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    10‑Year vs 15‑Year Mortgage: Which is Right for You?

    Updated: January 27 2026 • 6 min read

    Written by Bennett Leckrone
    Bennett Leckrone

    Written by
    Bennett Leckrone
    Writer / Reviewer / Expert

    Bennett Leckrone is the editorial manager and an analyst for Lower. He specializes in making complicated mortgage topics accessible for consumers. That includes both in-depth product guides and in-depth analysis on what economic moves mean for homebuyers and refinancers. He was previously a business reporter with a focus on higher education and fintech at BestColleges. In that role, he reported on the development of fintech and AI curriculum, as well as the rapidly changing nature of finance education. He also wrote guides to help business students navigate AI and online education. He also reported on state politics at Maryland Matters, with a focus on how policy affected people and businesses. He holds a bachelor of science in journalism degree from Ohio University.
    Our Editorial Standards

    Key Takeaways

    • 30-year mortgages typically have lower monthly payments, but higher total interest paid over time.
    • 15-year mortgages have higher monthly payments, but a lower total interest paid over the life of the loan. That means you accumulate equity faster in a 15-year loan at the cost of higher monthly payments.
    • A common financial strategy is taking out a 30-year loan and paying it off as if it’s a 15-year loan in order to have a lower floor for payment requirements.
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    A 10-year mortgage offers a faster payoff and lower interest than a 15-year mortgage, but it also generally means higher monthly payments.

    10-year terms are relatively rare in the mortgage world. Going with a 10-year term means you’ll generate equity very fast and pay off your loan quicker with less total interest paid. The more common 15-year option also allows much fast equity accumulation and payoff than 30-year mortgages with a slightly lower monthly payment,

    10‑Year vs. 15‑Year Mortgage Calculator

    You can use our calculator below to compare 10-year and 15-year mortgages, as well as other common terms. This calculator only reflects principal and interest.

    Equity After 10 Years Mortgage Calculator

    Compare how much equity you build after 10 years across 10-, 15-, 20-, and 30-year fixed-rate loans — and visualize how much you paid to interest vs. principal in that decade.

    How the math works (what this calculator is doing)
    • Loan amount = Home price − (Down payment % × Home price).
    • Monthly payment (P&I) uses a standard fixed-rate amortization formula.
    • After 10 years, the calculator adds up principal paid and interest paid for the first 120 payments (or fewer if the loan ends sooner).
    • Remaining balance after 10 years comes from the amortization schedule at month 120 (or month N if the loan is shorter).
    • Equity after 10 years assumes the home value is flat and is calculated as: Home price − Remaining balance. (So it includes your down payment + principal paid.)
    • Charts show (1) equity after 10 years and (2) principal vs. interest paid over the first 10 years.

    This is principal + interest only (excludes taxes, insurance, HOA, PMI, and closing costs).

    Inputs

    Interest rates by term (fixed)
    10-year rate (%)
    15-year rate (%)
    20-year rate (%)
    30-year rate (%)
    Get Results
    Educational estimate only. Principal + interest only (excludes taxes, insurance, HOA, PMI, closing costs). Assumes fixed-rate amortization with monthly payments.

    Results after 10 years

    Equity after 10 years

    Principal vs. interest paid (first 10 years)

    Shows totals paid toward principal vs. interest over the first 10 years (or fewer months if the loan ends sooner).

    Keep in mind that these calculator examples are illustrative, and the actual terms of your loan depend on your unique financial situation.

    Understanding 10‑Year and 15‑Year Mortgages

    A 10-year mortgage is a home loan repaid in 120 fixed monthly payments. It delivers the fastest payoff, the highest required monthly payment, and the lowest overall interest paid among common fixed terms.

    A 15-year mortgage is repaid over 180 fixed monthly payments. It pays off much faster than a 30-year and typically saves tens of thousands in interest compared to longer terms, with monthly payments lower than a 10-year but higher than a 30-year.

    Both are commonly used for purchases and refinances. They’re usually fixed-rate loans, ensuring your principal-and-interest payment remains stable, while amortization steadily transitions more of each payment from interest to principal over time. That means home equity build accelerates as you go.

