[HostileTerritory]

Have you considered just refinancing your mortgage as a 20 year? You'd have the same exact term, but you'd be paying at most 5.25%, more likely 5%. If you can stretch to a 15 year mortgage you get a lower interest rate and you may still end up paying less per month than you are now.

Forget the 10-year.

I've refinanced twice in the past three years. I'm only 26 and I've already gone from a 30-year when I bought a few years ago to a 20-year today. I can not encourage people strongly enough to check out a mortgage calculator with today's rates.

[Dog Gone]

Hmmm, no wonder there are so many opinions about this. You can skin the cat in countless ways.