Mortgage Debt Consolidation
This calculator is designed to help determine whether using a mortgage to consolidate your debt is right for you. Enter your credit cards, installment loans and the mortgages you wish to consolidate by clicking on the "Enter Data" button for each category. Then change the consolidated mortgage loan amount, term or rate to create a loan that will work within your budget. Click the "View Report" button for detailed results.
- Mortgage amount
- Original or expected balance for your mortgage. Taxpayers
can deduct the interest paid on first and second mortgages up to
$1,000,000 in mortgage debt (the limit is $500,000 if married and
filing separately). Any interest paid on first or second mortgages
over this amount is not tax deductible. Home equity loans are limited
to $100,000 or the amount of equity you have in your home. Our
calculator limits your interest deduction to the interest payment
that would be paid on a $1,000,000 mortgage.
Please note that in addition to the $1,000,000 mortgage debt limit, this calculator assumes that your itemized deductions will exceed the standard deduction for your income tax filing status. If your itemized deductions don't exceed your standard deduction, the benefit of deducting the interest on your home will be reduced or eliminated. For 2009, the standard deductions are $11,400 for married couples filing jointly, $5,700 for married couples filing separately and singles, and $8,350 for heads of household. You should also be aware that the total tax savings may be less for higher incomes that have their allowable itemized deductions phased out. We also do not consider any tax savings you might have previously had if you are consolidating an existing mortgage.
- Interest rate
- Annual interest rate for this mortgage.
- The number of years over which you will repay this loan. The
most common mortgage terms are 15 years and 30 years.
- Monthly principal and interest payment (PI) for this
- Combined state and Federal income tax rate:
- The marginal combined state and Federal tax rate you expect
to pay. Use the table below to help you determine your Federal tax
Filing Status and Income Tax Rates 2010 Tax rate Married filing jointly
or qualified widow(er)
Single Head of household Married filing separately 10% $0 - 16,750 $0 - 8,375 $0 - $11,950 $0 - 8,375 15% $16,751 - 68,000 $8,376 - 34,000 $11,951 - 45,550 $8,376 - 34,000 25% $68,001 - 137,300 $34,001 - 82,400 $45,551 - 117,650 $34,001 - 68,650 28% $137,301 - 209,250 $82,401 - 171,850 $117,651 - 190,550 $68,651 - 104,625 33% $209,251 - 373,650 $171,851 - 373,650 $190,551 - 373,650 $104,626 - 186,825 35% over $373,650 over $373,650 over $373,650 over $186,825 Source: http://www.irs.gov/pub/irs-drop/rp-09-50.pdf
- Credit cards
- Enter your total credit card debt and its average interest
rate, or press the "Enter Data" button to enter up to 10 credit card
accounts, one on each line.
- Auto loans
- Click on the "Enter Data" button to input any auto loans you
may have into the details page. This details page is designed to let
you input your current monthly payment, the term (in months), the
starting balance and the number of months you have left. It then
calculates your outstanding balance and interest rate. You can enter
up to three installment loans.
- Other loans
- Click on the "Enter Data" button to input any additional
installment loans you may have into the details page. This details
page is designed to let you input your current monthly payment, the
term (in months), the starting balance and the number of months you
have left. It then calculates your outstanding balance and interest
rate. You can enter up to six installment loans.
- Your total current balances for your credit cards, auto
loans and other loans.
- Interest rates
- The average annual percentage rate you pay. This interest
rate is calculated for each of the categories of debt you have
including credit cards, auto loans and other installment loans. For
credit cards, the rate you enter is used to calculate the interest on
all future credit card payments. The length of time to pay off this
credit card may be much greater than calculated if you enter a low
promotional interest rate that is only good for a short period of
- This is your initial monthly payment. For credit cards, if
you checked the "use credit card minimum payments" box, your monthly
payment is calculated as 4% of your current outstanding balance. With
the "use credit card minimum payments" box checked, your monthly
payment will decrease as your balance is paid down. This can greatly
increase the length of time it takes to pay off your credit cards.
Uncheck this box to enter your own monthly payment that will remain
the same until your balance is paid in full.
(We calculate your minimum monthly payment as 4% of your current outstanding balance. While your actual minimum monthly payment may be slightly different, this is one of the most common methods used by credit card companies to calculate minimum payments.)
Information and interactive calculators are made available to you as self-help tools for your personal independent use and are not intended to provide investment advice. We can not and do not guarantee their applicability or accuracy in regards to your individual circumstances. All examples are hypothetical and are for illustrative purposes. We encourage you to seek personalized advice from qualified professionals regarding all personal finance issues.