u/Either-String5608

I have $73k of student loan debt. $10k is 8% interest (I am probably going to pay this one off ASAP). So I will have $63k of 5% interest loans after this.

I am 17 years away from Old IBR forgiveness. I am trying to determine if after I take my employer 401k match (6% invested for a 3.5% match), if I should do the usual Roth IRA advice people give....Or if I should bypass the Roth IRA and do what I can to maximize pre-tax 401k contributions.

The 401k will lower the amount I owe on Old IBR plan and I don't plan on retiring until 60 anyways. So the age requirement of the 401k isn't a problem.

Long term math is when the forgiveness hits I will have about a $16k tax bomb which I will have ready to pay for in a HYSA. And with a 2% increase to my 401k every year till I hit 20% contribution will leave me nearly $3.5 million or more in a 401k at age 60.

Anyone on here live in any of the new townhome communities going up? I saw one in Mebane listing for $280k.

My family is tired of neighbors above us in apartments (don't mind neighbors on other side of walls). We are considering taking advantage of the $15k NC 1st time home buyer assistance and buying a townhome early next year.

My only hesitation is how the actual communities feel. It looks like they are quickly being bought up and turned into rentals rather than owners staying in the units.

I am 33M and just finally got to a point that I have enough margin in budget to be able to save a little while taking full advantage of employer match of 401k.

In a few months I will have only two types of debt:

Student loans - 70k at 5%

Car loan - 31k at 4% (4 years left)

For the student loans I will be doing the RAP IBR plan and I have about 22 years left until forgiveness + tax bomb (Will be age 55).

Anyways I have considered buying a townhome next year because the mortgage would only be $150 or so more. But I am also hesitating because I don't know if the equity generated by staying in the home for 5 or so years is worth the lack of flexibility in life. However the down payment would destroy my fully funded emergency fund as well.

My mind is telling me that I am better off either saving the difference in HYSA with other money or adding that to my 401k or opening a roth IRA.

I make 90k currently, and by my calculations, my 401k will be at minimum $4 million when I retire at age 65 (assuming 7% rate of return). I think I am fearful of having a rent payment or mortgage in retirement...but I suppose it doesn't matter if I have the money to cover it...