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Refinance
An honest answer on whether refinancing makes sense, not a sales pitch. We're a family-run, veteran-owned broker based in Thornton, serving the Denver metro. We compare refinance options across multiple lenders, show you the full cost and break-even point, and tell you plainly if waiting is the smarter move.
- No-pressure refinance review
- Break-even math up front
- Cash-out & rate-and-term
- FHA Streamline & VA IRRRL
What a refinance can do for you
Lower your rate or payment
When rates have moved in your favor, a rate-and-term refinance can lower your monthly payment or your total interest.
Take cash out
Use your home equity for renovations, debt consolidation, tuition or another goal with a cash-out refinance.
Drop mortgage insurance
If your home's value has grown, refinancing from FHA to a conventional loan may remove your mortgage insurance.
Change your term
Move to a shorter term to pay off your home sooner, or a longer term to lower the monthly payment.
Switch from an ARM
Trade an adjustable rate for a fixed rate and payment stability before your rate adjusts.
Remove a borrower
After a divorce or other life change, a refinance can take a name off the loan.
Does it actually make sense?
A lower rate alone doesn't make a refinance worth it. What matters is what it costs, how much it saves, and how long you plan to stay in the home.
We start with your break-even point, the number of months it takes for your monthly savings to cover the cost of refinancing. If you'll be in the home well past that point, refinancing may make sense. If not, we'll tell you.
We'll also show you options like using a lender credit to reduce your upfront closing costs, and what that trade-off means for your rate.
What we compare for you
- Your current payment vs. new payment
- Total closing costs and cash needed
- Months to break even
- Total interest over the time you plan to stay
- Options from multiple lenders, side by side
Types of refinances we handle
Rate-and-term refinance
Change your interest rate, your loan term, or both, without taking cash out. The most common way to lower a payment.
Cash-out refinance
Replace your mortgage with a larger one and receive the difference in cash. Lenders limit how much equity you can take out, and we'll show you what's available.
FHA Streamline
Already have an FHA loan? An FHA Streamline Refinance can make it simpler to move to a new FHA loan, often with less documentation.
VA IRRRL
Already have a VA loan? The VA Interest Rate Reduction Refinance Loan is a streamlined way to refinance into a new VA loan.
Like your current rate? Consider a HELOC instead
If your current mortgage rate is lower than today's rates, a cash-out refinance may not make sense. A home equity line of credit (HELOC) or home equity loan lets you access equity while keeping your first mortgage untouched. We'll compare both.
How a refinance works
Refinance review
Share your current loan details and goals. We run the break-even math across multiple lenders, at no cost and with no pressure.
Apply and lock
If it makes sense, we apply with the lender that fits best and talk through when to lock your rate.
Appraisal to closing
We coordinate the appraisal (if needed), underwriting and title, then you sign and the new loan pays off the old one.
Refinance FAQ
When is the right time to refinance?
When the savings outweigh the costs within the time you expect to stay in the home, or when you need to change your loan for another reason, like taking cash out or removing mortgage insurance. We'll run your numbers and tell you honestly.
How soon after buying can I refinance?
It depends on the loan type and lender. Some refinances have waiting periods, especially cash-out and streamline programs. We'll check the rules for your current loan.
Can I roll closing costs into the new loan?
Often, yes, depending on the loan type and your equity. You can also use a lender credit to reduce upfront costs in exchange for a slightly higher rate. We'll show you both ways.
Will refinancing hurt my credit?
A refinance includes a credit check, which can cause a small, temporary dip. Shopping with multiple lenders within a short window is generally treated as a single inquiry for scoring purposes.
Do I need an appraisal?
Usually, but not always. Some streamline programs and some lenders may waive the appraisal depending on the loan. We'll tell you up front.
Rates are high right now. Should I wait?
If you don't need to change your loan, waiting can be smart. Ask us to keep an eye on your situation, and we'll reach out when the numbers start to work for you.
Let's see if a refinance pays off.
Tell us a little about your goals and a real person from our team will reach out, usually the same business day. Mon–Sat, 8 AM–6 PM.
Submitting this form is not an application for credit and does not lock a rate. See our Privacy Policy. North Point Financial Inc. · Company NMLS #362825 · Equal Housing Opportunity.
Educational content, not financial advice or a rate quote. Loan approval, programs, down payment assistance and terms vary by lender and borrower and are subject to credit approval, program guidelines and property eligibility. North Point Financial Inc. is a mortgage broker, not a lender or a government agency, and is not affiliated with FHA, HUD, the VA or any government agency. Savings are not guaranteed; refinancing may increase total finance charges over the life of the loan.