Urchina
Full time employment: Posting here.
What would you do?
We have a 2 bdr condo, purchased 6.5 years ago. In May of 2008 we refinanced the condo from an ARM to a 30-year fixed-rate mortgage and a HELOC. We've always thought that we would try to keep this place as a rental, and once the HELOC is paid off rent will cover all expenses on the condo and give us a small positive cash flow.
We are now in the early stages of looking for a larger house, since we're beginning to outgrow the condo. Despite declining housing prices, we're still in a very high-cost area. If we sold the condo, we would probably have a 20 to 25% down payment on a modest 3 bedroom, But, we'd really like to figure out if we can keep the condo.
If we saved up a big enough chunk (possible in the next couple of years) and refinanced the condo, we might be able to buy a bigger place and keep the condo. However, the monkey wrench here is that the HELOC, with 65K on it, is an adjustable with a ceiling of 18%. I'm thinking that in the next couple of years we might see some real inflation, and this HELOC payment could balloon quickly. We can afford the payments if it does balloon, but it would make it difficult to keep the condo and buy a bigger place
So here's the question: Do we put excess cash towards paying down the HELOC, or do we continue on with our regular HELOC payments (which pay down the principal a little, but not much) and save cash towards a down payment? The benefit of the cash is that we could, later, use it to pay off the HELOC in a lump sum if that made sense. If we put the savings into paying off the HELOC, we lose that flexibility. Is the flexibility really worth anything at all, though?
The theoretical opportunity costs and benefits of each option are a bit murky to me, and my limited Excel skills are not helping me model it well. I'm mostly looking for ideas, angles to consider, things we may not have thought of.
To many of you this may seem a pathetically naive question, but it's not a scenario I've been through before and I'm having a hard time getting my mind wrapped around it, for whatever reason.
TIA!
We have a 2 bdr condo, purchased 6.5 years ago. In May of 2008 we refinanced the condo from an ARM to a 30-year fixed-rate mortgage and a HELOC. We've always thought that we would try to keep this place as a rental, and once the HELOC is paid off rent will cover all expenses on the condo and give us a small positive cash flow.
We are now in the early stages of looking for a larger house, since we're beginning to outgrow the condo. Despite declining housing prices, we're still in a very high-cost area. If we sold the condo, we would probably have a 20 to 25% down payment on a modest 3 bedroom, But, we'd really like to figure out if we can keep the condo.
If we saved up a big enough chunk (possible in the next couple of years) and refinanced the condo, we might be able to buy a bigger place and keep the condo. However, the monkey wrench here is that the HELOC, with 65K on it, is an adjustable with a ceiling of 18%. I'm thinking that in the next couple of years we might see some real inflation, and this HELOC payment could balloon quickly. We can afford the payments if it does balloon, but it would make it difficult to keep the condo and buy a bigger place
So here's the question: Do we put excess cash towards paying down the HELOC, or do we continue on with our regular HELOC payments (which pay down the principal a little, but not much) and save cash towards a down payment? The benefit of the cash is that we could, later, use it to pay off the HELOC in a lump sum if that made sense. If we put the savings into paying off the HELOC, we lose that flexibility. Is the flexibility really worth anything at all, though?
The theoretical opportunity costs and benefits of each option are a bit murky to me, and my limited Excel skills are not helping me model it well. I'm mostly looking for ideas, angles to consider, things we may not have thought of.
To many of you this may seem a pathetically naive question, but it's not a scenario I've been through before and I'm having a hard time getting my mind wrapped around it, for whatever reason.
TIA!