ARM loan rates

What is an ARM loan?

Adjustable-rate mortgages, or ARMs, are home loans that come with a floating interest rate. As opposed to fixed-rate mortgages, the interest rate on an ARM changes periodically throughout the life of the loan. Since the rate on ARMs can change, your monthly payment may increase or decrease. ARMs are structured with a fixed-rate period and a floating-rate period. During the first few years your rate is fixed, but after that period ends, your rate becomes adjustable. These are typically 5/1 or 7/1 ARMs, which signify that the first five or seven years of the loan will have a fixed rate.

The time between rate changes — called the adjustment period — is in the fine print, so you’ll know exactly when it might go up or down. In most cases, ARM interest rates adjust on a yearly basis after the initial fixed period, but some ARMs are structured with six-month adjustments. You might see these advertised as a 5/6 ARM or 7/6 ARM, for example.

How do adjustable-rate mortgages work?

Adjustable-rate mortgages are loans with an interest rate that changes after an initial fixed period. The most common adjustable-rate mortgage, the 5/1 ARM, has a fixed period of five years at the start of the loan, which usually has a lower interest rate relative to market conditions. After that initial period ends, the /1 represents that the rate will adjust based on the prevailing market rate annually.

To see what the monthly payments would look like for your loan, check out Bankrate’s ARM or fixed-rate calculator.

Pros and cons of an ARM loan

As with most financial products, ARMs have their benefits and drawbacks. Here are the key things to know:

Pros

• It has lower rates and payments early in the loan term.
• Borrowers may be able to qualify for a larger mortgage thanks to lower initial payments.
• Borrowers may be able to invest their monthly savings.
• It offers a lower-cost option for borrowers who plan to move out of the house before the fixed period ends.

Cons

• Rates and payments can rise significantly over the life of the loan.
• Some annual caps don’t apply to the initial loan adjustment, so it may be difficult to swallow that first reset.
• These loans are more complex, so borrowers need to be more active and savvy in managing their accounts.

ARM loan FAQs

• When should you consider an ARM?

  Adjustable-rate loans are usually best for borrowers who plan to move before the fixed period ends, or are prepared to refinance once the loan starts adjusting.

  Since ARMs typically offer a low interest rate during the initial fixed stage, they can seem attractive in a rising-rate environment. That said, there’s a risk that payments may become burdensome once the rate adjustments start.

  Most ARMs take 30 years to fully amortize, so you could be stuck with up to 25 years of variable payments if you stay put and don’t refinance to a fixed loan.

  >>Read more about choosing between an ARM and a fixed-rate mortgage.

• Is an ARM better than a fixed-rate mortgage?

  It all comes down to your personal financial goals. Compared to 30-year fixed-rate mortgages, ARMs typically have lower introductory rates. If you plan to sell your home, pay off the loan or refinance before the fixed-portion of the ARM expires, you might save significantly with an ARM.

  If you’re comparing ARM rates to shorter-term fixed-rate options, you might find that those rates are about the same. The difference is that with ARMs you can spread the payment over 30 years, so you can get a low rate (on par with a 10-year fixed-rate mortgage) without the high monthly costs. In this scenario, an ARM might be a smart move if you don’t plan to stay in the house long-term or plan to refinance before the fixed period ends.

• Do ARM loans have a rate cap?

  A rate cap puts a limit on how much your interest rate can go up. There are two types of caps:

  • Period adjustment cap: How much your rate can go up or down within an adjustment period
  • Lifetime cap: Limits rate increase throughout the lifetime of the loan (by law ARMs must have a lifetime cap)

  Be aware that your monthly payments won’t necessarily go down (or up) right away if there is a drop in interest rates. Some lenders may hold on to some or all of the rate decline and move it over to the next adjustment period — referred to as a carryover.

  For example, if your rate cap is 1 percentage point and interest rates went up by 2 percent, your lender can hold onto the “extra” 1 percent and increase your monthly payment in the future even if the index rate hasn’t gone up.

• ARM loan requirements

  ARM loans have a few requirements which are similar to other types of mortgages.

  Loan amount: In 2022, homebuyers can borrow up to $647,200 for a conforming ARM (limits may be higher in areas with higher home prices). You can take on a jumbo ARM which exceeds the conforming loan limit, though both these types of loans can be harder to secure.

  Credit history: With a higher credit score, you’re more likely to be approved for a competitive interest rate. Lenders will also look at other factors such as other debt and income.

  Down payment: It’s ideal to put down a 20 percent down payment so you can avoid PMI (private mortgage insurance), which adds to your monthly mortgage payment. However, most conventional ARM loans allow as little as 5 percent down (with PMI), and government-backed loans such as FHA and VA loans have even lower (or no) requirements.

• Types of ARM loans

  The most common types of ARMs are also known as hybrid ARMs. These have initial fixed-rate periods followed by a floating rate for the remainder of the loan. Hybrid ARMs include:

  • 3/1 ARM: The first three years have a fixed rate followed by a floating rate for the remainder of the loan.
  • 5/1 ARM: The first five years have a fixed rate followed by a floating rate for the remainder of the loan.
  • 7/1 ARM: The first seven years have a fixed rate followed by a floating rate for the remainder of the loan.
  • 10/1 ARM: The first 10 years have a fixed rate followed by a floating rate for the remainder of the loan.

  Usually, 5/1 ARMs have the lowest interest rate of the bunch. For those who think they’ll refinance or sell within five years, this could be a cost-effective mortgage option.

  Of course, it’s also a gamble. If your income or credit situation changes for the worse, you might not be able to refinance. If you can refinance, you might end up with a higher rate than if you would have gotten a fixed-rate loan in the first place.

• VA and FHA ARMs

  There are also VA and FHA ARMs which are basically the same loans, with the same qualifications and requirements as their fixed-rate counterparts, but with an adjustable rate.

  If you know that you won’t keep the home longer than the initial period, you could end up saving money. If you stay with an ARM past the fixed-rate period, you run the risk of your rate rising (it could also fall if rates drop).

Refinancing into an ARM

If you want to refinance, you might consider refinancing into an ARM under the following circumstances:

• You’re going to sell your home in the next few years. Choose an ARM term strategically so that the adjustment period starts around your target sale date.
• You expect your income is going to rise. If so, you can take advantage of the lower rate during the initial period without the risk of being unable to afford the higher payment when the rate resets.
• Your top priority is getting a low interest rate today. An ARM might be worth it if you want the lowest rate possible during your first few years of the loan, but you should be comfortable with the likelihood that your payments will rise when the rate resets.

Refinancing into an ARM might not be a good move if any of the following apply to you:

• Your income isn’t stable. If you’re self-employed, for example, or your income fluctuates for another reason, you risk not being able to afford higher payments.
• You don’t expect to bring in more income. Before committing to an ARM, consider whether your income is likely to increase sufficiently by the time the rate resets.
• You won’t break even on refinance closing costs. Just like when you closed on your original mortgage, closing on your new loan will cost you in fees. The savings from a lower payment during the initial period might not outweigh the upfront cost, which can be as high as 5 percent of the amount that you’re refinancing.

Learn more about adjustable-rate mortgages

• Adjustable-rate mortgage resources
• ARM calculator
• ARM refinance rates
• Should you refinance your ARM into a fixed-rate mortgage?