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Message: [QUOTE="cap10dingus, post: 3700134, member: 9751"] Look at a 15. Rates are usually significantly lower and because a big chunk of your monthly mortgage payment goes to taxes and fees it really doesn't make your mortgage crazy. We are going from 28 years left to a 20 right now. Wanted a 15 but the payment was too much of a stretch for us. Any term over 20 might as well be a 30. Most mortgage companies will allow you to match your current term as well so if you have 28 years left you can do a 28 instead of a 30. Stretching your mortgage back to 30 years and/or taking cash out of your home are two of the biggest financial mistakes people make today. Hope this helps! [/QUOTE]