Pay Down Your Mortgage or Invest?

Many consumers view debt of any sort as a financial enemy and strive to reduce loans as soon as possible. That approach is really a wise one for high-interest debt such as charge cards, but when it comes to mortgages, the calculus is complicated.

Some financial advisors tell clients to maximise their mortgage debt if you take out a 30-year mortgage, rather than a 15-year loan, for 80 % of their home’s value. Instead of making extra payments or planning to reduce the borrowed funds early, these contrarians say, you should devote extra money flow to investments.

Claire Mork, director of monetary planning at Edelman Financial Engines, urges clients to borrow as much as they can against their homes for the longest term possible, and to notice a mortgage like a savvy way to use leverage.

“Mortgages would be the cheapest money anybody could ever borrow,” says Mork. “I think of it like a financial tool.”

Not everyone will follow that approach. Chris Hogan, author of “Everyday Millionaires,” advises clients and audiences to pay down their mortgages as quickly as possible.

“I’m allergic to debt,” says Hogan, a Nashville-based financial coach and author. “ debt like a threat.”

As home loan rates have doubled in recent months, which approach may be the best one? Advocates for strategies make compelling cases, and the reality is the right answer for you depends upon your tolerance for financial risk.

Which approach you are taking relies upon your appetite for risk

Both strategies are correct in theory, says Ken H. Johnson, a housing economist at Florida Atlantic University. Using debt as leverage to enhance returns is a very common practice within the financial world. On the other hand, there’s much to become said for that cozy feeling developed by an utter insufficient creditors seeking monthly obligations.

“You can’t go broke if you don’t have debt,” says Johnson.

Which approach fits your needs really depends on how you feel about debt and just how comfortable you are using the stock market’s inevitable swings.

“The average person needs to fall to, ‘What's my tolerance for risk?’” says Johnson. “It’s well-established in academic research that different people have different tolerances for risk.”

Personal preference isn’t the only variable. Risk tolerance can shift with economic cycles, too. In an episode of “All in the Family,” Archie Bunker burned his mortgage after he paid it off. Archie was of sufficient age to remember the Great Depression, and he adjusted his risk tolerance accordingly. Today’s generations are accustomed to low home loan rates, and they’re much more comfortable owing money on an asset that always appreciates.

While proponents of debt and debt haters have divergent thoughts about home equity, they agree on the basics of creating wealth. Each side eschew credit card debt, suggest building emergency savings accounts with at least six months’ of living expenses and urge investing for retirement. For homeowners who curently have achieved homeownership and financial stability, however, professionals espouse completely different methods to while using value of your residence.

The traditional view: Pay down your mortgage

Hogan advises putting 15 percent of your income toward retirement savings and taking advantage of excess cash to trim mortgage debt. He sees debt less a tool, but as an insidious enemy that must definitely be attacked.

“I know this about debt: It brings risk,” says Hogan. “Debt doesn’t care in case your kid is sick or if you’re sick or if you lost your job. You just need.”

Hogan interviewed millionaires for his newest book, and that he discovered a typical theme: Many paid down their house loans as quickly as they might.

If you'll want a mortgage, Hogan advises going for a 15-year loan, because you’ll retire your debt faster and pay much less interest than with a 30-year mortgage.

About 38 percent of owner-occupied homes in the United States were owned without a mortgage as of 2022, according to the U.S. Census Bureau. The other 62 percent of homeowners should accelerate the day they make the ultimate payment, argues Hogan.

“When you get that deed to your residence and also you realize you own it now, it’s a game-changer,” says Hogan. “You get the present of options.”

The opposing view: Use your home equity being an investment tool

Those more loving toward risk say homeowners who pay down their mortgages are sacrificing a chance to build wealth in their retirement accounts over time.

A 30-year loan comes with benefits and drawbacks. On the upside, the instalments are low. On the downside, you’ll pay a lot in interest over the life of the borrowed funds. Advisors such as Mork say you should take advantage of the low payment on a 30-year loan. Instead of devoting extra money to reducing the mortgage, fatten your retirement accounts. In this manner, you’re viewing the mortgage in an effort to maximize savings, instead of as something to become repaid as quickly as possible.

“They think like they have to pay off the house before they retire,” says Mork. “That’s not always the case.”

That’s especially true should you managed to refinance when rates were at historically lower levels in 2022 and 2022. Should you scored a 3 percent rate, there’s no urgency to pay for down the debt.

‘The best money decision we’ve ever made’

Of course, debts are a deeply emotional topic, as well as financial professionals who understand the pro-leverage strategy express it can be difficult to place into practice.

Morgan Housel is a Wall Street pro and author from the book “The Psychology of Money,” but he admits he doesn’t behave logically on this front. Housel and his wife carry no mortgage on their home — a money move he acknowledges is irrational.

“On paper, it’s the dumbest thing you may do,” says Housel. “Even though it’s the worst financial decision we’ve available, I think it’s the very best money decision we’ve available. It’s one thing that gives us a level of independence and autonomy.”

Housel underscores the emotional complexity of this decision. On one side, paying off the mortgage results in a sense of security — the data that the roof too deep is yours even if you lose your work or perhaps your investment portfolio craters.

Housel says sometimes raw emotion overrules cold logic. He and the wife celebrated paying down their mortgage.

“Whenever we made it happen, it was like, high five, hug each other, this really is so cool,” says Housel.

The lesson, says Housel: Maximizing every penny of returns can be emotionally exhausting.

“People should not just try to be rational on a spreadsheet — rational on paper, I believe, isn't a good financial goal,” says Housel. “People should try to be reasonable and manage their own financial decisions about what means they are happy, and what helps them sleep during the night.”

Rising rates change the calculus

The idea behind leveraging your house is simple: Borrow against your home at 3 percent or 4 percent, then reap in addition to that out of your investments.

However, the choice is different as mortgage rates have doubled since August 2022. The typical rate on a 30-year mortgage happens to be 5.670%, according to Bankrate’s survey of huge lenders.

Taking a mortgage now will complicate your choice. That’s because your mortgage rate is getting uncomfortably close to the investment returns you can expect to reap.

“If someone includes a rate of Six or seven percent, that’s about the average return we count on inside a moderate-risk portfolio,” says Mork.

Mork advises her clients to max out their mortgages once diving into their financial situations as well as their feelings about debt.

That reflects the reality that there’s not always a right or wrong answer with regards to deciding whether to repay your mortgage or to invest those extra funds. The solution depends upon your financial targets, your personal preference as well as your appetite for risk. Investing more brings the potential for higher returns, but ultimately, either path can be the right one depending on your needs.


  • Which approach in the event you take?
  • If you pay down your mortgage
  • If you decide to invest
  • What about increasing interest rates?

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