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Using home equity to pay off your mortgage? Here’s what experts think

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You could use your home equity to pay off your mortgage loan in certain cases, but experts say it may not always be the right move.

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The recent surge in home prices has left the average American homeowner with about $300,000 worth of home equity. And, that amount grew by an average of $24,000 in 2023, $14,300 in 2022, $64,000 in 2021 and $26,300 in 2020.

While the home equity increases mean larger gains when you sell your home, they also grant you access to larger borrowing limits for home equity loans and home equity lines of credit (HELOCs). 

And, in some cases, you may have enough home equity to pay off your mortgage with a home equity loan or HELOC. But should you use your newfound home equity to pay off your mortgage? Here’s what experts think. 

Compare today’s top home equity borrowing options now.

Using home equity to pay off your mortgage? Here’s what experts think

If you use a home equity loan to pay off your mortgage, you’re essentially refinancing your mortgage balance. To figure out if that’s a good move or not, you’ll need to do the math. 

The first step is to look at your current mortgage and take note of the following:

  • Remaining principal balance
  • Interest rate
  • Time left in your term
  • Monthly payment amount
  • Overall remaining cost
  • Prepayment penalties

Then, collect quotes from a handful of home equity lenders and compare them against your current mortgage. When doing so, be sure to factor in any and all applicable fees. 

“There may be closing costs involved, which increase the total cost of the loan, especially if they’re rolled into the principal borrowed,” said Leslie H. Tayne, Esq., founder and managing director at Tayne Law Group and author of Life and Debt. 

In addition to comparing second mortgages to your current loan, you may want to look into mortgage refinancing as well. All things equal, mortgages typically have lower interest rates than second mortgages because they require the first lien position. That said, they may have higher fees. 

Regardless, it’s a good idea to collect a few mortgage refinance quotes and see how they compare. 

Find out what home equity loan rates you could qualify for today.

When paying off your mortgage with a home equity loan can make sense

If a second mortgage ends up beating a mortgage refinance and your current loan, it could be worth it. 

“Ultimately, using home equity to pay off your mortgage may be a good idea if your finances are stable and you can secure a lower rate than what you’re currently paying on your existing mortgage,” said Tayne.

Michael Hills, a certified funds specialist, certified income specialist and financial advisor at Apex Wealth, had similar advice. 

“If the rate on the mortgage is significantly higher than current market rates, and if refinancing isn’t a viable option, tapping into home equity to pay off the mortgage might be sensible,” Hills said.

However, it may be more than the interest rate that wins you over. For example, if you’re going through a period of lower income but expect a large increase within five years, a HELOC’s structure may allow you to make much smaller payments during the 10-year draw period. Further, a fee-free second mortgage could be more appealing than a traditional mortgage refinance if you don’t currently want to cover any upfront costs.

The bottom line

While home equity loans aren’t typically the go-to way to refinance a mortgage, they can be beneficial in some situations. “It’s important to crunch the numbers and ensure that you’d come out ahead in the long run,” Tayne said. 

That said, refinancing a mortgage is a highly stakes decision so if you have any doubts or concerns, consider reaching out to a financial professional. “Consulting with a financial advisor to discuss these factors in the context of one’s personal financial goals and circumstances is highly advisable,” Hill said. 



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Houston father desperate for help after wife recovering from C-section, kids deported to Mexico

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Houston father desperate for help after wife recovering from C-section, kids deported to Mexico – CBS News


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A Texas man is looking for help from lawmakers after his wife and children, including two girls born in the U.S. in September, were detained and deported to Mexico. CBS News correspondent Skyler Henry has more.

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Are gold ETFs a good investment now that the price is dropping?

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Gold bull and bear on each side of a wooden seesaw in gradient blue background. Illustration of the concept of bullish and bearish market, change of stock prices and risk of investment
Gold prices are dropping, but it could still make sense to add gold ETFs to your portfolio now.

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Gold has long served as a safe-haven asset for investors during times of economic uncertainty and market volatility, which is a large part of why it has been so popular over the past year. Thanks to that uptick in gold interest, the price of gold has been climbing throughout much of 2024 — hitting multiple record highs and surpassing $2,700 per ounce at one point late in the year. That price trend has been shifting lately, though, and over the last few weeks, there have been significant fluctuations in gold prices, with the price of gold dropping over the last few days in particular.

