This is the big one, and it scares a lot of people off for no reason. Refinancing replaces your current loan with a new one — but you choose the new term. If you're five years into a 30-year mortgage, you don't have to reset to a fresh 30. We can match your new loan to the roughly 25 years you have left, so you keep moving toward your payoff date instead of starting over. You only restart the clock if you choose to — and I'll always show you both options.

In most cases, no. With a straightforward rate-and-term refinance — where you're just lowering your rate or adjusting your term, not pulling cash out — your loan balance stays about the same, so your equity stays right where it is. Equity only really moves if you choose a cash-out refinance or roll your closing costs into the loan. I'll walk you through exactly how your equity is affected before you commit to anything.

Sometimes yes, sometimes no — and the honest answer depends on your specific numbers, which is exactly what the calculator above is for. A small drop can sound like nothing, but over the life of your loan it can add up, especially if we also tighten your term. But it has to clear your closing costs first — that's the breakeven point. If the math doesn't work for you yet, I'll tell you straight — and I can follow up with you down the road when it does.

A refinance has real costs — the appraisal, title, lender fees, and a few others — usually grouped into your closing costs. You don't always pay these out of pocket; they can often be built into the loan. The number that really matters is your breakeven point: the month your savings finish covering those costs. After that, the savings are yours to keep. Running your real numbers first means you see all of this clearly, costs included, before you decide.

A typical refinance takes a few weeks from start to close. To get going, you'll generally need the usual income and asset documents — recent pay stubs, W-2s or tax returns, bank statements, and details of your current mortgage. I'll give you a clear, specific checklist up front so there are no surprises.

It depends on the loan type, but many lenders look for somewhere around 20% equity for a standard refinance, while some government-backed programs (like FHA or VA) allow more flexibility. Florida homeowners who bought a few years ago are often sitting on more equity than they realize, given how much values have moved. The only way to know your real position is to look at it together — and that costs you nothing.