~$75k in savings - Pay off house before new home?
Congratulations on saving up $75,000.  That requires discipline and tenacity.  There are a lot of factors that would go into making your decision.   First and foremost is the security of the income stream you have now.  Being leveraged during times of hardship is not a pleasant experience.  Unexpected job losses can and do happen.  Only you can determine how secure your and your spouse's situation is.   Second, I would consider the job market in the location that you live.  If you live in a small town it will be hard to find income levels like you have now.  Rental properties are additional ties to an area.  Are you happy in the area in which you live?  If you were laid off are there opportunities in the same area.  Being a long distance landlord is again not a pleasant experience.  I can throw being forced to sell to relocate at a reduced price into this same bucket. Third, you need to have 3 to 6 months of expenses saved for emergencies.  This is in addition to having no consumer debt (credit cards, car loans, student loans).  $75,000 feels like a lot.  Life can throw you curve balls.  You need to be prepared for them because of the fundamental nature of Murphy's Law.  If you were to be a landlord you should err closer to the six month end of the scale.  I own two rentals and can speak to people being late a given month, heating and air problems, plumbing issues, washers and dryers breaking, weather related issues, and even a tenant leaving behind for truckloads of trash.  Over 20 years I guess I have seen it all.  A rental agency will only act as a minor buffer.   Fourth, your family situation is important.  I personally save 10% of my income for my child's education.  If you haven't started doing so or have different feelings on what you might contribute think about it before any financial move. Fifth, any mortgage payment you are making should be 25% or less than your take home pay for a 15 year fixed rate mortgage.  Anything less than 20% down and you start burning up money on PMI insurance.  'House Poor' is a term for people that make high incomes but have too much being spent for housing.  It is the cause of a lot of financial stress. Sixth, you need to save for retirement.  The absolute minimum I recommend is 15% of your income.  Even if the match is 6% you should invest the full 15% making it 21%.  Social Security is a scary thing and depending on it is not wise.  I think your income still qualifies you for contributions to a Roth IRA.  If you aren't personally contributing 15% do so before making a move. There is an old joke that homeless people who have a 0 net worth often are richer than people driving fancy cars and living in fancy houses.  Ultimately no one can tell you the right answer.  Every situation is unique.  You have a complex tapestry to your financial life that no else one knows. "As others have said, congratulations on saving up 75K in cash while seemingly not neglecting other areas of personal finance.  Considering that only 15% of Americans have more than 10K saved this is quite a feat.  source If you sell your old house, and buy the new one you will still be in really good financial shape.  No need to comment further. Renting your current home and buying a new home introduces a great amount of risk into your life.  The risk in this case is mitigated by cash.  As others have pointed out, you will need to save a lot more to remove an acceptable amount of risk. Here is what I see: So without paying off your existing house I would see a minimum savings account balance of about double of what you have now.  Once you purchase the new house, the amount would be reduced by the down payment, so you will only have about 50K sitting around. The rental emergency fund may be a little light depending on how friendly your state is to landlords.  Water heaters break, renters don't pay, and properties can sit vacant.  Also anytime you move into a new business there will be mistakes made that are solved by writing checks.  Do you have experience running rentals?   You might be better off to sell your existing home, and move into a more expensive home than what you are suggesting. You can continue to win at money without introducing a new factor into your life. Alternatively, if you are ""bitten by the real estate bug"" you could mitigate a lot risk by buying a property that is of similar value to your current home or even less expensive.  You can then choose which home to live in that makes the most financial sense.  For example some choose to live in the more dilapidated home so they can do repairs as time permits. To me upgrading the home you live in, and renting an expensivish home for a rental is too much to do in such a short time frame.  It is assuming far too much risk far to quickly for a person with your discipline.  