This article presents a new model of mortgage prepayments, based on rational decisions by mortgage holders. These mortgage bolders face beterogeneous transaction costs, which are explicitly modeled. The model is estimated using a version of Hansen's (1982) generalized method of moments, and is sbown to capture many of the empirical features of mortgage prepayment. Estimation results indicate that mortgage holders act as tbougb tbey face transaction costs tbat far exceed tbe explicit Costs usually incurred on refinancing. They also wait an average of more than a year before refinancing, even when it is optimal to do so. The model fits observed prepayment behavior as well as thee recent empirical model of Schwartz and Torous (1989). Implications for pricing mortgage-backed securities are' discussed A GNMA mortgage-backed security gives its owner a share in the cash flows from a pool of mortThis article is based on a chapter from my PhD. dissertation. I am grateful for helpful comments and suggestions to Oren Cheyette, Darrell Duffie, David Modest, Chester Span (the editor). Robert Whitelaw. Nicky King and an anonymous referee, as well as seminar participant.. at