Interest rate???

Nette

DIS Veteran
Joined
May 8, 2003
Messages
2,180
Ok, so DVC claims that their (simple) interest rate is 9.75% annually if you allow them to draft from your bank account. (10.75% if you want to write a check every month)

We bought 200 points at BCV with magical beginings and put 10% down. Our total principle is $13,120 and our loan is for 10 years. DVC says that our total finance charge is $7562.90.

What interest rate do you come up with?
 
Got me, what does your Truth in Lending tell you? Sometimes there is a small difference for per diem interest from the time you close until you make your first payment. The breakdown given to you at closing should explain all this.
 
I'm no banker, but using that principle and a calculator off bankrate.com
for a rate of 9.75 I got an interest amount of $7468.47 which isn't all that far off from your figure of $7562.90.

Whenever I ask my BIL to calculate something like this for me, he says there is always a small discrepancy due to methods of accrual.

Someone else here might have a better answer for you.
 
The difference has to do with the date of your closing and the date of your first payment. You owe the interest for these days. Annmarie
 

OK, I'll give it a shot.

Since you purchased 200 points at $74 per point, your total charge should be $14,800.

You paid 10% up front, or $1480, leaving a principal balance of $13,320. Now, this differs from the $13,120 you stated, so we may have a either a typing error or you paid $200 down as well (maybe as an initial deposit?).

$13,320 would give us $111.00, and $13,120 would give us $109.33 for 120 principal payments.

The $7562.90 finance charge would also be spread over the 120 payments at $63.02 per month.

So, the total monthly payment would be either ($111.00+$63.02=$174.02) for a starting principal of $13,320 or ($109.33+63.02=$$172.36) for $13,120.

Plugging these into a simple interest loan calculator (which compounds yearly) yields an effective rate of 9.727% for the $13,320 amount, or 9.858% for the $13,120 amount.

So, they are both close to the 9.75% claimed. One is low by 0.02% and the other is high by 0.11%. The 9.727% is doubtful, seeing corporations almost never err in that direction. The 9.858% could possibly be explained by compounding errors.

If you're not familiar with this concept, consider a simple savings account. If you get 10% APR and it compounds yearly, you get your principal multiplied by 1.1. If, on the other hand, it's compounded monthly, you need to divide the yearly return by the number of compounding periods (in this case 12 months), add that to the principal and raise that number to the number of compounding periods. For 10% APR compounded monthly, the monthy return turns out to be 10%/12 = .0083333%. So, 1.00833333 to the 12th power (1.00833333^12) is 1.1047 or an effective yearly yield (APY) of 10.47% from the same 10% APR which gave us only 10% compounded yearly. For savings, that would work in our favor, for a loan, drum roll please.... you guessed it, it works against us.

Last, I haven't seen the math behind the online calculator I used (I am ashamed...), so things might just be wrong... sorry.
 
Gail,

A Realtor we used to buy our 1st house called that government mandated form the "Confusion in Lending Statement" because it is a constant source of head scratching from clients. "You said it was X% interest, and this says it's really Y%?!?!?!" That statement rolls total costs, points, etc. into the equation and then computes the effective interest rate, which is different from the rate on the mortgage.

The mortgage document states that it's at 9.75%, so if that's not what they're charging you... it's lawsuit time! It's happened with ARM's in the mortgage world, but I gotta believe Disney has crunched the numbers on this one.
 
Originally posted by Geoff_M
Gail,

A Realtor we used to buy our 1st house called that government mandated form the "Confusion in Lending Statement" because it is a constant source of head scratching from clients. "You said it was X% interest, and this says it's really Y%?!?!?!" That statement rolls total costs, points, etc. into the equation and then computes the effective interest rate, which is different from the rate on the mortgage.

The mortgage document states that it's at 9.75%, so if that's not what they're charging you... it's lawsuit time! It's happened with ARM's in the mortgage world, but I gotta believe Disney has crunched the numbers on this one.

LOL, yes, the TIL can be a confusing piece of business. Actually, checking the final HUD is the best way to figure it all out.

9.75 is the actual rate, but, points, closing costs, prepaid interest can change the APR which is really what you are paying. Without points and costs the APR and the actual interest rate will match.

In this case, I believe the difference is prepaid interest.
 
when you use the formula for simple interest which is:

Interest = Principle * Rate * Term (in years)

Our documentation states:

Interest = $7562.90
Principle = $13,120 ($16,800 - $1,680 down - $2000 (MB))
Term = 10 years

So when you solve for R you get:

7562.90= 13120 * R * 10
756.29=13120R
756.29/13120 = R
.05764 = R

5.7% interest...

However, we've since figured out that it's NOT really simple interest, but rather monthly interest based on the principle.

So really, you have to divide the 9.75% APR by 12 to find out the monthly interest rate (~.8%) and then multiply the remaining principle each month to find out the amount of interest paid that month (decreases over time) and the amount of principle paid that month (increases over time). I've almost got it worked out in a spreadsheet, but I'm still coming out about $2.10 short in the end. I *think* that that is because I am compounding the interest (charging interest on interest) from the time between "closing" (sometime in August) and our first payment in Sept.

No lawsuits here... just looking to figure this out, and see how much difference paying an extra $28 and some change each month will change the end date...
 

















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