This article examines the Trump administration’s proposal for a 50-year mortgage and highlights widespread industry skepticism that the product would meaningfully lower monthly payments, given that higher required interest rates would offset most savings and that investor appetite and liquidity remain uncertain. Experts also doubt that 50-year loans would generate interest in the servicing market, pointing out that even existing 40-year mortgages see minimal use. Within this context, our SVP of Mortgage Growth and Market Development, Jen Poniatowski, stresses that the longer term would dramatically increase borrowers’ total interest costs—estimating that a $900,000 loan would accrue about $2 million in interest over 50 years, compared with roughly $1 million on a 30-year loan—and she raises concerns about how such a product would affect appraisals, noting that extending mortgage terms to 50 years challenges assumptions about a home’s “remaining economic life” and the property conditions required to support such a long duration.

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