Rate-and-Term Refinance

We refi when the math works. Not before.

Most refi pitches start with 'rates dropped — let's lock!' That's not a strategy. We model your current loan against today's quotes — including the closing costs — and tell you exactly when your break-even hits. If it's longer than you'll own the house, we tell you to stay put.

Break-even analysis on every quote — in writing
No-cost refi options (slightly higher rate, $0 out of pocket)
Term shortening — 30 → 20 or 15 year scenarios
FHA → Conventional escape from life-of-loan MIP
VA IRRRL streamline (no appraisal, no income docs)
Honest 'don't refi' when math says hold

Get my comparison (407) 201-4403

NMLS# 2718409Equal Housing Opportunity

Best fit when

Refi makes sense when…

Rates have dropped 0.75%+ from your current loan

The classic case. We confirm break-even is under your remaining ownership horizon before recommending.

You're paying FHA MIP for life

If you're at 78% LTV+, refi to conventional kills lifelong MIP. Often pays for itself in 18–24 months.

You want to shorten the term

30 → 15 year refi often only adds modest payment but slashes total interest by 50%+.

ARM resetting soon

Lock into a fixed rate before your 5/1 or 7/1 ARM adjusts. Common move 12 months before the reset.

Your credit improved a lot

If you closed at 660 and are now 740, you're paying for a credit profile you no longer have.

Program details

What the lenders actually require.

Rate-drop floor

Generally 0.75% below your current rate is the threshold worth modeling.

Break-even

Closing costs ÷ monthly savings = months to break even. Should be < your ownership horizon.

LTV

Most refi programs: 95% LTV. FHA streamline: no appraisal. VA IRRRL: no LTV cap.

Credit score

Same as purchase — 620+ conventional, 580+ FHA, no min on VA IRRRL.

Income docs

Full doc, bank-statement, or streamline (FHA / VA) — same options as purchase.

Timeline

21–35 days typical. Streamline refis 14–21 days.

Next step

Run the math, not the pitch.

Send your current loan details. We'll model 3 refi scenarios (no-cost, low-cost, term-shortening) and tell you the break-even on each.

Get my comparison (407) 201-4403

No credit pull · No application fee · Equal Housing Opportunity