bill Pulte said "we have other priorities." Federal qualified-mortgage rules also cap loan terms at 30 years, so any 50-year loan would need a rule change or be made outside that safe harbor. This calculator shows what one would cost if it became available.

50 year mortgage calculator

–50-year payment
–30-year payment
–Difference
–Total interest, 50 years
–Total interest, 30 years
–Extra cost

Equity built from payments

Is a 50-year mortgage worth it?

Stretching a loan from 30 to 50 years lowers the payment less than people expect, and costs far more. On a $400,000 loan at 6.5% for 50 years versus 6.2% for 30 years (longer loans usually carry somewhat higher rates), the payment falls from $2,450 to $2,255, about $195 a month. Total interest rises from $481,955 to $952,921.

Compare with taking over a seller's low-rate loan in the assumable mortgage calculator.

Common questions

Can I get a 50-year mortgage?

Not from the major government-backed programs as of the latest reporting we found (January 2026). The proposal hasn't been adopted, and qualified-mortgage rules cap terms at 30 years.

How much lower is a 50-year mortgage payment?

Less than you'd think. On $400,000, about $195 a month lower than a 30-year at a slightly lower rate, while total interest nearly doubles.

Why do 50-year mortgages cost so much more?

You pay interest for 20 more years and pay down principal very slowly, so the balance stays high for decades.

What is the longest mortgage term available?

For qualified mortgages, 30 years. Some lenders offer 40-year loans outside the QM rules, mainly as loan modifications or non-QM products.

Is a 50-year mortgage the same as an interest-only loan?

No, it still pays down principal every month, just very slowly at first.

Sources

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General information, not financial, tax or legal advice. Check important numbers with the official source before acting on them.