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💸 50 Year Mortgage?
Mortgage Rates Holding Steady ↔️. Halloween recap, Happy Veterans Day, 50 Year Mortgage Math, Private Payroll Numbers.
Glenn Groves
November 11, 2025
In partnership with
Issue 135 - Hello and Happy Tuesday.
Picture this: a 50-year mortgage. Yes, you read that right… fifty years. That means our average first-time homebuyer, now around 40 years old, would still be making payments at 90.
And yes, it took me a second to do the math too 😂
On this Veterans Day, we pause to honor the service and sacrifice of our nation's veterans. What began as Armistice Day, marking the ceasefire of World War I on the 11th hour of the 11th day of the 11th month in 1918, was changed in 1954 to Veterans Day to recognize all U.S. military veterans, living and deceased.
So today we bring some real estate seriousness (those 50-year mortgages) and some genuine gratitude (for those who served). Let's dig in.
Personal Note:
Missed last week’s newsletter, so you get a Halloween recap now!
Had another wonderful night out with the kids. Nice, it was on a Friday for sure. Bonus points for anyone who can identify the Wilson’s costumes. FYI, Angie never broke character.
We went Star Wars again, who can guess all 4 Wilson costumes?? (yes, they are the same theme).
 JJ & Grayson in Oma’s “Tunnel of Terror” |  Neighbors always go all out! |
TLDR (Too Long Didn’t Read) Summary
↔️ RATES - Rates holding in stable channel.
🫰 INDUSTRY - 50 Year Mortgage…
📊 TECHNICALS - Private payroll rebound.
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INTEREST RATES
Rates 📢 November 11th, 2025
10 Year T-Note 90-day snapshot
Product | Rate / APR | Weekly Change |
|---|---|---|
↔️ Conv. | 6.375% / 6.439% | -.000% |
↔️ Conv. HB | 6.500% / 6.551% | -.000% |
↔️ JUMBO | 6.250% / 6.265% | -.000% |
↔️ FHA 3.5% DP | 5.625% / 6.672% | -.000% |
↔️ VA 0% DP | 5.625% / 5.848% | -.000% |
Rate data as of morning of publication. Unless noted otherwise, all scenarios are assuming 30 Year-Fixed mortgage, Purchase or R/T Refinance. No origination points charged, 780 FICO score, and 20% down payment. Provided for consumer education only and does not serve as a binding offer to extend lending. Payment period, interest rate, APR, and other terms subject to income, asset, and credit profile qualification. Provided courtesy of GTG Financial, Inc. NMLS 1595076. Equal housing opportunity. www.nmlsconsumeraccess.org
💡 Why This Matters
Rates have held steady for two weeks as the market waits for clarity on the economy and the Fed’s next move. With the government set to reopen, key data reports that were delayed—like inflation, jobs, and retail sales—will finally start flowing again. That means traders will have real numbers to trade on, which could spark movement in bond yields and mortgage rates after this recent quiet stretch.
In short: enjoy the stability while it lasts, but expect more volatility once fresh economic data hits and the market starts pricing in the Fed’s next steps.
TECHNICALS
Would a 50 Year Mortgage Work?
Over the weekend, President Donald Trump floated the idea of a 50-year fixed mortgage as a way to improve affordability (CBS News). It sounds tempting — stretch out payments to make monthly costs smaller — but the math tells a different story.
💡 Quick Example – $700,000 Loan
Scenario | Term | Rate | Monthly P&I | Total Interest Paid | Extra Interest vs 30-yr |
|---|---|---|---|---|---|
Standard Loan | 30 years | 6.25 % | $4,310 | $851,607 | – |
Extended Loan | 50 years | 6.75 % (≈ 0.5 % higher) | $4,078 | $1,747,028 | +$895,421 |
Even with the lower monthly payment (only ~$230 less), the borrower ends up paying nearly $900,000 more in interest over the life of the loan.
(Payment and interest calculations verified internally; interest cost comparison consistent with Newsweek and Yahoo Finance).
⚠️ Why It’s Risky
Higher rates: Lenders charge more for longer-term risk — typically 0.25–0.50 % higher. This is already in practice with 15 vs 30-year terms.
Slower equity growth: It could take decades to pay down principal, keeping homeowners “stuck” longer.
Double the lifetime cost: For only a small monthly break, you’ll likely pay twice the total interest.
TECHNICALS
Private Payroll Steady
Jobs ticked higher, home prices stay firm, and the Fed keeps everyone guessing.
💼 Private Sector Jobs: Modest but Positive
The private sector added 42K jobs in October, finally breaking a two-month losing streak. Big companies (+73K) drove all the gains, while small and mid-sized firms cut jobs.
Wage growth stayed flat:
Switchers: +6.7% YoY
Stayers: +4.5% YoY
With government data still delayed, the Fed is leaning on private reports like ADP’s. Powell warned another rate cut in December is “far from a sure thing.”
💡 Why This Matters
Hiring is weak enough to keep the Fed cautious — and that’s helping hold mortgage rates steady for now.
📅 What’s Ahead
ICE Home Price Index and NFIB Small Business Optimism this week
10-Year Note (Wed) and 30-Year Bond (Thu) auctions will show investor appetite — key for rate direction
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