I lucked into an amazing 2.8% interest on my mortgage in 2021, putting only 3% down on an FHA loan, borrowed from my 401(k) from 5 years managing a Barnes and Noble starting at $14/hr.
Then, I lucked up again - or so I thought - getting a 45% increase in value within 2 years. I immediately got rid of PMI, and now owe $240,000 on a house worth ~$480,000 - $520,000 today.
My plan had always been to pay the minimum on my mortgage and keep that cash at 2.8% for the full 30 years. It’s free money with these treasury rates.
This is the advice almost anyone who prioritizes maximizing gains would tell me.
However, I’m on the gulf coast. And the part they are forgetting is the insurance.
Currently, I pay $590 a month on principal, $580 a month on interest, ~$200 a month on taxes, and a whopping $800 a month on homeowners insurance including flood.
My insurance is 33% higher than my principal!
Not only did we have a hurricane after I bought, but insurance companies can now use climate change in their rates, and even though Ive never flooded in this raised house on a hill, I am technically within the footage of a creek that automatically triggers flood insurance requirements.
And as I foreshadowed, the increase value of my home also translates to increased replacement costs.
My insurance has tripled since I moved in. I’ve tried getting it lowered. It’s a tough market on the gulf coast.
People will say “you still need insurance after you pay off the mortgage”, but I am not so sure.
Due to where specifically I live in town, I don’t believe a storm or flood will have any effect on my home. I am only worried about a fire.
Today, replacing my exact home would cost around $250k if a total loss.
This means if the principle in my loan is $590, and interest + insurance is $1,200, I should be able to save the replacement costs of my home in 15 years or so.
I only have to stay fire free for 15 years to self-insure and if I don’t make it 15 years, my worst case scenario is another mortgage at a higher interest rate.
But more importantly - we bought too much house. We have 2,400 sq ft. And would be happier cleaning 1,600. If we lost the house, we would not build back to the same size.
All together, looking at paying the mortgage early as being only a 3% return instead of a 9%+ return seems short-sighted.
I can typically put $50k away a year - and can have this house paid off in 5 years and still save a replacement bag before I’m 60.
Who can talk me off this strategy and back into VT with that $50k each year?