Paying off student loan or using that money for a downpayment on a house
Two years ago, I wrote an article titled Student Loans and Your First Mortgage in response to this exact question posed by a fellow blogger.  The bottom line is that the loan payment doesn't lower your borrowing power as it fits in the slice between 28% (total housing cost) and 38% (total monthly debt burden) when applying for a loan.  But, the $20K is 20% down on $100K worth of house. With median home prices in the US in the mid-high $100Ks, you're halfway there.  In the end, it's not about finance, it's a question of how badly you want to buy a house. If I got along with the parents, I'd stay as long as I was welcome, and save every dollar I could. Save for retirement, save for as large a downpayment as you can, and after you buy the house, pay the student loan aggressively. I moved out the week after I graduated. "I think there are two questions here: (a) Is it better to continue living with your parents while you save up for a bigger down payment on a house, or to move out as soon as possible? (b) Is it better to pay off a student loan and make a smaller down payment on the house, or to keep paying on the student loan and use the cash for a larger down payment on the house? Regarding (a), this is mostly a personal priorities question. You don't say if you're paying your parents anything, but even if you are, it's likely a lot less than the cost of your buying your own home. It is almost certainly ECONOMICALLY better to stay with your parents. But do you like living with your parents, and do they like having you around? Or are they pushing you to move out? Are you fighting with them regularly? Do you just like the idea of being more independent? If you'd prefer to have your own place, how important is it to you? Is it worth the additional cost? These are questions only you can answer. Regarding (b), you need to compare the cost of the student loan and the mortgage loan. Start with the interest rates of each. For the mortgage loan, if your down payment is below a certain threshold -- 20% last time I bought a house -- you have to pay for the lender's mortgage insurance, so add that in if applicable. If you are paying ""points"" to get a reduced interest rate, factor that in too. Then whichever is more expensive, that's the one that you want to make smaller. If one or both are variable rate loans (well, you say the student loan is fixed), than you have to guess what the rates might be in the future." Yes, one is certainly better than the other. Which one depends on your priorities and the interest and tax rates on your student loan, your savings, and your (future) mortgage plus how much you can afford to save and still enjoy the lifestyle you want as well as how soon you want to move out. Basically, you havn't given enough information.
Lets do the math, using your numbers. We start off with $100K, a desire to buy a house and invest, and 30 years to do it.  Scenario #1 We buy a house for $100K mortgage at 5% interest over 30 years. Monthly payment ends up being $536.82/month. We then take the $100K we still have and invest it in stocks, earning an average of 9% annually and paying 15% taxes.  Scenario #2 We buy a house for our $100K cash, and then, every month, we invest the $536.82 we would have paid for the mortgage. Again, investments make 9% annually long term, and we pay 15% taxes.  How would it look in 30 years?  Scenario #1 Results: 30 years later we would have a paid off house and $912,895 in investments Scenario #2 Results: 30 years later we would have a paid off house and $712,745 in investments Conclusion: NOT paying off your mortgage early results in an additional $200,120 in networth after 30 years. That's 28% more. Therefore, not paying off your mortgage is the superior scenario.  Caveats/Notes/Things to consider Play with the numbers yourself: "I am going to respond to a very thin sliver of what's going on.  Skip ahead 4 years. When buying that house, is it better to have $48K in the bank but a $48K student loan, or to have neither?  That $48K may very well be what it would take to put you over the 20% down payment threshhold thus avoiding PMI. Banks let you have a certain amount of non-mortgage debt before impacting your ability to borrow. It's the difference between the 28% for the mortgage, insurance and property tax, and the total 38% debt service.  What I offer above is a bit counter-intuitive, and I only mention it as you said the house is a priority. I'm answering as if you asked ""how do I maximize my purchasing power if I wish to buy a house in the next few years?""" Based on your numbers, it sounds like you've got 12 years left in the private student loan, which just seems to be an annoyance to me.  You have the cash to pay it off, but that may not be the optimal solution. You've got $85k in cash!  That's way too much. So your options are:  -Invest 40k -Pay 2.25% loan off -Prepay mortgage 40k Play around with this link: mortgage calculator Paying the student loan, and applying the $315 to the monthly mortgage reduces your mortgage by 8 years. It also reduces the nag factor of the student loan. Prepaying the mortgage (one time) reduces it by 6 years. (But, that reduces the total cost of the mortgage over it's lifetime the most) Prepaying the mortgage and re-amortizing it over thirty years (at the same rate) reduces your mortgage payment by $210, which you could apply to the student loan, but you'd need to come up with an extra $105 a month. "Two things you should consider about paying off student loans ahead of the 10 year amortization schedule: What interest rate are you paying on your loans? What are you earning on your investments in a balanced mutual fund? When you pay off your student loans you are