By Jaydee Sheppard November 11, 2025
Lately, I’ve been hearing a lot of talk about housing affordability. As someone who helps families buy homes every day, I get it. Prices are high, rates are up, and the dream of owning a home can feel out of reach. So when I heard about Donald Trump’s proposal for a 50 year mortgage, I had to take a closer look. Could this really help buyers? Or does it just stretch the debt longer?
Let’s break it down together. I’ll show you how a 50 year mortgage compares to a 15 and 30 year loan, and what I’d tell my clients before jumping in.
What Is a 50 Year Mortgage?
A 50 year mortgage is exactly what it sounds like. Instead of paying off your home in 15 or 30 years, you spread the payments across 50 years.
Donald Trump recently proposed the idea as a way to make monthly payments smaller and help more people qualify for homes. (ABC News)
On paper, it sounds great. But there’s a catch. The longer you borrow, the more interest you pay overall. That means you’ll owe less each month, but you’ll pay much more over time. (Politico)
Let’s Do the Math: 15 Year vs 30 Year vs 50 Year Mortgage
To make this real, let’s use an example. Say you’re buying a $700,000 home.
Here’s what that might look like with a 20% down payment, a 6% fixed rate, and no taxes or insurance included:
| Loan Term | Monthly Payment | Total Paid | Interest Paid |
|---|---|---|---|
| 15-Year Mortgage | $4,731 | $851,580 | $291,580 |
| 30-Year Mortgage | $3,361 | $1,210,000 | $650,000 |
| 50-Year Mortgage | $2,700 | $1,620,000 | $1,060,000 |
You can see the difference right away. A 50 year mortgage drops the monthly payment by about $661 compared to a 30 year loan.
But here’s the trade-off. You’ll end up paying over $400,000 more in interest over the life of the loan.
So yes, your monthly payment feels lighter. But you’re still carrying the weight longer.
The Pros of a 50 Year Mortgage
Let’s start with the good stuff. There are a few reasons why this loan could help some buyers.
1. Lower monthly payments
This is the big one. Spreading your loan over 50 years can make the payment much easier to manage.
2. Easier to qualify
With a smaller monthly payment, more people can meet a lender’s debt-to-income requirements.
3. Room to grow
If you expect your income to rise in the future, this can give you breathing room now while you build stability.
4. A way into high-cost markets
In places like California, this might help buyers who feel completely priced out of homeownership.
The Cons of a 50 Year Mortgage
Now for the not-so-great parts. Because while a 50 year mortgage sounds affordable, it can come with serious downsides.
1. You’ll pay way more interest
There’s no way around it. The longer you stretch your loan, the more you’ll pay the bank.
2. You build equity slowly
For the first several years, most of your payment goes toward interest instead of principal. That means it takes a long time to truly own more of your home.
3. Debt for life
Fifty years is a long time. You could still be paying on that home as you head into retirement.
4. Possible higher rates
Lenders may charge slightly higher interest to cover the extra risk of a 50 year term.
5. Doesn’t fix the real problem
Affordability isn’t just about monthly payments. The real challenge is limited housing supply and large down payments.
6. Could raise prices
If more buyers qualify but the number of homes stays the same, prices might actually climb.
My Honest Take
When I look at the 50 year mortgage, I see both potential and risk. I love anything that helps buyers enter the market, but I also want my clients to make decisions that fit their goals, not just their budget.
Here’s how I walk people through it:
Start with the full picture. I never stop at “Can you afford the payment?” I show you how the numbers play out over 5, 10, and 20 years.
Test the “what if” scenarios. What if you sell in 10 years? What if you make one extra payment a year? What if rates drop? I plug it all into a spreadsheet so you can see the impact.
Make it personal. A 50 year mortgage could make sense for someone with growing income or long-term stability. But it’s not ideal if you want to retire debt-free or move in a decade.
Think of it as one tool. It’s not the ultimate solution. It’s one option in the affordability toolbox.
Be informed. My clients always get both sides: the benefit of lower payments and the cost of long-term debt. Transparency builds trust.
What is Right for You?
A 50 year mortgage might help more people buy homes, but it won’t fix housing affordability overnight. It’s a tool that works best for certain situations.
For some buyers, it’s a bridge into the market. For others, it could delay their financial freedom.
My advice? Don’t chase the lowest payment. Focus on building equity, protecting your future, and choosing a loan that fits your life plan.
If you want to see the difference for yourself, I’ve created a Google Sheet mortgage comparison tool that lets you plug in your own numbers. You’ll see exactly how a 15, 30, and 50 year mortgage stack up side by side.
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