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$10,000 to invest in the house - Pay down principal or spruce up to increase appraisal?
There is no guarantee improvements will raise the appraised value.  You also don't want your property tax appraisal to go up if you can avoid it. Since you are talking on the order of $10k I'll assume you're only a few thousand dollars more from getting to 20%. That said, any schemes you might come up with like refinancing or second line of credit will probably cost more in fees than they are worth, unless you can get a much nicer interest rate. Figure out how long you plan to stay there, Evaluate your options (do nothing, principal reduction, refinance for 30, 15, or even an ARM) and figure out your bottom line by comparing everything in a spreadsheet One more thing: if you do pay a substantial amount of extra principal, you can ask the lender to "rebalance" which will correct the minimum monthly payment to your remaining term. This will likely incur a fee, but could be helpful in an emergency