    Who tends to benefit:

    • 10-year: high and stable income earners, late-career homeowners targeting a debt-free retirement, as well as refinancers with strong cash flow seeking maximum interest savings.
    • 15-year: buyers and refinancers wanting substantial long-term savings without taking on an extreme monthly payment, or anyone planning to build equity quickly while preserving more budget flexibility.

    Pros and Cons of 10‑Year Mortgages

    Pros:

    • Largest savings on lifetime interest.
    • Fastest equity build and quickest path to full homeownership, which can be helpful if you plan to leverage home equity later.
    • Shorter exposure to interest-rate risk over time.

    Cons:

    • Much higher monthly payment, often at least 30%+above a 15-year and 60% above a 30-year.
    • Harder to qualify because of the larger payment. You’ll need a strong income and low debt-to-income ratio.
    • Less budget flexibility and potentially reduced liquid savings.

    Pros and Cons of 15‑Year Mortgages

    Pros:

    • Meaningful interest savings versus 30-year loans, typically tens of thousands less over the life of the loan.
    • Payments are more manageable than a 10-year while still building equity quickly faster than in a 30-year term.
    • Typically lower rates than comparable 30-year loans, enhancing overall savings.

    Cons:

    • Payments remain substantially higher than a 30-year.
    • Less flexibility than longer terms, which can matter if your income varies or expenses increase.

    How to Decide Between a 10‑Year and 15‑Year Mortgage

     

    A 10-year mortgage has a high payment floor. Your minimum monthly payments will be much higher than even a 15-year loan, and significantly higher than a 30-year loan.

     

    Here’s what to weigh when choosing between a 10-year and 15-year mortgage:

    • Stress-test your budget. Could you comfortably manage the higher payment if you faced a job change, medical expense, or another financial setback? If not, the 15-year may be the better fit.
    • Compare scenarios with an amortization calculator that shows payment, total interest, and payoff timeline. If you’re considering shorter terms, start with Lower’s overview of what a 10‑year mortgage entails for context.
    • Evaluate APR, not just the rate. Fees matter more when terms are shorter, and minor rate differences can materially change the overall cost.
    • Consider flexibility. You can often pay extra principal on a 15- or 30-year loan to simulate a faster payoff while retaining the option to revert to the required payment in leaner months.
    • If the 15-year feels tight and savings still matter, explore intermediate terms, like a 20-year loan, or plan refinancing timing.

    If you can comfortably afford the payment, a 10-year mortgage maximizes interest savings. For most borrowers, a 15-year offers a strong balance of lower total cost, faster equity build, and sustainable monthly payments.

    If your loan doesn’t carry prepayment penalties, you can always opt for a 15-year or even 30-year term and choose to pay down your loan aggressively as if it’s a 10-year loan. That can be a smart financial move, since it gives you more leeway if your financial situation changes.

     

    The Bottom Line

     

    A 10-year loan is features very high monthly payments and a fast-paced timeline to paying down your loan, while a 15-year loan,

     

    Frequently Asked Questions

    How much interest does a 10-year mortgage save compared to a 15-year mortgage?

    Generally, a 10-year saves tens of thousands more over the life of the loan, but it requires a significantly higher monthly payment.

    Is it harder to qualify for a 10-year mortgage?

    Yes. The larger payment raises your debt-to-income ratio, so lenders typically require higher income and stronger credit to approve a 10-year.

    Can I refinance from a 30-year into a 10- or 15-year loan?

    Yes. Refinancing into a shorter term can reduce total interest and accelerate payoff, provided the payment fits your budget and the fees make sense.

    Which is better if I might move or sell my home soon?

    A shorter term can save interest, but the higher payment and upfront costs may not pay off unless you stay long enough to break even.

    How do APR and interest rate differ when comparing mortgage terms?

    The interest rate is the cost of borrowing; APR includes the rate plus fees, offering a complete view of a loan’s true cost.

    Can I pay extra on a 15-year mortgage to pay it off like a 10-year?

    Yes. Extra principal payments can significantly shorten your payoff and provide the flexibility to adjust if needed later.