Is the 2% Refinance Rule Still Relevant?

What Was the 2% Rule?

The 2% rule came from the 1980s, when loan balances were smaller, closing costs were proportionally higher, and interest rates were often in the double digits. Back then, a two-point rate improvement helped cover the hefty fees. Today, Clackamas County homeowners carry much larger mortgages, and lenders offer multiple ways to manage costs,making the 2% rule far less useful.

Why the Rule Rarely Fits Modern Loans

• Larger balances: Dropping from 7% to 6% on a $600,000 Happy Valley loan can save hundreds monthly,well before a 2% drop.
• Flexible costs: Lender credits and no-cost options let you offset fees, so you don’t need a huge rate drop to break even.
• New goals: Many Clackamas refinances focus on removing PMI, funding renovations, or switching to a fixed rate,not just chasing interest rates.

Break-Even Math Beats Old Myths

Instead of chasing an arbitrary percentage, Tu calculates the break-even point:

Break-Even Months = Closing Costs ÷ Monthly Savings

If you plan to keep the home longer than the break-even period, refinancing usually makes sense,even if the rate drops by only half a percent.

Scenarios Where Less Than 2% Still Works

• Large loan amounts: Lake Oswego borrowers can see meaningful savings with a 0.5% drop on $800,000 balances.
• Removing PMI: Even small rate changes can pay off if you eliminate mortgage insurance entirely.
• Cash-out for improvements: Funding a West Linn kitchen remodel while trimming the rate by 1% improves both comfort and cash flow.
• Switching from ARM to fixed: Payment stability may be the main reason to refinance, regardless of the exact percentage change.

When Waiting Might Still Make Sense

The old rule can be relevant if your loan balance is small, closing costs are unusually high, or you expect to sell within a short timeframe. Tu walks through each scenario so you know whether to wait or act.

FAQs About the 2% Rule

Why did the 2% rule exist?

It was a quick shortcut for smaller loans in the 1980s and 1990s. With today’s larger balances and flexible options, it’s no longer the best guide.

What rule should I use instead?

Calculate your break-even based on actual closing costs and monthly savings. Tu runs these figures for every Clackamas client.

Is a 1% drop enough?

Often, yes,especially if you plan to stay in the home for several years or if your loan amount is above $400,000.

Can 0.5% still make sense?

It can if you opt for a no-cost refinance or remove PMI simultaneously. Large balances amplify the savings.

What else should I weigh?

Consider your timeline, future plans, cash-out needs, and whether you’re switching loan types. Rate is only part of the story.

Client Experience

Internal Links

• Is a 1% Rate Drop Worth It?
• Refinance Closing Costs Guide
• Clackamas County Mortgage Programs