<prompt> Human: Throwaway account. I had an offer accepted on a house in a high cost of living area. The amount was for 580,000. A 20 down payment would be 116k. That would leave the remaining 464k for financing. That amount makes the loan high balance which results in an interest rate of 3.99 for a 30 year term .On the other hand I have 40k available in stocks and then some, I wont be dry after this right now. I could cash them out and have the loan balance be 424k. This would result in an interest rate of 3.75 for a 30 year loan. Additionally we could do a 20 year and have the rate come down to 3.625.So the question is what makes the most sense? If I pull the money out, I lose some potential for growth lets say about 7 per year on average, but I get a lower rate which will let me reinvest they money over time. My hunch says get the lower rate and the numbers on a first pass seem to agree. Beyond that will the 20 year make sense? Its not a big drop in the rate. All of these interest rates came from a lender I have been working with using yesterdays rates. One last note, lets assume that the mortgage plus taxes and insurance will be affordable for all three possible loans but not a 15 year.Thanks in advance! Edit 1: looks like my hunch was wrong. I appreciate everyones help here. Ill keep watching and responding for now. Edit 2: Maybe my hunch was okay. I did some math and it could just be that I suck at math. So what I care about is the final value of investments and money spent on a mortgage after 30 years. So lets start with the largest monthly payment available to me. That would be about 2486month. I wont have any of that first 40k to see grow, but after the first 20 years is up I will have 2486month to invest. I choose to invest it all for 10 years not a whole lot of time for growth and the investments grow an extra 84155 over those 10 years. I spent 596461 on the mortgage and can subtract the invested earnings to get 512306 spent.Plan 2 is I burn the 40k but have a 30 year mortgage. I have 522month to spare though for 30 years. That money will grow 232865. I will have spent 706900 on the mortgage so the same calculation as above gets me 474035 spent.Plan 3 is I hold the 40k and let it grow. I will have a spare 273month. That money will grow a huge 251482 not counting the principal I put in. BUT my total mortgage will be 796512. The same subtraction I have been using will result in 545030 more than the other two options.Am I double counting something here somehow? It seems to make sense to dump the money now in favor of having more per month to invest and a lower interest rate. I think a different return on investment would flip my conclusion on its head...  <response>: Dont cash out the stocks:Reason 1 youll have to pay taxes on the gain.Reason 2 your going to change the payment by only about 300 per month by putting down that extra money. Id rather see you pay extra perMonth, you can choose to pay it like a 20 yr or 15 year.Industry average for the life of a mortgage is 7 years before people sell to purchase a new home or refinance the current loan they have. There is a very small chance youll keep this mortgage for 30 years. 