essentially guaranteed a return of the interest rate on your loan (future interest you would have had to pay). However if you are investing well and getting a good return on your investments you will get a greater return. Ex. Half of my student loans are at 6.8%, thr other half are at 2.5%. I make the minimum payments on the loans at 2.5% and invest my money in tax sheltered retirement accounts. The return on these funds has been 8% and that is on per-tax dollars so really closer to 11%. Now there is also downside risk when you invest in the market, but 2.5% guaranteed I will forgoe for 11% in low risk return. However my loans at 6.8% I repay in excess of the minimums because 6.8% guaranteed return is pretty good! So this decision is based on your confidence in your investments and your own risk tolerance. Once you pay your bank on your student loans that money is gone, out of your control. If you need it in the future you may need to pay higher interest on an unsecured loan, or you may not be able to borrow it. When you want to make large purchases (a car, house) that money you per-paid on your loans isn't available to you as a down payment. Banks should want you to have some of your own ""skin in the game"" on these purchases and the lending standards keep getting tougher. You are better off if you have money saved in your name rather than against the balance on your loan. Yes you can't bankrupt these loans, but the money you repay on them doesn't go toward housing you or paying your bills on a rainy day. I went through the same feeling when I completed my MBA with $50k in debt, you want to pay it off as soon as possible. But you need to step away and realize that it was an investment in your future and your future is long, you need time to make a financial foundation for it. And you will feel a lot more empowered when you have money saved and you can make the decision for how you want to deploy it to work for you. (Ex. I could pay down my student loans with the balance I have in the bank, but I am going to use it to invest in myself and open my own business)." "I would pay off the student loans first because they are unsecured.   Mortgage debt is against an appreciating asset and is therefore ""better"" than unsecured debt.   I recommend you pay both off, but start with the unsecured student loans." "A Tweep friend asked me a similar question. In her case it was in the larger context of a marriage and house purchase. In reply I wrote a detail article Student Loans and Your First Mortgage.  The loan payment easily fit between the generally accepted qualifying debt ratios, 28% for house/36 for all debt. If the loan payment has no effect on the mortgage one qualifies for, that's one thing, but taking say $20K to pay it off will impact the house you can buy. For a 20% down purchase, this multiplies up to $100k less house. Or worse, a lower down payment percent then requiring PMI.  Clearly, I had a specific situation to address, which ultimately becomes part of the list for ""pay off student loan? Pro / Con""  Absent the scenario I offered, I'd line up debt, highest to lowest rate (tax adjusted of course) and hack away at it all. It's part of the big picture like any other debt, save for the cases where it can be cancelled.  Personal finance is exactly that, personal. Advisors (the good ones) make their money by looking carefully at the big picture and not offering a cookie-cutter approach." We don't have all the relevant numbers to give you the perfect answer. Knowing your income is pretty important for this question, but, since you have 200K in student loans, I'm going to guess (and hope) you probably make more than 80K/yr which is the cutoff for deducting student loan interest. (It starts phasing out once you make over 65K and fully phases out at 80K, or 160K if you're married.) Even if you make less than 65K, you can only deduct a max of 2500/yr in student loan interest and you'll be maxing that out for at least the next 4 years. So, my take is: Throw it at the student loan. Your mortgage interest is (probably) fully deductible, which means your mortgage interest rate is effectively reduced by your tax bracket. E.g. if you are in the 28% tax bracket a 4% mortgage rate would effectively become 2.88%. Outside of that, if you were to make minimum payments on your mortgage and student loans starting now, as soon as your student loan is paid off I would start making that same student loan payment amount towards your mortgage. This way you won't have any change in cash flow, but it will significantly lower the term of your mortgage. (Which is what would happen if you choose to pay down the mortgage now, but then you don't get the tax advantage on the difference.) Quick pay off the student loans. You have 140K in savings with a combined salary of 170K. You are looking to make money with the 140K, so just pay off the loans. It will turn your monthly loan payments in to a stream of money that can be used to save money for the next house.  Assume: The rest of the 700K needed for a 1.5 Million dollar house has to come from savings and the profit from selling the first house. If the house sells for loan balance +300K you still need 400K in savings.  Turning 140K into 400K in 5 years will funneling a large amount of your income into savings or excellent returns. Of course there is no way to predict return or what will happen to the market. If you don't sell the first home, you can rent the house. You either hope that the rental you charge allows you a positive cash flow. Or you hope that the house appreciates in value, so you hold on to it even if the rental income is a little below break even. Of course some keep the house because they can't sell it. In your case the equity might be more important for you to purchase the next house. 