Debunking The Mortgage Accelerator Program

November 15th, 2021
45

Mortgage debt is the largest debt most people will ever hold. You want to pay off your mortgage quickly, but the standard mortgage term is 30 years.

I was listening to the Listen Money Matters podcast where they discussed how you could use a home equity line of credit to pay off your mortgage faster and save thousands on interest over the life of the loan. After Googling this strategy in more detail, it turns out they were discussing a mortgage repayment strategy called the mortgage accelerator.

Does the mortgage accelerator strategy really work or is it some sort of scam?

The Mortgage Accelerator Strategy

You can listen to the whole Listen Money Matters podcast or the podcast show notes to get the full details of the program.

Many people will make extra payments on their mortgage so that they pay off their house in less than the typical 30-year mortgage term. This is manually done, where the homeowner physically writes extra checks to their mortgage company.

The mortgage accelerator, on the other hand, uses a home equity line of credit to automatically send all of your extra savings into mortgage prepayments.

Step 1: Open a HELOC

The first step in the mortgage accelerator strategy is to open a home equity line of credit. The most common use of a home equity line of credit is to refinance higher interest debt by using your home equity as collateral.

That’s not the use of the HELOC in this case.

Let’s say you buy a $200,000 home and put 20% down, or $40,000. You then take out a $20,000 HELOC and put it back into the mortgage. So instead of having $40,000 in home equity and a $160,000 mortgage, you now have $40,000 in home equity, a $20,000 HELOC, and a $140,000 mortgage. You have the same amount of home equity, but you’ve split the debt on your home into a mortgage and a HELOC.

The HELOC doesn’t change your home equity or how much you owe. You shift some of your debt from the mortgage into a HELOC.

Step 2: Use the HELOC like a checking account

The HELOC now serves as your defacto checking account. You send your entire paycheck to the HELOC, and then spend money as you normally would (e.g. make cash withdrawals, pay off credit cards, etc.).

Step 3: Spend less than you earn, paying off the HELOC

By spending less than you earn, you pay off the HELOC over time until you have fully paid off the HELOC. For example, if you spend $2,000 less than you earn each month, then the HELOC will be fully paid off after 10 months.

Step 4: Repeat the process until the mortgage is fully paid off

You would then send money from the HELOC to the mortgage and repeat the process. In our example, you’d send another $20,000 from the HELOC to the mortgage, leaving you with $60,000 home equity, a $20,000 HELOC, and a $120,000 mortgage.

By repeating the process of paying off the HELOC and sending money from the HELOC to the mortgage, you are able to pay off your mortgage years in advance.

By repeating this process of transferring money from the HELOC to the mortgage and then paying off the HELOC, you pay off your mortgage many years earlier than the 30-year mortgage term. As a result, you spend significantly less on mortgage interest, which is the primary selling point of the plan. How much you save on interest depends on how much money you save each month. Remember that all of your savings is going into paying off the HELOC/mortgage.

Downsides of the Mortgage Accelerator

HELOCs generally have higher interest rates than traditional mortgages

HELOCs usually have variable rates, while the vast majority of traditional mortgages have fixed rates.

Adjustable-rate mortgages are unpopular in the United States because of the variable interest rate, but you’ll be paying variable-rate interest with a HELOC.

Unfortunately, HELOCs usually have higher interest rates than variable interest rate mortgages.

In addition, HELOCs often have initial lower promotional rates to entice homeowners to open the line of credit, but the interest rate rises significantly after this promotional period.

HELOCs have significant transaction costs

Like a mortgage, opening a HELOC has significant transactions costs. According to the FTC, these can include application fees, title costs, appraisal costs, and points. They may also charge an annual participation fee or transaction fees.

You can prepay your mortgage without the HELOC

It’s not necessary to have a HELOC to prepay your mortgage. All you need is a checking account. To replicate the mortgage accelerator strategy with a checking account, send whatever extra money you have at the end of the month to your mortgage as an extra payment.

