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ashington has floated a 50‑year mortgage to help first‑time buyers, following the National Association of Realtors’ report that the median age of new homeowners is over 40.27. The proposal aims to spread the cost over a longer period, making monthly installments more manageable for buyers who might otherwise be priced out. Mark Eppli, director of UW‑Madison’s James A. Graaskamp Center, said extending the term from 30 to 50 years would slightly raise rates but lower monthly payments, and could increase competition if prices fall. Eppli also noted that a potential drop in home prices could spur a surge in buyers, intensifying market competition. Tommy Van Ess, senior executive associate at First Weber Realtors, noted that a longer mortgage means more total interest, yet most owners never reach the 30‑year mark. Critics argue that the longer term could lock borrowers into higher interest costs for decades. Both experts see the option as a tool for affordability, but Eppli warned it does not solve the deeper supply constraints that keep housing pricey. “It makes housing a little more affordable, but it doesn’t address the core issue,” he said.