One number decides if refinancing pays.
Not the rate. How long before the saving pays back what the refinance cost you.
We put that number in writing before you commit.
Takes about 2 minutes. No credit check to start.
- To lower the monthly payment
- To drop mortgage insurance they no longer need
- To take cash out for something specific
- To clear expensive card and car debt
- To open a line they can draw on later
Each one has a different answer. A rate on its own tells you almost nothing.
Licensed mortgage broker · NMLS 179997
Office in Vienna, Virginia
We speak 8 languages
Everyone quotes a rate. Nobody shows the math.
A lower rate alone does not mean a refinance is worth it.
On a $400,000 loan, $6,000 in closing costs and $220 in monthly savings mean a 27-month break-even, the exact figure a mortgage refinance break-even calculator is built to estimate.
Your break-even depends on closing costs, credit score, and how long you plan to stay.
A no-cost refinance using lender credits can reduce the upfront cost, though the rate may be slightly higher.
Strong home equity can make refinancing options more valuable.
Which one of these is you?
Almost every refinance we place solves one of these six problems. One answer is to leave your loan alone.
You just want the payment down
You just want your monthly mortgage payment brought down significantly. A rate and term refinance effectively lowers your interest rate while leaving the remaining loan balance entirely alone. Furthermore, a rate and term refinance is also typically the cheapest option to close, and for qualified VA or FHA borrowers, this wonderful solution is often available through a streamline process requiring much less paperwork
You are paying insurance you no longer need
You are currently paying private mortgage insurance that you no longer actually need. Once you reach twenty percent equity, successfully removing private mortgage insurance can save you hundreds of dollars each month. For FHA buyers, refinancing may be the only realistic way to eliminate it entirely, sometimes accomplished through competitive FHA streamline refinance rates that completely skip the home appraisal process altogether.
You need cash for something specific
A cash-out refinance turns home equity into money at mortgage rates instead of card rates. Most lenders take a cash-out refinance to 80% loan-to-value, and a cash-out refinance investment property transaction follows tighter limits, usually 70% to 75% LTV. Weighing the cash-out refinance pros and cons upfront helps you decide if this is the right move before you apply. For a full breakdown, see our cash-out refinance page.
You are carrying expensive debt
Rolling cards and a car loan into a cash-out refinance cuts the monthly cost sharply through debt consolidation mortgage refinance. It also turns short debt into thirty-year debt against your home equity, which we spell out.
You want money available, not borrowed
A flexible HELOC leaves your primary first loan completely alone and gives you a convenient credit line to draw on easily whenever you need extra funds for your personal financial goals.
You are fixing the house, not moving
For bigger home improvement work, a specialized renovation loan sized on the finished future value often beats a traditional cash-out refinance against what the property is worth on the market today.
Two to four percent. Or nothing at all.
Those are your two choices, and neither is automatically right.
Pay the costs
Closing costs of about 2% to 4% cover the appraisal, title, recording, and lender fees. Best if you stay a long time, and it removes any private mortgage insurance at the same time. A home appraisal for refinance approval is required in nearly every case here, since the new loan amount is based directly on the appraised value.
Pay nothing
Take a lender credit along with a slightly higher rate. With no out-of-pocket closing costs required upfront, the complicated break-even question disappears entirely from your financial planning.
Improve your credit first
Your credit score moves pricing as much as anything. A small fix beforehand beats shopping harder afterwards, and yes, you can refinance with bad credit, though pricing and available programs narrow compared with a strong credit file.
Borrow less than you can
A traditional cash-out refinance prices higher than a standard rate and term option, and this financial gap widens further as your loan-to-value ratio rises. Fortunately, maintaining a better credit score narrows it again.
Check for a streamline
VA and FHA both have a fast version with less paperwork, often no appraisal, and no loan-to-value test. It gets checked first, and current FHA loan streamline refinance rates and FHA streamline refinance rates today are worth comparing against a standard rate and term option before you decide which path to take.
A bank has one answer. We have several.
A refinance is the easiest thing in this business to sell badly. A rate with no math behind it sounds like a saving either way.
We show the break even first
Your break-even in writing, with the closing costs listed, so you can say no if the numbers say no.
We price the no cost version too
Both kinds of refinance, side by side, same day, without you having to ask, comparing against best cash-out refinance lenders on our panel where a cash-out option applies.
We tell you to keep your loan
If your rate is low and you need cash, a HELOC usually beats touching the first loan. We say so even though it earns us less.
We check the fast route first
On a VA or FHA loan the streamline is quicker and cheaper. That gets looked at before anything else.
SAI Mortgage, Inc.
Is committed to helping you find the right mortgage product for your needs, whether you’re exploring a home mortgage loan, considering a home mortgage loan in Virginia, or comparing other financing options. We understand that every borrower is different, and we offer a variety of products to meet your individual requirements, ensuring you receive guidance that fits your unique financial goals, whether that means the best mortgage loan for a refinance today or one of the best house loans for a purchase down the road. See every program we offer on our homepage.
Three steps. That is it.
Most people are pre-approved within two days.
Tell us how you get paid
Have a short conversation with our friendly team in your preferred language if you wish. Please rest assured that there is no credit check required at this initial stage.
We shop it for you
We check many lenders and send you what you qualify for, in writing, whether you are pursuing a best home financing refinance or comparing it against a fresh purchase on our conventional loan page.
You get the keys
We professionally manage everything else from start to finish and ensure your successful closing happens precisely on the date you need it, making your home buying journey completely smooth.
Licensed in Virginia, DC and Maryland.
From our office in Vienna, we serve buyers across the Commonwealth, and your file follows you if you move across state lines.
Northern Virginia
I-95 Corridor
Hampton Roads
Central & Western Virginia
What people ask us first.
The questions that come up on almost every call.
How much does it cost?
A refinance costs 2% to 4% of the loan, or nothing at all if you take a lender credit and a slightly higher rate.
How much equity do I need?
Most rate and term refinances require at least 20% equity to avoid mortgage insurance, though a lower equity refinance is still possible with PMI or through a VA or FHA streamline that skips the loan-to-value test entirely.
Do I start thirty years again?
Not necessarily. You can choose a new 30-year term, a 20- or 15-year term to shorten your payoff timeline, or, in some cases,s a recast vs. refinance approach, where a recast simply amortizes your existing loan after a lump-sum payment rather than replacing it with a new one.
Will it hurt my credit?
A refinance involves a hard credit pull, which can cause a small, temporary dip in your score, similar to any other loan application. It typically recovers within a few months as you make on-time payments on the new loan.
How long does it take?
Most refinances close in 30 to 45 days from application, and how long a refinance takes can shrink significantly on a VA or FHA streamline, since those often skip the appraisal step entirely.
Ask for the break even. Not the rate.
Send your balance, your rate, and how long you plan to stay. We come back with the break-even on each option, including the refinance that costs you nothing.
If you already hold a VA or FHA loan, say so at the start. The fast route changes the answer completely.