Essentially, by opening a HELOC and depositing your entire paycheck into the HELOC, it forces all of your savings into the mortgage. This may be your intention, but most people want to spread their savings around between multiple savings goals. Regardless, the HELOC structure is not strictly necessary to execute the general strategy of prepaying your mortgage.

“Forces” you to pay off your mortgage early

One potential benefit of the mortgage accelerator is that it “forces” you to pay off your mortgage by putting your entire paycheck into the HELOC, but it’s not like the money disappears if you don’t put it into the mortgage. You could keep it in your checking account, or even better, invest it in the stock market. In general, the expected return of the stock market would exceed that of current mortgage interest rates, so holding a mortgage actually serves as potentially profitable leverage.

Avoid the mortgage accelerator spreadsheets or computer software programs

Some mortgage accelerator programs will sell you a spreadsheet or computer program that will calculate how to execute the mortgage prepayment strategy, with or without the HELOC. Ultimately, this is something you can do yourself just by sending additional payments to your mortgage.

Conclusion

Is the mortgage accelerator program a scam? No, but I think it’s a bad deal for most homeowners.

You do pay your mortgage earlier if you follow the program, saving a lot of mortgage interest in the process. In fact, mortgage accelerators are part of standard mortgages in some other countries. According to Bankrate.com, 1/3 of Australian mortgages and 1/4 of UK mortgage have the mortgage accelerator built into the mortgage, combining a traditional fixed rate mortgage with a HELOC.

However, I do not recommend the mortgage accelerator program for the vast majority of American homeowners. Dave Ramsey, one of the most anti-debt voices in personal finance, also recommends against the mortgage accelerator program.

If you want to pay off your mortgage early, just send extra payments to your mortgage company, on your schedule. By prepaying your mortgage in this fashion, you get the benefits of paying less mortgage interest over the life of the loan, but without the additional costs of a HELOC or a mortgage accelerator spreadsheet / computer program.

What do you think? Have you ever heard of or used a mortgage accelerator? Do you make additional payments on your mortgage?

45 COMMENTS

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    • The problem with that is that once you spend that money, you could not borrow it back. With the HELOC, you would at least have access to the equity if an emergency arose. The biggest risk is discipline. Otherwise it friggin works! I have a heloc as my first lien mortgage and we are set to Paula off our house in 7 years or less. And I have access to the equity in the case of an emergency. All my pay goes right into the heloc and I draw what I need for bills.

  1. Never heard of this one but I imagine their are easier ways. Automatic over payments come to mind. Then again it might make an opportunity for some fin tech app to just skim your excess cash each month and dump it into your mortgage. I believe one of them does this but for investments. Sure beats higher interest rates.

    • The biggest advantage for me is that I can safely put all my income towards it and if I need money for an unexpected expense, I can access the equity immediately. The higher interest rate is nothing compared to the interest you pay on a fixed rate.

  2. Thank you! I’d heard about this too on a different financial podcast from their guest. I spent some time noodling around the Internet researching it from different angles. I came to the same conclusion that I would just send in my extra savings when I have it monthly all the while saving for other future things like eventually a car in 8 – 10 years. Whenever I have extra savings that isn’t in my monthly budget, I just split it three ways: Principle paydown, Emergency savings account, and VTSAX investment. Small amounts add up over time and I am not paying high interest on HELOC.

  3. This is a pretty good article, but misses the point of the strategy. The idea of getting a HELOC and making payments with it is not simply to put all of your extra money toward the mortgage, it’s to keep your money in the mortgage until you need it, which lowers your average daily balance and saves on interest.

    So, look at the two scenarios side by side. You could save up for a month or two and put an extra $500-$1000 on the principal of your mortgage (great job, btw) and save yourself some interest. That is helpful, but there are some downsides. Number one, you can’t get the money back. Once you pay it into a traditional mortgage it’s gone until you sell the house or do a costly cash-out refinance. Number two, for that month or two while you were saving, nothing was keeping your mortgage balance down. That’s a missed opportunity and not comparable to the HELOC strategy.