With gold’s price currently sitting at under $2,650 per ounce, today’s lower price is prompting many investors to reassess their positions in gold-related investments — including gold exchange-traded funds (ETFs). These investment vehicles, which track the price of gold without requiring physical ownership of the precious metal, have become increasingly popular among retail and institutional investors alike. Much of the appeal of gold ETFs lies in their simplicity and accessibility. Unlike physical gold, these funds can be easily bought and sold through standard brokerage accounts, offering investors a convenient way to gain exposure to gold price movements. 

But while the current price dip could present a good opportunity to buy into gold at a discount, it makes sense to remain cautious about any type of investment right now. So is investing in gold ETFs still a good strategy now that the price of gold is slipping? 

Find out how to add gold to your portfolio today.

Are gold ETFs a good investment now that the price is dropping?

When gold prices drop, it can create opportunities for investors to buy at a lower cost, potentially increasing their returns if prices rebound. Gold ETFs provide an easy way to capitalize on this strategy. Unlike physical gold, ETFs can be traded on stock exchanges just like equities, offering liquidity and convenience. They also eliminate the need for storage and security concerns associated with owning physical gold.

There are also a few other reasons to consider investing in gold ETFs despite the current price drops. For starters, gold ETFs offer an efficient way to implement dollar-cost averaging during price dips. By regularly investing fixed amounts, investors can potentially lower their average purchase price over time. This strategy can be particularly effective during periods of price volatility, allowing investors to accumulate positions at various price points.

And while gold prices may be dipping now, it’s unlikely that today’s lower prices will remain the status quo over the longer term. Gold prices have historically rebounded and grown over longer time horizons, so while the current price may be lower than it was a few weeks ago, it could represent a good entry point for long-term investors. That’s particularly true if the fundamental factors supporting gold prices remain intact, such as inflation concerns, currency devaluation risks and global economic uncertainties.

However, investors should consider that there are risks to investing in gold ETFs. One issue is that gold ETFs are subject to market volatility and may not provide immediate returns — so it’s important to make any investing decision based on your unique investment goals and strategy. Gold also generates no income or dividends, making it a pure price appreciation play. The opportunity cost of holding gold ETFs also becomes more significant in high-rate environments where yield-generating investments become more attractive.

Diversify your investments by adding gold to your portfolio now.

Who should invest in gold ETFs now?

While investing in gold ETFs may not make sense for all investors right now, it could be particularly suitable for certain types. For example, investors who need to diversify their portfolios may find gold ETFs attractive, as gold has historically shown a low correlation with traditional asset classes like stocks and bonds. So, the current price drop could present an opportunity to achieve portfolio diversification at more favorable prices.

Risk-conscious investors who are looking to hedge against inflation, currency risks or geopolitical uncertainties might also want to consider adding gold ETF exposure. After all, with the uptick in inflation over the last few months, gold’s historical role as a store of value remains relevant right now, despite the potential for short-term price volatility. Long-term investors might also find current prices attractive in terms of building strategic positions. 

However, short-term traders and income-focused investors may want to exercise caution when it comes to gold ETFs. Gold’s price volatility can make short-term trading challenging, while the lack of yield may not align with income-oriented investment objectives.

The bottom line

The current drop in gold prices presents an intriguing opportunity for investors who are interested in gold ETFs, but it’s essential to weigh the potential risks and rewards of this type of gold investing carefully. Gold ETFs offer a convenient and liquid way to gain exposure to gold, making them a viable option for many investors, but they are just one of several ways to invest in this precious metal. Whether or not gold ETFs are the right choice for you will ultimately depend on your investment objectives, risk tolerance and overall portfolio strategy, so before you buy in, do your homework to make sure your decision aligns with your long-term goals.



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NASA again delays return of Boeing Starliner crew

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NASA again delays return of Boeing Starliner crew – CBS News


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Two astronauts who have been stuck in space since June will have to wait until at least the end of March to come home after NASA on Wednesday again pushed back their return date. Derrick Pitts, chief astronomer for the Franklin Institute, joined CBS News to discuss what’s causing the delays.

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