Housing affordability is so strained that the White House is looking at a 50-year mortgage option —11 things to know
- ResiClub
- Nov 13, 2025
- 2 min read
President Donald Trump and Pulte announced on X.com on Saturday that they’re working on a 50-year mortgage option to help lower some homebuyers’ initial monthly payments.
11-data backed thoughts on 50-year mortgages.
1. A 50-year mortgage would come with a higher interest rate
Lenders charge more for longer-term loans because they take on additional risk.
2. Logan Mohtashami estimates that a 50-year mortgage would carry a rate roughly 42 to 57 basis points higher than the 30-year
The average 30-year fixed mortgage rate, as tracked by Freddie Mac, came in at 6.22% last week. At that level, the average 50-year fixed mortgage rate would be somewhere between 6.64% to 6.79%, assuming Mohtashami’s additional premium is correct.
3. The monthly principal and interest on a 50-year mortgage would be a little less than on a 30-year
For example, on a $400,000 mortgage with a 6.22% interest rate, the monthly principal and interest payment would be roughly $2,455 on a 30-year mortgage. A 50-year mortgage at a 6.64% interest rate would lower that to around $2,297—a savings of about $158 per month, or roughly 7% less.
4. A borrower would pay substantially more in total interest using a 50-year mortgage
The total interest paid over 50 years balloons.
5. The vast majority of 50-year borrowers wouldn’t actually stick around for 50 years
A common online criticism of the 50-year mortgage is that it would leave borrowers paying well into retirement—or possibly never living to see the loan fully paid off.
The typical U.S.homeowner stays in their house for 11.8 years, according to Redfin.
6. A 50-year mortgage borrower builds equity much slower
In the early years of any mortgage, most of the payment goes toward interest.
7. If the 50-year borrower invests their monthly payment savings, it makes up for some of the slower principal payoff
There is a counterargument: If 50-year borrowers invest their monthly payment savings (the difference between what they’d pay for a 15-year or 30-year mortgage), those returns could help offset the slower equity build.
8. In a weak home price appreciation market, a 50-year mortgage is less appealing
In a higher home price growth environment—like the 2012 to 2022 period—a 50-year loan becomes more compelling for borrowers whose choice is either buying with a 50-year mortgage (because they can’t afford a 15- or 30-year option) or continuing to rent and build no equity at all.
9. Rolling out a 50-year mortgage could create some additional housing demand—but it’s unlikely to be anything dramatic
A 50-year mortgage could pull a modest number of buyers off the sidelines.
10. The public isn’t crazy about the idea
In a ResiClub poll conducted November 8, 2025, over 2,300 respondents on X.com weighed in on the Trump-Pulte announcement. A majority said their reaction was either “unfavorable” or “very unfavorable.”
11. The lackluster public response to the 50-year mortgage rollout decreases the likelihood of it happening
Without strong political or market enthusiasm, the odds of a true nationwide 50-year mortgage rolling out in the next few months remain low. For it to gain traction, it would require both regulatory approval and political will. The administration tested the waters—and given the response, it may stop short of fully implementing it.
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