    Now look at the HELOC. You put your paychecks into the HELOC and it lowers your average daily balance right when you get paid – no wasting time saving up for months. And you can get the money back out to pay for bills and you are still saving interest because you are keeping your ADB lower as your income comes in and payments go out. In other words, you aren’t simply putting all of your extra money toward your mortgage and losing access to it (after letting it accumulate idly in your checking account, btw). You are making your money work for you full time by “keeping it in your mortgage”, which helps you zap your interest charges and you can get it back whenever you need it. It’s two completely separate approaches that don’t have anything to do with one another. If you don’t see the benefits of the HELOC strategy it’s because you don’t understand it properly not because they aren’t there. Just sayin’!

    PS – HELOCs cost next to nothing since most lenders will pay your fees and closing cost provided that you don’t close it out within three years, so the whole point about cost is incorrect.

    • Great job explaining it Joshua! One additional point I would like to add is this, the HELOC allows you to take the banks money and use it in your favor instead of the other way around. Think of it this way, my P&I mortgage rate is 3.75%, which is great and very low. But my checking account was only earning me 0.1%, that’s a net 3.65% in the banks favor!!!

      I am still investing my savings and earning money on that front, the HELOC allows me to take the banks money and use it to save me interest! This article is very short sited and I would agree, I do not believe he understands the idea or system too well, otherwise he would be singing a different tune.

    • Right. I continue to see “debunks” saying “put extra savings towards the balance.” The HELOC gives you a large lump sum EARLIER. This will work for you right away (backwards) instead of saving during those months you could have had the HELOC in your mortgage already. Make sense?

      • Pardon my ignorance, but you are still paying interest on the HELOC immediately when you put that money toward the mortgage. I understand there is a difference between compounding continuously (mortgage) and daily (HELOC) but the total savings is only pennies over the course of 30 year loan when comparing interest directly. Where does the savings that everyone is so excited about come from? Is it hidden in the front loaded interest?

        • I haven’t tried it or done my own math – maybe one day I’ll be there – but the interest saved from the lump sum overpowers the interest paid on the HELOC. I’d be interested if only “pennies” are saved when it’s all said and done. Another benefit of the HELOC, from my understanding, is the flexible/usable cash, but that’s a different point for another day.

        • You are correct. Bobby. It’s a scam. It’s just shifting debt from one instrument to the next. In fact it’s worse, because typically a HELOC rate is higher than your mortgage rate. Run the numbers. If they both have the same interest rate, throwing your extra principal at the mortgage yields the exact same results without the headache of managing a HELOC. In fact, I did a view on it here https://www.youtube.com/watch?v=K9c4yBUKpnQ

          • Hey Rob, you’re not factoring into the equation that HELOC’s work on a simple interest payment… Not compound interest such as Mortgage. I encourage you to check your lending disclosure (usually on page 3, 4, or 5 of all the paperwork you signed at closing. On this paper you will find three numbers: Interest rate, APR, and TIP. The first is what you (and most Americans) have been conditioned to care about when in reality you should be most concerned with the last. TIP stands for total interest percentage (or total interest paid). The AVERAGE 3% interest, 30-year mortgage has a TIP of 60%+. That means, that by the time you are done paying on your mortgage you have paid more in interest than you did in principle… How’s that for 3%?

        • The key point you are missing is treating the HELOC like a checking account. Your entire paycheck, or other income, goes into the HELOC. You then pay bills and other expenses out of the HELOC as they come due. This reduces the average daily balance on the HELOC; therefore, reducing the overall interest paid over time. If you need the extra money you paid into the loan, you can pull it back out of the HELOC. You cannot do this with a mortgage. Once you pay extra, you cannot get it back.

          If you do not put your income into the HELOC, this strategy does not work. If you do not control your spending, and keep your expenses below your income, this strategy does not work.

          Also, coupling this strategy with cash back/points credit cards, and paying the full statement balance each month, allows you to keep your ADB low on the HELOC.

    • Thank you!!! U make more sence. I personally have thought about this prior to reading the article. Hence that’s why I read it. My math skills aren’t wizard like but the average daily balance is the key component that the author overlooked. If I can jump years ahead on my principal for my traditional mortgage then why not!!!