3 years ago I wrote Student Loans and Your First Mortgage in response to this exact question by a fellow blogger in my state.  What I focused on was the way banks qualify you for a loan, a percentage for the housing cost, and a higher number that also comprises all other debt. If the goal is speed-to-purchase, you make minimum payments on the student loan, and save for the $100K downpayment as fast as you can.  The question back to you is whether the purchase is your priority, and how debt averse you are. I'd caution, if you work for a company with a matched 401(k), I'd still deposit to the match, but no more.  Personal finance is just that, personal. We don't know your entire situation, your current rental expenses vs your total condo cost when you buy. If you are in a location where renting costs far more than your cost of ownership, Ben might change his mind a bit. If the reverse is true, you're living a college student's lifestyle with a room costing $400/mo sharing a house with friends, I'll back off and say to pay the loan and save until you can't tolerate the situation. You'll find there are few situations that have a perfect answer without having all the details. My recommendation would be to pay off your student loan debt as soon as possible. You mention that the difference between your student loan and the historical, long-term return on the stock market is one-half percent.  The problem is, the 7% return that you are counting on from the stock market is not guaranteed.  You might get 7% over the next few years, but you also might do much worse.  The 6.4% interest that you will save by aggressively paying off your debt is guaranteed. You are concerned about the opportunity cost of paying your debt early.  However, this cost is only temporary.  By drawing out your debt payments, you have a long-term opportunity cost.  By this, I mean that 4 years from now, you could still have 6 years of debt payments hanging over your head, or you could be debt free with all of your income available to save, spend, or invest as you see fit. In my opinion, prolonging debt just to try to come out 0.5% ahead is not worth the hassle or risk. It looks like with the sale of your current home you have enough liquidity to obtain credit on the best terms without tapping your wife's IRA. The biggest factor to consider is the deduction on mortgage interest which reduces the effective interest on your mortgage significantly, particularly as you jump into a higher tax bracket. Along these lines, deferred retirement savings should have a higher priority than paying down the mortgage or your student loans. Student loans should probably be your biggest priority to pay down. With the mortgage deduction, a 4% rate becomes effectively a 3.4% rate if you are in the 15% bracket, but as low as 2.6% effective rate if you are in the 35% bracket. Both of these are lower than the 3.5% rate that you can get on the student loans after refinancing.  This also assumes you aren't hit with the AMT. This is probably worth the cost of a quick consultation with a tax professional to go over these options and how they affect your taxes. One of many things to consider is that in the United States student loan interest is tax deductible. That fact could change the math enough to make it worth putting A's money elsewhere depending on his interest rate and income bracket. Paying off your student loan before buying a house is certainly a great risk reduction move for you. It will lower your debt to income ratio allowing your mortgage approval to go easier and it will free up more of your dollars to pay for the many miscellaneous projects that come with buying a house. I think that if you are considering paying off your student loan before buying a house that means that your student loans are an amount you can fathom paying off and that you are motivated to be rid of your student loan debt.   Go for it and pay off your student loan. If it is US, you need to take tax implications into account.  Profit taken from sale of your home is taxable.  One approach would be to take the tax hit, pay down the student loans, rent, and focus any extra that you can on paying off the student loans quickly.  The tax is on realized gains when you sell the property.  I think that any equity under the original purchase price is taxed at a lower rate (or zero).  Consult a tax pro in your area. Do not blindly assume buying is better than renting.  Run the numbers.  Rent Vs buy is not a question with a single answer.  It depends greatly on the real estate market where you are, and to a lesser extent on your personal situation.  Be sure to include maintenance and HOA fees, if any, on the ownership side.  Breakeven time on a new roof or a new HVAC unit or an HOA assessment can be years, tipping the scales towards renting.  Include the opportunity cost by including the rate of return on the 100k on the renting side (or subtracting it on the ownership side).  Be sure to include the tax implications on the ownership side, especially taxes on any profits from the sale. If the numbers say ownership in your area is better, then try for as small of a mortgage as you can get in a growing area.   Assuming that the numbers add up to buying:  buy small and live frugally, focus on increasing discretionary spending, and using it to pay down debt and then build wealth. If they add up to renting, same thing but rent small. If you can find a tenant by networking -- co-worker, friend of a friend, etc. -- rather than openly advertising, that often gives you a better pool. Side advice:  Check what local housing laws apply to renting a room rather than having a housemate. Once you start advertising this you may be subject to fair housing laws, additional code requirements, and so on.