50-Year Mortgages? Here’s What You Really Need to Know

There’s been a lot of noise lately about 50-year mortgages — especially after the White House and federal housing officials floated the idea publicly. The conversation grew when former President Trump shared an image hinting at support for the product, later reinforced by FHFA Director Bill Pulte.

Immediately, consumers began asking whether this could help with affordability. As a broker with 20 years of experience, and someone who does not support the idea, I want to break down the facts clearly.

What’s Being Proposed?

A mortgage stretched from 30 years to 50 years. Yes, this lowers monthly payments, but affordability isn’t that simple, and the long-term cost is significant.

The Real Cost: Much Higher Interest

An Associated Press analysis shows that while monthly payments fall modestly, a buyer would pay roughly $389,000 more in interest compared with a 30-year mortgage. UBS analyst John Lovallo warns this can double interest and slow equity dramatically.

HousingWire’s modeling shows similar concerns and notes that 50-year loans could carry higher interest rates as non-QM products.

Why I Don’t Recommend 50-Year Mortgages

• Extremely slow equity growth
• Significantly higher total interest
• Potentially higher rates
• Longer period of being “upside down”

Legal & Market Hurdles

50-year mortgages would require changes to QM rules, Dodd-Frank, and agency guidelines. Without that, they could exist only as higher-rate non-QM products.

What Experts Are Saying

Experts like Logan Mohtashami argue this policy would inflate demand, reduce affordability, and prevent the market from naturally balancing. Others say policy should focus on increasing supply - not extending debt.

Smarter Affordability Alternatives

• Temporary 2-1 or 3-2-1 buydowns
• Down payment assistance
• Wholesale rates through a broker
• Safe ARM options
• Seller credits

Final Thoughts

A 50-year mortgage makes headlines, but it’s not a long-term solution for affordability. And for most buyers, it’s not a wise financial move. If you need payment relief, there are safer strategies that preserve wealth.