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Pay or not pay charged-off accounts for mortgage qualification
Your post has some assumptions that are not, or may not be true. For one the assumption is that you have to wait 7 years after you settle your debts to buy a home.  That is not the case.  For some people (me included) settling an charged off debt was part of my mortgage application process.  It was a small debt that a doctor's office claimed I owed, but I didn't.  The mortgage company told me, settling the debt was "the cost of doing business".  Settling your debts can be looked as favorable. Option 1, in my opinion is akin to stealing.  You borrowed the money and you are seeking to game the system by not paying your debts.  Would you want someone to do that to you?  IIRC the debt can be sold to another company, and the time period is refreshed and can stay on your credit report for beyond the 7 years.  I could be wrong, but I feel like there is a way for potential lenders to see unresolved accounts well beyond specified time periods.  After all, the lenders are the credit reporting agencies customers and they seek to provide the most accurate view of a potential lender.  With 20K of unresolved CC debt they should point that out to their customers. Option 2:  Do you have 20K?  I'd still seek to settle, you do not have to wait 7 years.   Your home may not appreciate in 2 years.  In my own case my home has appricated very little in the 11 years that I have owned it.  Many people have learned the hard way that homes do not necessarily increase in value.   It is very possible that you may have a net loss in equity in two years.  Repairs or improvements can evaporate the small amount of equity that is achieved over two years with a 30 year mortgage.   I would hope that you pause a bit at the fact that you defaulted on 20K in debt.  That is a lot of money.  Although it is a lot, it is a small amount in comparison to the cost and maintenance of a home.  Are you prepared to handle such a responsibility?  What has changed in your personality since the 20K default?  The tone of your posts suggests you are headed for the same sort of calamity. This is far more than a numbers game it is behavioral.