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Synthetic scenario: current balance $438k, about 24 years left. New quote lowers P&I by ~$310/mo and costs $7,400 all-in. Simple break-even is ~24 months. Expect to stay at least 6 years. Besides resetting the amortization clock, what else belongs in the comparison?
Trying to compare the bonus against just leaving the cash in a HYSA. $15k locked for ~90 days, $500 headline bonus, maybe 20 min of admin. Feels good on paper but I keep forgetting the lost interest + tax on the bonus. What do you actually compare?
Rate + payment isn't enough. I want one big line for total upfront cash: down payment, points, closing costs, minus credits, plus any immediate principal prepay. Then compare that against the monthly savings. Would prevent a lot of fake 'cheaper' scenarios.