<prompt> Human: I own a townhouse that I do not live in. I am renting elsewhere and have had my townhouse rented out consistently for the past 7 years. I am wondering if and when it is a wise decision to sell and use the money to purchase a home to actually live in. I am now married. No kids yet but we are close to that step; money is a huge factor. I just refinanced from 19 years at 5.625 APR to 15 years at 4.6 APR.Here are the details:-15 years left on my mortgage at around 4.6 APR-I pay around 1600month which includes mortgage, escrow, and HOA-I owe around 130K-I have it rented out for 1800month, although I am doing my current tenants a favor as I can charge around 2000month-My wife and I pay rent elsewhere at 1829month-We have around 20K in debtMy primary question is - What is the price point I need to sell the townhouse at in order to make it worth giving up the potential income I will receive in 15 years when it is completely paid off? I always envisioned using that income to pay for college education for kids, vacations, savings, etc. However, I now see that if I stick to that plan, I will sacrifice my immediate circumstance, including the ability to buy a home to actually live in as well as pay off current debt. I am afraid to sell and not have that safety net to fall back on. However, at the right price, I can make a huge difference in my current situation and feel more comfortable having children.Is there a ratio or a formula to follow that will tell me to sell my house when it reaches X dollar amount?  <response>: You need to make returns on the sale price minus the outstanding mortgage such that you outperform the outstanding mortgage 130k that would be paid off by your tenants and home appreciation over the next 15 years.If x is your achieved sales price of the house, assuming a possible investment yield of 6year versus 30 home appreciation over 15 years then x - 130K 1.0615 x 1.3or solved for x: x 130K 1.06151.0615 - 1.3 which gives a sales price of: x 284118.58But here is the rub: If you just put in slightly different values, things look totally different. Say you only make 4.5 return on your investment, and home prices appreciate 40, youd need to sell it today for more than 470K.It doesnt matter if you make your returns by investing in the stock market or save on rent by buying another house, as long as you reinvest the earnings or rent savings, that are compounding in the given formula. 