What is the mortgage interest deduction?
The mortgage interest deduction is a tax break that allows homeowners to subtract the interest they pay on their home loans from their taxable income as an itemized deduction. It can lower your taxable income and help reduce what you owe at tax time. But there are rules and limits that determine whether (and how much) you can claim.
Understanding the tax rules, including the mortgage interest deduction limit, is key to taking this income tax deduction. Learn more about deducting mortgage interest in this post.
Who qualifies for the mortgage interest tax deduction?
First, let’s answer the question, “How does mortgage interest work?” When you repay a home mortgage loan each month, you pay a principal amount, plus interest. While money paid toward principal isn’t deductible, the interest is.
If you itemize deductions on Schedule A, you can deduct qualified mortgage interest paid on a qualifying residence, including your:
- Main home, or
- Second home
Homeowners must be legally responsible for repaying the loan to deduct the mortgage interest. Also, the interest must be paid on a debt that is an acquisition indebtedness, which is a debt incurred or assumed to acquire, construct, reconstruct, or substantially improve real property that is secured by the debt.
You can increase your mortgage interest deduction by making extra mortgage payments yearly. For example, if you pay your January mortgage in December, you’ll have one extra month’s interest to deduct. However, you can deduct only what qualifies as home mortgage interest for that year. This might work in your favor when it comes to mortgage points (a fee you can pay to help lower your mortgage interest rate). And if the loan proceeds are used to substantially improve the main residence, the points are fully deductible in the year the mortgage is refinanced.
What loans qualify for the mortgage interest tax deduction?
Loans that qualify for the mortgage interest tax deduction include specific acquisition debt and some home improvement loans.
Eligible loans (interest may be deductible) include:
- Primary home mortgage (your main residence)
- Second home mortgage (one additional home you use personally)
- Home equity loans or lines of credit used for home improvements
Not eligible:
- Home equity loans used for other expenses like paying off debt, tuition, or other purchases.
File with H&R Block to get your max refund
What limits apply to the mortgage interest deduction?
The mortgage interest deduction limit is either up to $750,000 or $1 million, depending on when your loan was taken out.
| Loan date | Maximum debt eligible for deduction |
| After Dec. 15, 2017 | Up to $750,000 |
| On or before Dec. 15, 2027 | Up to $1 million |
Keep in mind:
- Mortgage Interest Deduction limits are cut in half if you’re married filing separately
- These limits apply to your total mortgage debt across all eligible homes
How does itemizing affect the mortgage interest deduction?
The mortgage interest deduction (or mortgage interest tax deduction) only applies if you itemize your deductions. If you take the standard deduction, you can’t claim the home mortgage interest deduction.
Why does this matter to you? Because not everyone benefits from the mortgage interest deduction, even if you qualify.
To see a tax benefit, your total itemized deductions (including mortgage interest deduction) need to exceed the standard deduction.
This may be more common if you:
- Recently bought a home (when interest payments tend to be higher)
- Have a higher mortgage balance
- Have other deductible expenses like property taxes or itemized charitable giving
Mortgage interest deduction: Standard vs. Itemized Deduction scenarios
| If you… | What it means for mortgage interest |
| Take the standard deduction | You can’t claim the mortgage interest deduction |
| Itemize, but your total deductions are lower | The standard deduction may still save you more |
| Itemize and exceed the standard deduction | You can claim the mortgage interest tax deduction |
Splitting the home mortgage interest deduction
What if you share a mortgage with another person? How do you split the home mortgage interest deduction with your spouse? You can each split the mortgage interest you paid if the above requirements are met. If one person in a party doesn’t itemize deductions, the other can’t deduct the full amount of the mortgage interest unless they actually paid it.
Mortgage interest deduction exceptions
Here are some exceptions to the home mortgage interest deduction:
- Suppose a first or second home is used for personal and rental use. In that case, you can allocate the deduction limited to the part of the home allocated for residential living or follow the special variation home rules for the second home. Learn more about navigating income tax on rental properties.
- If part of your home is used as a home office, then that portion should be allocated as a business expense as a home office deduction, not the mortgage interest deduction.
How can I claim the mortgage interest deduction?
If you’re wondering how to claim the mortgage interest tax deduction, there are a few pointers to consider.
1. Itemize your taxes
As mentioned above, you claim the mortgage interest deduction only if you itemize vs. take the standard deduction when you do your taxes. You’ll use Tax Form 1040 (Schedule A) to itemize tax deductions.
2. Get your IRS Form 1098
You will get Form 1098 if you pay $600 or more mortgage interest throughout the tax year from your bank lender in late January or early February. This tax form details how much you paid in mortgage interest in a year. Your lender also sends a copy of that 1098 to the IRS. Use this form in the event of an IRS tax inquiry or audit.
Use Schedule E (1098) for rental property interest.
3. Calculate your mortgage interest deduction
You will need to calculate your deduction by figuring how much interest will qualify for the deduction. Remember the rules above for what kinds of interest payments qualify for deduction.
4. Report the deduction on Form 1040
You will report the deduction on Form 1040, Schedule A.
Navigating the mortgage interest deduction
It pays to take mortgage interest deductions, but it requires a little extra legwork to claim. If you’re looking for help claiming the mortgage interest deduction or other valuable tax deductions, H&R Block can help. Whether you make an appointment with one of our knowledgeable tax pros or choose one of our online tax filing products, you can count on H&R Block to help you with your tax preparation and get your max refund or lower what you owe in income tax.
FAQ
Can I deduct mortgage interest or property taxes on my home?
Yes, if you itemize. You can deduct qualified mortgage interest and property taxes on your primary residence. The property tax deduction is subject to the SALT deduction cap. Also, starting in tax year 2026, Private Mortgage Insurance (PMI) will also be deductible under the One Big Beautiful Bill Act.
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