Amortization
Amortization Schedule, Amortizing Loan
Amortization splits a debt into fixed payments over the loan's full term, with a schedule showing how much of each payment goes to principal versus interest.
On an amortizing loan the monthly payment stays fixed, but the portions of principal and interest flip over the term. The early payments are mostly interest, because interest is charged on a balance that is still large. This makes the balance fall slowly at first and quickly near the end. This is why the first years of a mortgage can feel like they go nowhere, why selling or refinancing a mortgage early leaves you with little equity, and why an extra principal payment saves the most when it is made early. The schedule is fixed the day the loan is written, so you can see the whole path in advance.
In practice
On a 30 year, $300,000 mortgage at 6.5%, the monthly payment is about $1,896. In the first year only about 15% of each payment goes to principal, and the split does not reach 50/50 until around year 19. Over the full term you pay roughly $382,000 in interest, more than the amount borrowed. The same loan on a 15 year term raises the monthly payment about 38%, to roughly $2,613, but lowers the total interest paid by about 55%, because you borrow the money for far less time.
Related
Reviewed 2026-09-26