You will get there." With an annual income of $120,000 you can be approved for a $2800 monthly payment on your mortgage. The trickier problem is that you will save quite a bit on that mortgage payment if you can avoid PMI, which means that you should be targeting a 20% down-payment on your next purchase. With a $500,000 budget for a new home, that means you should put $100,000 down. You only have $75,000 saved, so you can either wait until you save another $25,000, or you can refinance your current property for $95k+ $25k = $120k which would give you about a $575 monthly payment (at 30 years at 4%) on your current property. Your new property should be a little over $1,900 per month if you finance $400,000 of it. Those figures do not include property tax or home owners insurance escrow payments. Are you prepared to have about $2,500 in mortgage payments should your renters stop paying or you can't find renters?  Those numbers also do not include an emergency fund. You may want to wait even longer before making this move so that you can save enough to still have an emergency fund (worth 6 months of your new higher expenses including the higher mortgage payment on the new house.) I don't know enough about the rest of your expenses, but I think it's likely that if you're willing to borrow a little more refinancing your current place that you can probably make the numbers work to purchase a new home now. If I were you, I would not count on rental money when running the numbers to be sure it will work. I would probably also wait until I had saved $100,000 outright for the down-payment on the new place instead of refinancing the current place, but that's just a reflection of my more conservative approach to finances. You may have a larger appetite for risk, and that's fine, then rental income will probably help you pay down any money you borrow in the refinancing to make this all worth it.
So if I understand your plan right, this will be your situation after the house is bought: Total Debt: 645,000 Here's what I would do: Wait until your house sells before buying a new one.  That way you can take the equity from that sale and apply it towards the down payment rather than taking a loan on your retirement account.   If something happens and your house doesn't sell for as mush as you think it will, you'll lose out on the gains from the amount you borrow, which will more than offset the interest you are paying yourself. AT WORST, pay off the 401(k) loan the instant your sale closes. Take as much of the remaining equity as you can and start paying down student loans.  There are several reasons why they are a higher priority than a mortgage - some are mathematical, some are not. Should I look to pay off student loans sooner (even if I refi at a lower rate of 3.5% or so), or the mortgage earlier ...   My thoughts are that the student loans follow me for life, but I can always sell and buy another home So you want this baggage for the rest of your life?  How liberating will it be when you get that off your back?  How much investing are you missing out on because of student loan payments?  What happens if you get lose your license?  What if you become disabled?  Student loans are not bankruptable, but you can always sell the asset behind a mortgage or car loan.  They are worse than credit card debt in that sense.  You have no tangible asset behind it and no option for forgiveness (unless you decide to practice in a high-need area, but I don't get the sense that that's your path). The difference in interest is generally only a few payment' worth over 15 years. Is the interest amortized the same as a 15 year if I pay a 30 year mortgage in 15 years?  Yes, however the temptation to just pay it off over 30 years is still there.  How often will you decide that a bigger car payment, or a vacation, or something else is more important?  With a 15-year note you lock in a plan and stick to it. Some other options: "First, pay off the highest interest first.  If you have 80%, pay it first.   Paying off a card/loan with a lower rate, but a lower payment or a lower balance can help your mental capacity by having fewer things to pay.  But, this should be a decision where things are similar, such as 20-25%, not 20-80%.   What about any actual loans?  Any loans with a fixed payment and a fixed amount?   If you must continue to use CC while paying them off, use the one with the lowest interest rate.   Call all of your debtors and ask for reduction in interest rate.   This is not the option to take first...  This is a strategic possibility and will cause credit score issues... If you are considering bankruptcy or not paying back some, then you have even more negotiation power.  Consider calling them all and telling them that you only have a little bit of money and would like to negotiate a settlement with them.  ""I have only a limited amount of money, and lots of debt.  I will pay back whomever gives me the best deal.""  See what they say.  They may not negotiate until you stop paying them for a few months...  It is not uncommon to get them to reduce interest (even to 0%) and/or take a reduction in the amount due - up to 25 cents on the dollar.  To do this, you might need to pay the amount all at once, so look into loans from sources like retirement, home equity, life insurance, family...   Also, cut out all expenses.  Cut them hard; cut until it hurts.  Cut out the cell phone (get a pre-paid plan and/or budget $10-20/month), cut out all things like alcohol, tobacco, firearms, lottery, tattoos, cable tv, steak, eating out. Some people would suggest that you consider pets and finding them a new home.  