Great news on the house there Buck! Interest rates are at a great level. Don't know if you've done this, but get quotes on all the term limits on loans. When we re-financed 5 years ago, the rates were around 5% on 25 and 30 year loans. I asked about a 15 and 20 year loan, and the rates were at 4.625 for the 15. Had we been 2 days earlier, we'd got it for 4.5%. Also, look at the monthly payments. The 15 year might not be too bad. In our case, it was 200 more per month than what we were paying at the time, but the thought of paying it off in 15 instead of 25 or 30, well, we went with the 15. For us it was the right decision. Most finance companies won't mention the 15 or even the 10 year loans because they figure most people aren't interested in them anyway. Those loans are out there, and certainly worth looking at as a possible option.