  4. Well put Josh. I’ve using something a lot like this, with very positive results.

    I can understand why people say, “just pay more twords the principal.” I did that too. For a year I scrapped and saved an extra $40K, and put that into principal.

    The next year I used a HELOC in the first lein position to pay down about $100K while also investing $36K.

    The HELOC made it easier.

    This article is junk.

  5. Thanks for the article but you are completely wrong. I currently have a HELOC on my home.

    First of all the goal is to get a HELOC that covers your entire mortgage, not just a partial HELOC. You want to put all your cash glow towards the HELOC and not bot HELOC and mortgage. The higher the cash flow the faster you pay off the HELOC.

    Second, I didn’t pay a dime to get my HELOC. It was completely free. Free appraisal, free processing, no title fee or points.

    Third, interest rate is not important. It’s about total interest paid of the life of the loan.

    When I got my HELOC my mortgage was $315,000. I got a HELOC for $430,000 because I had a lot of equity. The HELOC took the place of my mortgage and eight months later I owe $260,000 ony HELOC. With a traditional mortgage I would’ve only paid down my mortgage to about $310,000.

    Even though my HELOC’s interest rate is higher than my mortgage was and it’s variable I’ve managed to pay off my mortgage by as much as $55,000 in eight months without changing my lifestyle. Now that’s what I call the power of accelerated payments and the power of cash flow.

    Please get your facts right before you write an article like this. No one wants to be a slave to a mortgage and having a HELOC is the one true way to pay off your mortgage extremely fast.

    • If you got a heloc for $430,000 and it’s now $260,000. You paid $170,000 on the loan and still owe $260,000 on it…. if you paid $270,000 on the mortgage you would only owe $145,000. Something I am missing?

      • Joe, You’re assuming that Jake used every bit of his equity thus creating a new balance of $430,000. This is likely not the case. Jake may have used some of the equity for home improvements, etc. If so, he likely started with a higher balance than $315k but probably not as high as $430k.
        Jake is spot on with the strategy.

  6. Please delete the comments of these obvious shills for the accelerated mortgage programs. Your points are all spot on. If you want the same benefits of this strategy, simply make additional mortgage payments with any excess income you have each pay period. You will actually come out ahead, since the interest rate on your mortgage will be lower than the HELOC. There is no magic that happens with the HELOC, except that it effectively automates the extra payments for the undisciplined.

    • TrojanFan…that is quite possibly the most ignorant comment I’ve read all year. Just because your head is stuck in the sand (status quo) doesn’t mean that more educated people can’t have a conversation.

      …and if you believe that simply throwing “excess income” into a traditional mortgage each month is a good idea, you need to think through things a little more. Let me help:
      First, making extra mortgage payments each month would eliminate your ability to have cash on hand for a rainy day and does little to reduce daily periodic interest.
      Second, amortized mortgages do not perform the same way that HELOCs do. If you need proof of this, go look at you closing docs. Your ‘interest rate’ may say 4% but the ACTUAL % rate is stated in what used to be called ‘truth in lending’ (it has a different name today). For example, my RATE is 5.25% but if I pay all of my payments on time for the next 30 year, my ACTUAL RATE will be 88%. Welcome to Amortization. Time to wake up.

    • Empathetically speaking, I completely understand why you (and many others) have a hard time understanding how mortgage’s pale in comparison to using a HELOC strategy.

      There are three factors that come into paying off any borrowed money: Rate, Time and Balance.

      You are fixated on rate… and that’s exactly what the Mortgage lenders want you to care about. What you apparently don’t care about is time and balance, which are more indicative to how much total interest you will pay over the life of your loan. One thing that will help you is understanding that mortgage’s work on compound interest whereas HELOC’s function off of simple interest.

      Dig into that, do the math, and you will see that this strategy can potentially save hundreds of thousands of dollars.

  7. Jake, can I contact you re doing a heloc? We are about to purchase a home with zero down and wondering about the 1st lien heloc..

    • Frances, check out the book by Harj Gill, how to pay off your mortgage years sooner and retire debt free. He originated this idea back in Australia in the 90’s and does a great job of explaining it.

