When to refinance a mortgage: A dynamic programming approach

When should one refinance a mortgage loan? It is one of the most common finance questions in today's world. There have been surprisingly few attempts to answer this question in a structured manner, however. Moreover, the existing guidelines for refinancing consist of a short list of very simple rules that have a limited application. This article addresses the question through a dynamic programming model coupled with an analysis of historical interest rates. The analysis reveals a more complex set of rules for an optional refinance decision--oftentimes conflicting with the conventionally accepted idea that rate differences must be greater than two percent.