10/7/2025
Conventional Mortgage vs. FHA
Learn the differences between a conventional mortgage and an FHA when it comes to loan requirements, down payments and credit scores.
Ashley Eneriz
20-Year vs. 30-Year Mortgage: Which Is Best for You?
Higher monthly payments vs. higher interest
+2 more
Edited by:
Cassidy McCants
Edited by:
Morgan Cutolo
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One of the biggest decisions many homebuyers face is whether to get a longer-term mortgage in order to spread out their payments or to condense their repayment term with, for example, a 20-year mortgage.
Both mortgage options have their pros and cons, making them suited to different types of borrowers. Ultimately, it often depends on how much you can afford monthly — but there are other factors to consider.
The core difference between a 20-year and 30-year mortgage lies in the trade-off between long-term interest savings and monthly affordability, making term length a key factor in your financial planning.
Jump to insightChoosing a 20-year mortgage accelerates equity building, which can benefit homeowners looking to tap into their home’s value sooner for financial leverage.
Jump to insightWith 30-year mortgage rates hovering above 7% in mid-2025, borrowers should consider locking in terms quickly or exploring shorter loan durations for potential savings.
Jump to insight20-year vs. 30-year mortgage
A 20-year mortgage is a fixed-rate home loan with a repayment term of 20 years. It typically comes with a lower interest rate compared with a 30-year mortgage and helps borrowers build equity faster. However, monthly payments are higher due to the shorter term.
A 30-year mortgage is a fixed-rate home loan with a 30-year term. It usually has a higher interest rate than shorter loans, but the extended term means lower monthly payments. This makes homeownership more accessible for those who need to keep monthly costs down.
The primary difference between the two lies in the balance between the monthly payment size and the total interest paid. A 30-year mortgage offers lower payments but significantly more interest paid over time, while a 20-year mortgage saves money in the long term but requires a higher monthly outlay.
Here’s a comparison chart based on a $350,000 mortgage with a 20% down payment and estimated average interest rates:
| Term length | Loan amount | Interest rate | Monthly payment | Total interest paid | Total cost over life of loan |
|---|---|---|---|---|---|
| 20-year | $280,000 | 6.5% | $2,087 | $220,880 | $500,880 |
| 30-year | $280,000 | 7.25% | $1,910 | $408,600 | $688,600 |
20-year mortgage pros and cons
With any mortgage option, you’ll find some benefits and drawbacks. The main benefit of choosing a shorter term length is paying less interest over the loan period. However, there is a trade-off: a higher monthly payment.
Pros
- Shorter repayment period
- Faster-building equity
- Lower interest rate
Cons
- Higher monthly payments
- Reduced home affordability
- Less financial flexibility due to higher payment
30-year mortgage pros and cons
30-year mortgages are a typical choice for homebuyers; for those who can’t afford a higher monthly payment, these longer terms can make homeownership a reality. But there are some downsides.
Pros
- Lower monthly payments
- More common/easier to find
- More home affordability
Cons
- Longer repayment period
- Slower-building equity
- More interest
Current mortgage rate trends
As of mid-2025, mortgage rates have remained relatively high compared to historic lows seen earlier in the decade. With the Federal Reserve continuing its efforts to manage inflation through interest rate adjustments, the average rate on a 30-year fixed mortgage has been hovering above 7%.
Economic indicators such as wage growth, employment levels and inflation continue to influence rate volatility. While rates may gradually come down if inflation stabilizes, experts suggest that borrowers should be prepared for elevated rates to persist through the remainder of the year.
For prospective homebuyers, this means it’s especially important to shop around, compare lenders and evaluate how different mortgage terms can impact total borrowing costs. Locking in a rate when conditions are favorable can help manage long-term expenses.
Current mortgage rates
Rates are effective 01/17/2026 and are subject to change without notice. APR shown is provided by a partner of ConsumerAffairs.
| Product | APR | |
|---|---|---|
| 6.671%-0.01% | Get Rates | |
The APR shown of 6.671% is available for a 30-year fixed rate loan in the amount of $200,000 for consumers with loan-to-value of at least 80%. | ||
| 6.455%0.0% | Get Rates | |
The APR shown of 6.455% is available for a 20-year fixed rate loan in the amount of $200,000 for consumers with loan-to-value of at least 80%. | ||
| 7.811%0.39% | Get Rates | |
The APR shown of 7.811% is available for a 30-year FHA fixed rate loan in the amount of $200,000 for consumers with loan-to-value of at least 80%. | ||
| 6.633%0.0% | Get Rates | |
The APR shown of 6.633% is available for a 20-year FHA fixed rate loan in the amount of $200,000 for consumers with loan-to-value of at least 80%. | ||
| 5.862%0.16% | Get Rates | |
The APR shown of 5.862% is available for a 30-year VA fixed rate loan in the amount of $200,000 for consumers with loan-to-value of at least 80%. | ||
Current refinance rates
| Product | APR | |
|---|---|---|
| 6.98%0.04% | Get Rates | |
The APR shown of 6.980% is available for a 30-year fixed rate loan in the amount of $200,000 for consumers with loan-to-value of at least 80%. | ||
| 6.984%0.0% | Get Rates | |
The APR shown of 6.984% is available for a 20-year fixed rate loan in the amount of $200,000 for consumers with loan-to-value of at least 80%. | ||
| 7.761%0.84% | Get Rates | |
The APR shown of 7.761% is available for a 30-year FHA fixed rate loan in the amount of $200,000 for consumers with loan-to-value of at least 80%. | ||
| 6.769%0.0% | Get Rates | |
The APR shown of 6.769% is available for a 20-year FHA fixed rate loan in the amount of $200,000 for consumers with loan-to-value of at least 80%. | ||
| 5.828%0.02% | Get Rates | |
The APR shown of 5.828% is available for a 30-year VA fixed rate loan in the amount of $200,000 for consumers with loan-to-value of at least 80%. | ||
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FAQ
What are the differences between a 15-year mortgage and 20-year mortgage?
A 15-year mortgage has many of the same benefits over a 20-year mortgage that a 20-year mortgage has over a 30-year one. It should come with an even lower interest rate and help you build equity in your home faster.
On the other hand, the monthly payments on a 15-year mortgage will be higher than on a 20-year loan. Overall, 15-year mortgages (or 10-year mortgages) are only worth considering if you can afford the higher monthly payments.
Which mortgage term is better for first-time homebuyers?
First-time buyers often choose 30-year mortgages due to their lower monthly payments. However, if you can afford higher payments and want to build equity faster, a 20-year term may be a better long-term investment.
Can I switch from a 30-year mortgage to a 20-year mortgage later?
Yes. You can refinance your loan to a shorter term once your financial situation improves. This could reduce your total interest paid, but be sure to weigh closing costs and current interest rates.
Do I need a higher credit score to qualify for a 20-year mortgage?
Not necessarily, but lenders may offer better rates on shorter-term loans to borrowers with strong credit profiles. A higher credit score can improve your chances of getting a favorable rate for any term.
Bottom line: Should you get a 20-year or 30-year mortgage?
Each type of mortgage is suited to a different type of borrower. If you want to minimize your monthly payments and have more cash on hand to invest elsewhere, a 30-year mortgage may be your best choice. This term length tends to work well if you don’t have the monthly cash flow for a higher payment. You may also be able to afford relatively more house. That said, with a longer term, you will have to pay more in interest.
A 20-year mortgage is a better choice if you can comfortably afford the higher monthly payment. You’ll pay less money in interest and gain equity in your home more quickly. Ultimately, it comes down to your monthly budget and financial goals as a homeowner.
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