Cards Into Your Mortgage? I Did the MATH

Somebody is going to tell you the obvious move is to roll your credit cards into your mortgage. The pitch is true: on the file in this video your monthly bill drops $693. It also costs $281,000 — and most of that number has nothing to do with the cards. I built all four doors on one balance sheet — a $295,000 mortgage at 3%, six years in, and $38,000 of cards at 23.8% — and priced every one of them to the dollar: the minimum payment, attacking the cards, a cash-out refinance, and a second mortgage almost nobody will offer you. Then I swept the one number that decides the answer, and found the exact rate where my answer flips. In this video: • The door most people are actually standing on: 436 months and $74,258 of interest • Door A — attack the cards: gone in 40 months, $120,000 across both debts for life • Door B — the consolidation: $693 a month cheaper, $281,000 more expensive • Why 82% of that damage is repricing the mortgage you already had, not the cards • The honest split: how much is the rate, how much is six extra years • Door C — a second mortgage at a higher rate that ties door A and hands you $900 a month back • The control nobody runs: refinance, then keep paying the old check • What changes when unsecured debt becomes a lien on your house • The rate where the consolidation actually wins — and why it isn't about the cards at all • What I'd tell you across the desk ⏱️ CHAPTERS 0:00 The pitch, and what it actually costs 1:16 One balance sheet 2:11 The door nobody admits they're on 3:17 Door A — attack the cards 4:07 Door B — the consolidation they sell you 5:05 What the $693 a month costs 6:33 Quick word 7:35 Being fair to door B 8:44 Door C — the one nobody offers 9:53 The control nobody runs 11:03 Unsecured becomes secured 12:06 The honest case for door B 13:14 Where my answer flips 15:33 The desk version 16:49 Recap 📅 WORK WITH ME — I'm a licensed mortgage loan officer (NMLS 410420) and I'm also the guy who gets paid to do the refinance this video argues against. Want me to run your actual file — your rate, your balance, your cards — and tell you when it's a bad idea? Book a free call: https://brokerdave.com/book 🧮 FREE REFINANCE BREAK-EVEN CALCULATOR — put in your balance, your rate and the costs, get back the rate a refinance has to beat: https://brokerdave.com/refi-recoup-ca... 📱 SAVE MY CONTACT — https://lurbee.com/c/david-lurvey 📘 MY BOOK — "DSCR Loans Made Simple: The Beginner's Guide to Financing Rental Property." Qualify on the rent, not your paycheck. Kindle + paperback: https://amzn.to/4gRPRDt SOURCES FOR THE FIGURES IN THIS VIDEO • Today's rate: Freddie Mac PMMS, week ending 2026-09-03 (6.71%); Mortgage News Daily 6.89% on 2026-09-08. The 6.75% used here is my quotable rate and sits inside that spread. • Card APR: 23.8% is the top of the 2026 band for cards carrying a balance (22.15–23.80%). • Home equity loan: Bankrate 10-year fixed average, 2026-09-02 — 8.28%. • Rate distribution: FHFA National Mortgage Database, Q1 2026 — 49.9% of mortgages under 4%, 22.1% at 6% or higher (the most since 2015). • Closing costs on the cash-out are modeled at 2.5% of the new loan, financed in. The minimum payment is modeled as 1% of the balance plus that month's interest, with a floor — the industry-standard formula, not every issuer's. Every mortgage figure is principal and interest only — no escrow, no mortgage insurance. Whether a second mortgage is available on your equity depends on your combined loan-to-value; ask for it by name. David Lurvey | NMLS 410420 | Cornerstone First Mortgage NMLS 173855 | Equal Housing Lender | educational, not personalized financial advice