Contributed by: Matt Trujillo, CFP®
Owning a home outright is a dream that many Americans share. Having a mortgage can be a huge burden, and paying it off may be the first item on your financial to-do list. But competing with the desire to own your home free and clear is your need to invest for retirement, your child's college education, or some other goal. Putting extra cash toward one of these goals may mean sacrificing another. So how do you choose?
Evaluating the Opportunity Cost
Deciding between prepaying your mortgage and investing your extra cash is challenging because each option has advantages and disadvantages. But you can start by weighing what you'll gain financially by choosing one option against what you'll give up. In economic terms, this is known as evaluating the opportunity cost.
Here's an example. Let's assume you have a $300,000 balance and 20 years remaining on your 30-year mortgage, and you're paying 6.25% interest. If you were to put an extra $400 toward your mortgage each month, you would save approximately $62,000 in interest and pay off your loan almost six years early.
By making extra payments and saving all of that interest, you'll gain a lot of financial ground. But before you opt to prepay your mortgage, you still have to consider what you might be giving up by doing so—the opportunity to potentially profit even more from investing.
To determine if it makes more sense to pay off your mortgage with extra cash on hand or invest the cash, you first need to see the risk-free return rate. The risk-free rate of return is the return you could get on your money if you invested in a savings account at the bank, a CD, or a money market fund, something that has little risk of loss of principle. If that rate is lower than your current mortgage rate, then deploying your cash to pay down that debt makes sense. If the risk-free rate is higher than your mortgage rate, you may want to consider investing your money and paying your planned mortgage payments.
Keep in mind that the rate of return you'll receive is directly related to the investments you choose. All investing involves risk, including the possible loss of principal, and there can be no assurance that any investment strategy will be successful. Investments with the potential for higher returns may expose you to more risk, so consider this when making your decision.
Other Points to Consider
While evaluating the opportunity cost is important, you'll also need to weigh many other factors. The following questions may help you decide which option is best for you.
What's your mortgage interest rate? The lower the rate on your mortgage, the greater the potential to receive a better return through investing.
Does your mortgage have a prepayment penalty? Most mortgages don't, but check before making extra payments.
How long do you plan to stay in your home? The main benefit of prepaying your mortgage is the amount of interest you save over the long term; if you plan to move soon, there's less value in putting more money toward your mortgage.
Will you have the discipline to invest your extra cash rather than spend it? If not, you might be better off making extra mortgage payments.
Do you have an emergency account to cover unexpected expenses? Making extra mortgage payments now doesn't make sense if you'll be forced to borrow money at a higher interest rate later. And keep in mind that if your financial circumstances change, if you lose your job or suffer a disability, for example, you may have more trouble borrowing against your home equity.
How comfortable are you with debt? If you worry endlessly about it, give extra consideration to the emotional benefits of paying off your mortgage.
Are you saddled with high balances on credit cards or personal loans? If so, it's often better to pay off those debts first. The interest rate on consumer debt isn't tax deductible and is often far higher than your mortgage interest rate or the rate of return you're likely to receive on your investments.
Are you currently paying mortgage insurance? If you are, putting extra toward your mortgage until you've gained at least 20% equity in your home may make sense.
How will prepaying your mortgage affect your overall tax situation? For example, prepaying your mortgage (thus reducing your mortgage interest) could affect your ability to itemize deductions (this is especially true in the early years of your mortgage when you're likely to be paying more in interest). It's important to note that due to recent tax law changes, specifically the increase in the standard deduction, many individuals aren't itemizing their taxes and are no longer taking advantage of the mortgage interest deduction.
Have you saved enough for retirement? If you haven't, consider contributing the maximum allowable each year to tax-advantaged retirement accounts before prepaying your mortgage. This is especially important if you are receiving a generous employer match. For example, if you save 6% of your income, an employer match of 50% of what you contribute (i.e., 3% of your income) could potentially add thousands of extra dollars to your retirement account each year. Prepaying your mortgage may not be the savviest financial move if it means forgoing that match or shortchanging your retirement fund.
How much time do you have before retirement or until your children go to college? The longer your timeframe, the more time you have to potentially grow your money by investing. Alternatively, if paying off your mortgage before reaching a financial goal will make you feel much more secure, factor that into your decision.
The Middle Ground
If you need to invest for an important goal but also want the satisfaction of paying down your mortgage, there's no reason you can't do both. It's as simple as allocating part of your available cash toward one goal and putting the rest toward the other. Even minor adjustments can make a difference. For example, you could potentially shave years off your mortgage by consistently making biweekly, instead of monthly, mortgage payments or by putting any year-end bonuses or tax refunds toward your mortgage principal.
Remember, no matter what you decide now, you can always reprioritize your goals later to keep up with changes in circumstances, market conditions, and interest rates.
Matthew Trujillo, CFP®, is a Partner and CERTIFIED FINANCIAL PLANNER™ professional at Center for Financial Planning, Inc.® A frequent blog contributor on topics related to financial planning and investment, he has more than a decade of industry experience.
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The foregoing information has been obtained from sources considered to be reliable, but we do not guarantee that it is accurate or complete, it is not a statement of all available data necessary for making an investment decision, and it does not constitute a recommendation. Any opinions are those of the author, and not necessarily those of Raymond James.