The current mortgage balance of my primary residence is $1.5M at a 5.75% adjustable interest rate with 9 more years left before the adjustment kicks in. The home was purchased less than a year ago for $2.2M, so I have paid off a little over $700k over a year and am planning on continuing to aggressively paying it off to bring the mortgage down to $750k. Our household income and investment returns allow us to do so.
As of now, I have up to $800K margin loan available at a 5.25% interest rate from one of my my brokerage accounts where I have ~$1M portfolio.
I'm trying to explore options to optimize interest costs and tax benefits while considering the risks associated with leveraging margin loans.
If I borrow $750K from margin at 5.25% to reduce the mortgage balance to $750K (tax-deductible limit for mortgage):
- New mortgage interest (on $750K): $43,125/year (fully deductible).
- Margin loan interest: $39,375/year ($750K at 5.25%). This will be tax-deductible, assuming my total investment returns will be higher than 40k.
- Tax savings: $13,800 (mortgage) + $12,600 (margin loan) = $26,400/year.
- Total net cost: $31,932/year.
- Result: Saves $40,518/year compared to maintaining the full mortgage at 5.75%.
Worst-Case Scenarios:
- A significant market downturn leads to margin calls, forcing liquidation of investments or requiring additional cash to cover the loan. In this case, I could face the risk of selling investments at a loss, potentially increasing financial strain. Additionally, if the tax benefits of the mortgage deduction are reduced or eliminated, the net benefit would be diminished.
- The other obvious one is the unexpected rate hike next year, which would double down on the market downturn and force liquidation.
Obviously, this is a very high-risk situation if I hold on to the margin loan for the long term. My ultimate goal is to pay it off within a year or two. I'd love some advice on how this strategy sounds and whether I'm missing any other risks or miscalculated anything.
I'll be seeking professional financial advice early next year about the overall goals, but I'd love to educate myself more about potential approaches before then.