No games, no trips, no movies, no new clothes...  Cut out soft drinks, candy, and junk food.   Take precautions to stay healthy - don't wear shoes in the house, brush your teeth, take a multi vitamin, get exercise, eat healthy (this is not expensive, organic stuff, just regular groceries).   Consider other ways to save, like moving in with family or friends.  Having family or friends live with you and pay rent.  Analyze costs like daycare vs. job income.  Apply for assistance - there are lots of levels, and some don't rely on others, such as daycare.   Consider making more money - new job, 2nd job, overtime, new career.   Consider commute - walk, bike, take the bus.  Work 4/10's.  Telework.   Make a list of every expense and prioritize them.  Only keep things which are really necessary.   Good Luck." As a general rule, diversification means carrying sufficient amounts in cash equivalents, stocks, bonds, and real estate.   An emergency fund should have six months income (conservative) or expenses (less conservative) in some kind of cash equivalent (like a savings account).  As you approach retirement, that number should increase.  At retirement, it should be something like five years of expenses.  At that time, it is no longer an emergency fund, it's your everyday expenses.  You can use a pension or social security to offset your effective monthly expenses for the purpose of that fund.  You should five years net expenses after income in cash equivalents after retirement.   The normal diversification ratio for stocks, bonds, and real estate is something like 60% stocks, 20% bonds, and 20% real estate.  You can count the equity in your house as part of the real estate share.  For most people, the house will be sufficient diversification into real estate.   That said, you should not buy a second home as an investment.  Buy the second home if you can afford it and if it makes you happy.  Then consider if you want to keep your first home as an investment or just sell it now.   Look at your overall ownership to determine if you are overweighted into real estate.  Your primary house is not an investment, but it is an ownership.  If 90% of your net worth is real estate, then you are probably underinvested in securities like stocks and bonds.  50% should probably be an upper bound, and 20% real estate would be more diversified.   If your 401k has an employer match, you should almost certainly put enough in it to get the full match.   I prefer a ratio of 70-75% stocks to 25-30% bonds at all ages.  This matches the overall market diversification.  Rebalance to stay in that range regularly, possibly by investing in the underweight security.  Adding real estate to that, my preference would be for real estate to be roughly a quarter of the value of securities.  So around 60% stocks, 20% bonds, and 20% real estate.  A 50% share for real estate is more aggressive but can work.   Along with a house or rental properties, another option for increasing the real estate share is a Real Estate Investment Trust (REIT).  These are essentially a mutual fund for real estate.  This takes you out of the business of actively managing properties.   If you really want to manage rentals, make sure that you list all the expenses.  These include:   Also be careful that you are able to handle it if things change.  Perhaps today there is a tremendous shortage of rental properties and the vacancy rate is close to zero.  What happens in a few years when new construction provides more slack?   Some kinds of maintenance can't be done with tenants.  Also, some kinds of maintenance will scare away new tenants.  So just as you are paying out a large amount of money, you also aren't getting rent.  You need to be able to handle the loss of income and the large expense at the same time.   Don't forget the sales value of your current house.  Perhaps you bought when houses were cheaper.  Maybe you'd be better off taking the current equity that you have in that house and putting it into your new house's mortgage.  Yes, the old mortgage payment may be lower than the rent you could get, but the rent over the next thirty years might be less than what you could get for the house if you sold it.  Are you better off with minimal equity in two houses or good equity with one house?   I would feel better about this purchase if you were saying that you were doing this in addition to your 401k.  Doing this instead of your 401k seems sketchy to me.  What will you do if there is another housing crash?  With a little bad luck, you could end up underwater on two mortgages and unable to make payments.  Or perhaps not underwater on the current house, but not getting much back on a sale either.   All that said, maybe it's a good deal.  You have more information about it than we do.  