Online chatter exploded ever since Trump floated the idea of a 50-year mortgage this past weekend. Economists, housing advocates, and everyday homeowners engaged in debate about its potential impact on affordability, long-term debt, and its implications among investors.
This announcement conceptualizes a solution to boost affordability for new homebuyers amidst the ongoing housing affordability crisis. Monthly payments would be stretched out to cut costs by roughly 5% across the board compared to a 30-year mortgage. With the average age of first-time homebuyers now at a record-high of 40, this presents itself as a potential step toward reducing that figure.
Proposing any kind of shake-up in the housing market of course comes with its risks. The 50-year mortgage jeopardizes what many view to be the core purpose of owning a home: equity accumulation. With such high interest associated with a longer loan, Bloomberg Intelligence forecasts that by year 10 out of 50, borrowers will have only paid about 4% of their principal balance. Typically we see 10 years as the average length of ownership for 30-year borrowers.
As fundamentally established by the difference in rates between the 15- and 30-year mortgage, the 50-year mortgage will likely carry even higher rates. Between riskier duration, inflationary impacts, credit and delinquency risks, and life event related factors, there are many more considerations that would need to be priced into this longer loan.
We can also look to the 40-year mortgages already available in the private-label market, which remain unpopular largely due to the sheer amount of interest owed over the lifetime of the loan. Bloomberg forecasts that with the 50-year loan and a conservative 50 bp rate hike, almost double the total amount of interest would be owed compared to the 30-year mortgage.
Making 50-year mortgages a reality would require overcoming major regulatory, operational, and market obstacles. Current U.S. standards cap qualified loans at 30 years, so extending terms to 50 years would need legislative changes and new compliance frameworks. Without this, lenders face higher liability and consumer protection challenges, as longer terms raise concerns about ability-to-repay standards and lifetime debt exposure. Servicing and risk modeling would add complexity since predicting borrower behavior and property values over half a century introduces significant uncertainty and cost.
On the market side, these loans currently lack agency backing, limiting securitization and liquidity in the secondary market. Investors are likely to resist because ultra-long maturities increase extension risk, slow prepayments, and complicate hedging, all of which demand higher yield premiums. For consumers, the affordability benefit is modest—monthly payments drop slightly, but total interest nearly doubles, slowing equity growth and potentially inflating housing prices without addressing supply constraints. In short, making 50-year mortgages viable would require regulatory reform, investor buy-in, and robust safeguards to prevent long-term financial harm.
The White House has continually acknowledged the housing affordability crisis, but just how they go about addressing it in the coming months will be key. FHFA Director Bill Pulte described the 50-year mortgage as "simply a potential weapon in a wide arsenal of solutions that [they] are developing."
