Published November 16, 2025

By Robert Goldman

The idea of a 50-year mortgage is gaining attention as a supposed solution to housing affordability. But for Sarasota County buyers, it’s not a solution at all. It’s a costly gimmick that does nothing to increase supply—and ultimately makes it harder for families to build the equity they need to move up.

Mortgage interest is heavily front-loaded. On a 30-year loan, it takes about 12 years before more of your payment goes toward principal than interest. With a 50-year loan, that tipping point doesn’t come for two decades or more. That means slower equity gains and far less financial flexibility for homeowners.

Some argue that rising home values will make up the difference. But appreciation isn’t guaranteed. Outside of the unusual COVID boom, long-term home price appreciation averages about 4%. And here in Sarasota County, we’re already seeing signs of price stagnation in certain neighborhoods. When appreciation slows, the ultra-slow payoff of a 50-year mortgage can trap owners with little or no equity for years.

As a young real estate lawyer, I watched similar patterns unfold in the late 1970s and early 1980s, and again in the early 2000s, when buyers turned to negative-amortization loans because traditional mortgages were out of reach. When prices softened, many ended up owing more than their homes were worth—a factor that contributed to the 2008 housing crisis. A 50-year loan risks repeating that same mistake.

Sarasota County’s real problem isn’t the structure of the mortgage—it’s the cost of building the home. According to the U.S. Census Bureau, Sarasota County’s median household income is about $81,000. Yet the median home price is roughly $500,000. A buyer needs an income close to $150,000 to qualify for that purchase with 10% down. No 50-year mortgage can bridge that gap.

If we want real affordability, we must expand housing supply. That means addressing zoning barriers, reducing permitting delays, and rethinking tariffs and regulations that drive up construction costs. Sarasota County doesn’t need longer mortgages. It needs more homes.

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