Just...be careful. Unless you can have your savings earning more than the transfer fees, you should just pay the credit cards off before the interest free period ends. Also, there is the difficulty in finding new cards offering 0% interest continuously. You are better off paying off all your bad debt as soon as possible, start saving and investing, instead of wasting your time and energy trying to find new offers of 0% for your transfers before it expires. Rule of Thumb: Get rid of your Bad Debts as soon as possible; Keep your Good Debts as long as possible (as long as you can afford them). "Outside of broadly hedging interest rate risk as I mentioned in my other answer, there may be a way that you could do what you are asking more directly: You may be able to commit to purchasing a house/condo in a pre-construction phase, where your bank may be willing to lock in a mortgage for you at today's rates. The mortgage wouldn't actually be required until you take ownership from the builder, but the rates would be set in advance. Some caveats for this approach: (1) You would need to know the house/condo you want to move into in advance, and you would be committing to that move today. (2) The bank may not be willing to commit to rates that far in advance. (3) Construction would likely take far less than 5 years, unless you are buying a condo (which is the reason I mention condos specifically). (4) You are also committing to the price you are paying for your property. This hedges you somewhat against price fluctuation in your future area, but because you currently own property, you are already somewhat hedged against property price fluctuation, meaning this is taking on additional risk. The 'savings' associated with this plan as they relate to your original question (which are really just hedging against interest rate fluctuations) are far outweighed by the external pros and cons associated with buying property in advance like this. By that I mean - if it was something else you were already considering, this might be a (small) tick in the ""Pro"" column, but otherwise is far too committal / complex to be considered for interest rate hedging on its own." Liquidity. That's the issue. You rent, and that's not bad. No new roof, boiler, etc. But, you have a car? Your savings is a guarantee that you'll not have to charge a $2000 transmission on an 18% credit card. You job may be secure, but employment (aside from self employment) is never 100% guaranteed. With $3000 income per month, I'd not prepay the student loan until I had at least $9000 in savings.  We don't know your country, although we don't have fortnights in the US, so if you are in the US, you have a non-US background. Either way, if your employer offers any kind of matching retirement deposits, I'd prioritize that. Never leave that matched money on the table.  You are off to a great start, this relatively low student loan debt shouldn't keep you awake at night. First, some general advice that I think you should consider A good rule of thumb on home buying is to wait to buy until you expect to live in the same place for at least 5 years. This period of time is meant to reduce the impact of closing costs, which can be 1-5% of your total buying & selling price. If you bought and sold in the same year, for example, then you might need to pay over 5% of the value of your home to realtors & lawyers! This means that for many people, it is unwise to buy a home expecting it to be your 'starter' home, if you already are thinking about what your next (presumably bigger) home will look like. If you buy a townhouse expecting to sell it in 3 years to buy a house, you are partially gambling on the chance that increases in your townhome's value will offset the closing costs & mortgage interest paid. Increases in home value are not a sure thing. In many areas, the total costs of home ownership are about equivalent to the total costs of renting, when you factor in maintenance. I notice you don't even mention renting as an option - make sure you at least consider it, before deciding to buy! Also, don't buy a house expecting your life situation to 'make up the difference' in your budget. If you're expecting your girlfriend to move in with you in a year, that implies that you aren't living together now, and maybe haven't talked about it. Even if she says now that she would move in within a year, there's no guarantee that things work out that way. Taking on a mortgage is a commitment that you need to take on yourself; no one else will be liable for the payments. As for whether a townhouse or a detached house helps you meet your needs better, don't get caught up in terminology. There are few differences between houses & townhomes that are universal. Stereotypically townhomes are cheaper, smaller, noisier, and have condo associations with monthly fees to pay for maintenance on joint property. But that is something that differs on a case-by-case basis. Don't get tricked into buying a 1,100 sq ft house with a restrictive HOA, instead of a 1,400 sq ft free-hold townhouse, just because townhouses have a certain reputation. The only true difference between a house and a townhouse is that 1 or both of your walls are shared with a neighbor. Everything else is flexible. So you wouldn't really be using the IRA money for building the house, but for padding your savings? I would just leave the money in the IRA. Don't take it out just in the off-chance you need it, especially when you already have money in savings. If you want to replenish your savings do it by putting some of your income in there.