<prompt> Human: Im looking for some advice here. My wife and I are currently deciding if we want to buy a house now, or wait and save for a 20 down payment. We are looking at houses in the 150k range and can put 20k down right now. Current interest rates for a 30 yr fixed mortgage are 3.9 and seem to be expected to go to 5 by this time next year. These are the results of my math: This Year Next Year---------Loan Amount 150k 150kDown Payment 13 20Interest Rate 3.9 5PMI rate 70 0Months to 20 Equity 50 0Cost of PMI 3500 0Interest Payed on Loan 71,600 81,900Interest PMI 75,100 81,900So according to my math, if I wait for a year to save for a 20 down payment I end up paying 6k more interest over the life of the loan, even after accounting for the cost of the PMI. Does this look right? Am I not accounting for something here?  <response>: If you want to speculate on interest rates then go speculate on interest rates, but dont do it using a leveraged loan secured by your primary residence as collateral. 