Is Paying Off Your Mortgage in Your Late 50s the Right Move?
Key Takeaways
- Paying off your mortgage before retirement reduces monthly expenses, lowers your income needs, and provides psychological peace of mind, but ties up money in an illiquid asset.
- Keeping your mortgage and investing instead may provide higher long-term returns, better liquidity, and tax advantages, but requires comfort with debt and market volatility.
- Your mortgage interest rate, risk tolerance, retirement timeline, and other income sources should all factor into your decision.
- A hybrid approach — paying down part of the mortgage while keeping some money invested — can provide a balance between security and growth potential.
At 58, let's say your mortgage balance is $180,000. Your retirement accounts have grown to $850,000. So now you’re wondering: should I just pay off this mortgage and be done with it?
We have this conversation regularly with clients in their late 50s and early 60s. Some choose to go ahead and pay off their mortgage. Others keep it and invest the difference. There’s nothing wrong with either choice, but what’s right for
you
depends on your specific situation.
We’re here to walk you through how to think about this decision:
The Case for Paying Off Your Mortgage Before Retirement
There’s something undeniably satisfying about owning your home outright. Beyond the emotional relief, there are practical reasons that make sense:
- Reduced monthly expenses in retirement. Housing is typically your highest fixed cost. Eliminating that payment frees up cash flow for other priorities, like travel, healthcare, and helping the grandkids with college tuition.
- Lower income needs mean lower taxes. When you don’t have a mortgage payment, you don’t need to withdraw as much from retirement accounts. Smaller withdrawals often mean staying in lower tax brackets and (potentially) reducing Medicare premiums.
- Peace of mind during market downturns. If we hit a recession early in your retirement, having no mortgage means you won’t feel pressured to sell investments at depressed prices to cover housing costs.
- Guaranteed return on your money. Paying off a 4% mortgage is like earning a guaranteed 4% return (tax implications aside).
We had a client who paid off her $220,000 mortgage at 59. Mathematically, she probably could have earned more by investing that money. But her reasoning made sense for her, “My parents stressed about money their whole retirement. I don’t want that. I want to know that my house is paid for, no matter what happens.”
For her, the psychological benefit outweighed the potential investment returns.
The Case for Keeping Your Mortgage and Investing Instead
For others in their late 50s, keeping the mortgage and investing that money elsewhere makes more financial sense:
- Higher potential investment returns. If your mortgage rate is 3-4% and you can reasonably expect 6-8% average returns from your diversified investment portfolio over time, the math favors investing.
- Maintain liquidity and flexibility.
Money tied up in home equity isn’t easily accessible. You’ll have more options if that money is in investment accounts rather than in illiquid home equity.
- Tax advantages of mortgage interest. If you itemize deductions, you might still benefit from the mortgage interest deduction, which reduces the effective cost of your mortgage.
- Inflation works in your favor. Your mortgage payment stays the same while everything else gets more expensive. In 10 years, your $2,000 payment will feel smaller relative to other expenses.
We worked with a couple who were considering paying off their $300k mortgage at age 57. Their mortgage rate was 3.25%, they were in a high tax bracket, and they had at least twenty years of retirement ahead. They decided to keep the mortgage and invest instead.
Five years later, their investment account had grown enough that they could pay off the mortgage if they chose to, while still having substantial assets left over.
The Middle Ground: A Hybrid Approach
You don't have to choose all-or-nothing. Some clients find that a combination works best:
- Pay down part of the mortgage. Reduce your balance and shave a few years off your repayment timeline while maintaining some liquidity. Recasting and refinancing options can also lower your monthly payment.
- Plan for a future payoff. Keep the mortgage while you're still working and in higher tax brackets. Then plan to pay it off in a few years when you retire and your income drops.
- Use bonus income strategically. Consider using windfalls, bonuses, inheritance, business sale proceeds, to pay down the mortgage while keeping your regular savings and investments intact.
How to Think Through Your Decision
Here's how to evaluate the mortgage payoff vs investing decision for your situation:
What's your mortgage interest rate? Below 4%, the mathematical case for keeping it gets stronger. Above 5%, paying it off starts looking more attractive.
How much liquid savings do you have? If paying off your mortgage would drain your emergency fund or leave you with little accessible cash, that's a red flag.
What's your risk tolerance? Be honest. If having a mortgage payment keeps you up at night, no investment return will make up for that stress.
What are your other retirement income sources? Social Security, pension, rental income — these reliable sources might make carrying a mortgage more manageable than you think.
When Paying Off Makes Sense
Based on our experience, paying off your mortgage before retirement tends to work best when:
- Your mortgage interest rate is relatively high (5%+)
- You'd still have 6-12 months of expenses in emergency savings after payoff
- You're naturally debt-averse, and the monthly payment creates genuine anxiety
- You have other sources of retirement income
- You plan to stay in this home for the foreseeable future
When Keeping Your Mortgage Makes Sense
Keeping your mortgage and investing instead usually works better when:
- Your interest rate is low (below 4%)
- You're in a high tax bracket where the mortgage interest deduction provides value
- You have a long time horizon (20+ years of retirement ahead)
- You're comfortable with investment volatility
- You want flexibility and liquidity in your financial plan
Getting Help With Your Decision
At Five Pine Wealth Management, we help clients work through these decisions regularly. We review your complete financial situation, run the numbers, and help you understand the trade-offs so you can make a confident decision.
A good financial advisor can run projections showing both scenarios, factor in your complete financial picture, help you stress-test different economic scenarios, and integrate this decision with your broader retirement, tax, and estate planning strategies.
Whether you decide to pay off your mortgage or keep it and invest, what matters most is that the choice aligns with your goals, risk tolerance, and peace of mind.
If you're wrestling with the mortgage payoff vs. investing question and want to talk through your specific situation, we're here to help. Call us at 877.333.1015 or email info@fivepinewealth.com.
Frequently Asked Questions (FAQs)
Q: Should I use my 401(k) to pay off my mortgage?
A: Generally, no. Withdrawing from retirement accounts before 59½ triggers penalties. Later, large withdrawals can push you into higher tax brackets. If you want to pay off your mortgage, it's usually better to use funds from taxable investment accounts or savings rather than tapping tax-advantaged retirement accounts.
Q: What if I want to downsize in a few years anyway?
A: If you plan to sell and move to a smaller home within 3-5 years, keeping your mortgage makes more sense. You'd be paying it off only to sell shortly after, and that money could work harder for you in investments until you make your move.
Q: Can I change my mind later if I keep the mortgage?
A: Yes, you can always pay it off later if your circumstances or feelings change. Once you pay it off, however, accessing that equity again (without selling) typically requires a new loan or a home equity line of credit, which isn't always simple or cheap.
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