When Not to Pay Down a Mortgage
By RON LIEBER
This week, the Federal Reserve reaffirmed its intention to stop buying mortgage-backed securities, signaling the likelihood that the mortgage rates you can get today are as good as they're going to be for a long while. Once the Fed stops buying, after all, rates are likely to go up.
And current rates are quite good. At about 5 percent, in fact, they're so good that they've helped change the age-old debate over whether homeowners should make extra mortgage payments to pay off their debt well before their loan periods are up.
Back when rates ran at 7 or 8 percent, making extra payments offered what amounted to a guaranteed return on your money. When you're ridding yourself of debt that costs you much less, however, it's easier to imagine a future when you could more easily earn a higher return by investing those potential extra mortgage payments someplace else.
Meanwhile, at a time when just about everyone knows someone who is unemployed or who owes more on a home loan than the house is worth, keeping extra cash someplace more liquid than a mortgage seems like a safer approach.
So is the case against extra payments closed for good, given that so many people have locked in rock-bottom mortgage rates for the long haul?
The answer depends on two things: how likely you are to leave the extra money in savings and how good it would feel to wipe your debt out years earlier than your mortgage requires.
THE BASICS First, let's dispense with the standard boilerplate. Don't even think about making extra mortgage payments unless you've paid off higher-interest debt. Credit card debt is the easiest win here.
Also, if you're not saving enough to get the full match from your employer in a 401(k) or similar account, increase your savings there first. And don't make extra mortgage payments if you don't already have a decent emergency fund set aside.
YOUR REAL INTEREST RATE Now, take a look at the interest rate on your mortgage. That 5 percent? It's not your real rate if you get some of the interest back each year in the form of a tax deduction.
Let's say you have a household income of $175,000 and are paying 35 percent of that in total to the state and federal tax collectors. If you pay $20,000 in mortgage interest each year on a loan that charges 5 percent, the deduction effectively brings your taxable income down to $155,000.
As a result, you're paying $7,500 (35 percent of $20,000) less in taxes than you would have without the deduction. So ultimately, you're not really paying $20,000 in interest at all; your net cost is $12,500 after you subtract the $7,500 tax savings.
And that makes your effective, after-tax interest rate on your loan just 3.25 percent, which is simply 35 percent (your tax rate) less than the original 5 percent.
BETTER RETURNS? So any money you set aside in lieu of making extra mortgage payments would need to earn more than 3.25 percent annually. That seems like a reasonable possibility in the future.
In fact, you could have done that well during the supposedly lost decade we just finished. Vanguard Wellington, for instance, a popular low-cost mutual fund that holds about 65 percent stocks and 35 percent bonds and other short-term securities, earned an average annual return of 6.15 percent in the 10 years ended Dec. 31, 2009.
The Vanguard Balanced Index Fund would not have outperformed our 3.25 percent benchmark, however, as it only returned 2.64 percent over the same 10-year period.
STORING THE SAVINGS Wouldn't taxes eat into the returns from the money you'd save instead of making extra mortgage payments? Not if you place it into an account shielded from taxes. A Roth individual retirement account would fit the bill here, as would a 529 college savings account or health savings account.
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Source; NY Times
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