  8. Joseph-thank you! Haj Gil has the technique down pat and his book does a terrific job of explaining the math! Applying the technique requires discipline and focus, but when you are motivated to be debt free, it make so much sense!

  9. The biggest concern I have with the HELOC approach and putting all savings in to it and running net paycheck through it is the risk factor. I understand and agree that you are putting the savings and unused cash to better use and getting more benefit than just sitting in bank. But it still takes time to pay off the mortgage and what about the cash flow risk in the meantime? Cash in the bank is a safety net that allows you to pay essential bills if your income flow stops for a temporary time. It seems that with this technique the safety net is swapped from the cash in bank to the HELOC. As long as there is income coming in then there is no problem. But if the paycheck stops (job loss for example), I have no savings to pay bills. yes I can take money from HELOC but now I am increasing the cash needed for HELOC payment each month. I would think I would need to still keeep 3-6 months of savings NOT in the HELOC to address this risk. Correct?

    • Yes, before starting the HELOC strategy, you need to make sure you have an adequate emergency fund. Once that’s in place, then it’s “all systems go” on the accelerated paydown plan via the HELOC. It’s not wise to treat the HELOC itself as your emergency fund. Remember the collateral on the HELOC is still your home, and you pay interest on your outstanding balance. Driving up that balance during economic hardship should be avoided if possible, especially if interest rates are on the rise.

  10. Hi Jake, what banks did you find willing to do a 1st lein heloc? I’m having difficulty finding anyone to do this. Thanks!

  11. Agree that this strategy isn’t for the vast majority of homeowners. Someone more skilled than I should bust out some side by side Excel or Google Sheets.
    When I ran my personal numbers it saved me about $90 bucks over a few months (compound that times several years) and it would save me a couple thousand over the life of the mortgage. Didn’t like the interest rate risk, complexity, and opportunity cost for that trade-off of a few thousand.
    Saw a great thread on Bigger Pockets related to this if someone out there is considering this method I’d deep dive into BP’s forum (I considered it briefly but my primary goal isn’t to payoff the mortgage so wouldn’t make sense for my situation).
    If someone does she you an Excel sheet, make sure they include the cost of paying down the HELOC at the end – I’ve seen that nefarious tactic used before

  12. You obviously don’t understand it if this is your argument. By taking one chunk out of the mortgage you save ALL the interest you would have paid without it. In the beginning it’s several thousand dollars. And you’ll pay 500-800 in interest. Saving several thousand > saving couple hundred. You don’t need to put 20k in if you’re worried about rising rates, you could do 5k, or 10k. You wouldn’t get 100% of your equity in a Heloc either. So that’s wrong too. And you’re not paying extra money into the heloc. You said use it as a checking account which is correct, but you botch it from there. It isn’t paying extra because you can pull the money back out whenever you need it. Try pulling your money back out of the mortgage if you have an emergency.

  13. Don’t believe everything you see and read online, as sometimes there’s misinformation, even by those with good intentions…Get in touch with Bill Westrom, founder of Truth In Equity.
    I’m a client and successful practitioner of the ‘proper’ approach…It’s not for everyone. Everyone is entitled to form their own opinions, but not their own facts…It’s math, not magic. By the way, most people out there think they understand the math, but most don’t…Trust me, I was one of those with an inflated ego, before Bill proved the facts, explained the risks and walked through the math with his software. Wish we’d implemented this approach years ago; as do do some of my family members and friends that it was applicable for. Bill actually discouraged some from doing it, or advised them to keep doing the approach that they were currently doing based on their situation, goals and objectives…Good luck, and keep an open mind before you judge.

    • Hello everyone, I will be using the HELOC to pay off my mortgage in 3- 4 years. One year ago I started out with 155,000 mortgage with 20% down with a balance of 124,000. At the end of my first year after paying and extra 1095.33 on my principal only payment I owe 105,052.03. I did that without the HELOC .Now it’s time for me to really get busy and save even more interest with a HELOC. By the end of this year my balance will be less then 85,000 October is the start of my second year in my home. It’s not for everyone, but it will work for me. The interest I saved is amazing! Hope you understand that if nothing else.

