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What Is a 40-Year Mortgage? Know The Pros and Cons

A 40-year mortgage is essentially a home loan with a prolonged lifespan.

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In the expansive world of property and mortgage lending, few topics stir as much discussion as the 40 year fixed rate mortgage. While it might seem like an outlier, this mortgage option offers a unique perspective on home ownership and financial planning. It is a conversation starter for first-time homeowners, real estate enthusiasts, and savvy investors alike. So, what exactly is a 40 year fixed rate mortgage, and is it something you should consider? Let’s delve into the details.

What Is A 40-Year Mortgage?

A 40-year mortgage is essentially a home loan with a prolonged lifespan. Unlike its more common 15 or 30-year counterparts, this type of mortgage stretches payments over four decades. This longer amortization schedule can potentially lead to lower monthly payments, making it a viable option for those striving for a lower and maximum debt-to-income ratio or needing to make a large home purchase more affordable.

Imagine it as a marathon rather than a sprint. You’re still heading toward the finish line – full ownership of your home. But you’re choosing to pace yourself, taking smaller steps to reduce the immediate financial burden. This can be a helpful option when the real estate market is hot, and home prices are soaring.

It’s important to note that a 40 year fixed rate mortgage refers to a specific type of 40-year mortgage where the interest rate is fixed for the duration of the loan. This means that, unlike with adjustable-rate mortgages, your monthly payments will remain consistent over the 40-year term.

Can You Get A 40-Year Mortgage?

Yes, 40-year mortgages are available, though they may not be as widely offered as the more conventional 30-year or 15-year mortgages. This is due to the fact that the longer loan term increases the risk for the lender. Over a 40-year span, a lot can happen – job loss, medical emergencies, a downturn in the economy. All of these factors potentially increase the chances of default.

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In the United States, for instance, a small percentage of lenders offer 40-year mortgages, typically portfolio lenders who keep the loans on their own books. These include some credit unions, savings institutions, and a handful of online lenders. However, even if a lender offers a 40-year mortgage, you’ll need to meet certain criteria, including credit score benchmarks, stable income, and a low debt-to-income ratio.

How Does A 40-Year Home Loan Work?

A 40 year fixed rate mortgage operates like any other mortgage, but with a longer repayment term. This means you’ll be making smaller payments over a longer period.

Let’s illustrate with a numerical example. Let’s say you borrow $300,000 with a 4% fixed interest rate. For a 20-year mortgage, your monthly payment would be about $1,432. But if you extend that loan to 40 years, your monthly payment drops to about $1,213. That’s a savings of nearly $220 per month.

However, there’s a catch. Because the interest is stretched over a longer term, you’ll end up paying more interest in total. In the above example, you would pay about $216,000 in interest over 30 years, but with a 40-year loan, you would pay nearly $282,000 in interest.

There’s also another aspect to consider: equity build-up. With a 40-year mortgage, you build equity (the portion of your home that you own outright) at a slower pace. This can be a drawback if you plan to sell your home with mortgage before the 40-year term ends.

What Lenders Offer A 40-Year Mortgage?

Availability of the 40-year fixed rate mortgage can be somewhat limited compared to more mainstream options.

Availability of the 40-year fixed rate mortgage can be somewhat limited compared to more mainstream options. These loans are typically offered by portfolio lenders, who keep the loans on their own books, rather than selling them to secondary market investors. These lenders may include certain banks, credit unions, savings institutions, and online lenders.

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Additionally, some government-sponsored programs, like the FHA’s (Federal Housing Administration) Section 245(a) Graduated Payment Mortgage program, offer loans with terms up to 40 years. The key is to shop around, ask questions, and understand your eligibility criteria before deciding on a lender.

30-Year Mortgage vs. 40-Year Mortgage

Comparing a 30-year mortgage to a 40-year fixed rate mortgage is a common practice to understand the financial implications of the extra decade. The main difference between the two lies in the monthly payments and the total interest paid.

As we illustrated in a previous example, extending the term to 40 years from 30 reduces the monthly payments. Using a $300,000 loan with a 4% fixed interest rate as a case study, the monthly payment would be $1,432 for a 30-year term and about $1,213 for a 40-year term. The allure of a 40-year mortgage, therefore, is in the lower monthly payments.

However, the downside becomes apparent when we look at the total interest paid over the life of the loan. The same $300,000 loan will incur about $216,000 in interest over 30 years, whereas the 40-year loan will result in nearly $282,000 in interest paid. This stark difference in total interest is the primary trade-off between a 30-year and a 40-year mortgage.

The Pros Of 40-Year Mortgages

Lower Monthly Payments

One of the main advantages of a 40-year fixed rate mortgage is that it offers lower monthly payments compared to shorter-term loans. This is due to the fact that the principal amount is spread out over a greater number of payments. This can make homeownership more affordable on a month-to-month basis, especially for those who are budget conscious.

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Potential for Larger Home Purchases

With lower monthly payments, some borrowers might be able to afford a more expensive home than they would with a traditional 30-year mortgage. This might open up opportunities in higher-priced real estate markets.


Having a lower obligatory monthly payment can provide more financial flexibility. This could allow borrowers to divert funds to other financial goals, such as saving for retirement, investing in education, or maintaining an emergency fund.

The Cons Of 40-Year Mortgages

Higher Interest Costs

The primary disadvantage of a 40-year fixed rate mortgage is that you will pay significantly more in interest over the life of the loan compared to a 30-year or shorter-term mortgage. This is because the interest accrues over a longer period.

Slower Equity Build-Up

With a 40-year mortgage, you pay down the principal balance slower than you would with a 30-year mortgage. This means that you build equity in your home at a slower pace. If housing market conditions deteriorate or if you need to sell your home sooner than planned, you may end up with less equity than with a shorter-term loan.

Less Availability

As previously mentioned, 40-year mortgages are not as widely available as their 15-year or 30-year counterparts. This could limit your lender choices and potentially make it harder to secure such a loan.

Robbi Cahya Yudha

As an experienced professional in the mortgage loan and property market, Help individuals and families achieve their homeownership dreams.  My mission is to simplify your real estate journey and secure the best possible outcomes in this ever-changing market.