Compare rates, points, and breakeven.

Par is the rate with no discount points and no lender credit. It is the baseline for comparing everything else. Rates above par can come with a credit toward closing costs, and rates below par cost points.

Breakeven in months equals the cost of the points divided by the monthly principal and interest savings. For example, if points cost $4,000 and save $80 a month, breakeven is 50 months.

A lender credit is the reverse of buying points. You take a slightly higher rate and the lender pays part of your closing costs. It can make sense when cash to close is tight or you expect to refinance soon. Enter it as negative points in the calculator.

Often, yes. Seller concessions can usually be used for closing costs and discount points, up to program limits. That can be a strong way to lower the payment without adding to your cash to close.

Points paid on a purchase of a primary residence may be deductible, with different rules for refinances. Tax treatment depends on your situation, so check with a tax professional.

The calculator only uses the rate and points you enter. It is an estimate only, not a pre-approval, a rate quote, or a commitment to lend. Pricing changes daily with the market, your credit score, loan-to-value, and program.