  14. Interesting Article… I have a HELOC calculator and also a mortgage calculator, so I want to try to check Jake’s numbers. Jake only provides that he had a $315,000 mortgage balance. When I put $315,000 into the mortgage calc, with rate = 4% and term length = 30 years which is just an assumption on my part, it shows that the principal and interest payment = about $1,504 per month. Say $300 is paid as an extra payment per month (starting at month 1 and continuing until the end) making it a $1,804 monthly payment, and also say $51,000 is made as a one-time EXTRA PAYMENT 8 months into the loan (somehow, Jake is able to have $51,000 cash on hand), then what is reflected is:

    Total interest over mortgage life of loan = $101,332, and the loan ends after 17 years.

    Now, using similar, realistic numbers for the HELOC calc, starting with $315,000, and an interest rate of 5% which could be a typical HELOC rate, and a monthly payment of $1,804, and a one-time EXTRA PAYMENT of $51,000 at the 8th month, what is reflected is:

    Total interest over HELOC life of loan = $150,236, and the loan ends after 19.2 years.

    The HELOC method DOESN’T seem that good to me. If I’m plugging in incorrect numbers, maybe someone can help me understand better. Note: I currently have a HELOC which can totally pay off my mortgage, but I’m not inclined to do this.

  15. Ladies and Gentleman, I have been running FDA-level clinical trials on this strategy in the US economy for 15 years through TruthInequity.com. I/We have worked with thousands of homeowners and guarantee you; this strategy outpaces conventional banking 4:1. This is a banking strategy, not just a mortgage strategy. It is not for everybody, but it does take a level of education and guidance to do it correctly and safely. If you want the truth and real ‘visual’ answers come find me. I will open a view to this strategy you CAN NOT find anywhere. The Wall Street Physician is a hack when it comes to this strategy! He has NO first-hand experience to warrant ANY level of expertise. Unless he can quantify and qualify his claims…like any Dr. should…then he is only rendering you his opinion. If you don’t know the math you can’t follow the money. And…I take ALL challengers to disprove my claims and statements!!!!

  16. I’m 8 years into a standard 30-yr fixed rate mortgage. I have a 50,000 HELOC that I’ve never used. But I’m ready to. I have a separate full emergency fund. My monthly net income is about $7,000. I have two questions that I can’t find answers to after reading many HELOC strategy articles:
    1- What amount should I begin this strategy with? $30,000?
    2- If I Transfer $30,000 for example, from my HELOC to my mortgage lender, don’t I *still* need to make my monthly mortgage payments to the mortgage lender? If yes, then I think I’m still missing something… I pay $30K to the mortgage company for one lump principal payment. But yet I still continue making my monthly mortgage payments?

    • That’s my question. If you use the HELOC to pay down the mortgage, then do you still have to make the monthly payment? No one has cared to answer this!

  17. What he means is that, ignoring the liquidity argument, if you compare the numbers side by side, between the HELOC acceleration strategy, and simply adding additional principle each month, the numbers are very similar, and for most, might not warrant the additional complexity of the HELOC strategy.

    Check out the following free spreadsheet where you can calculate both scenarios, side-by-side. https://www.vertex42.com/Calculators/mortgage-payoff-with-line-of-credit.html (Microsoft Office, or Office365 is required, spreadsheet does not work in LibreOffice)

    For example, take a $400k loan at 3%, a borrower earning $120k with $3k in month expenses, and a $50k LOC at 2%. Simply making additional payments, you’d pay off the debt in 8 years 5 months. However, yes, with the HELOC acceleration strategy, you’d pay it off faster, but only 2 months faster, in 8 years 3 months. For most people the additional complexity of the strategy is not worth an additional 2 months. Additionally, the Earth shattering marketing claims, saturating the internet, “This is the best strategy EVAR, this is absolutely what you must do” always fail to show a side-by-side comparison with simply making additional payments towards the principal, because the numbers are virtually the same.

    • That was really helpful Planecrash. Thank you.

      I’ve been studying this method and this really helped clear it up for me.

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