Keep our 2.75% house as a rental and buy now, sell it, or wait?
My wife and I (early 30s, a toddler, and a newborn) own a house in Round Rock, TX. We want to move to Georgetown, TX (a bit farther north) sometime in the next few years, but I need help determining the best next step.
(My wife's entire family lives in Georgetown, about 30 minutes north of our current house, and we want our kids to grow up near them.)
Ultimately, I'd love to own a portfolio of single-family rentals.
Some background on our current situation:
- 2025 household AGI was $186k. I am self-employed (about $15k/month in revenue, before business expenses/taxes). My wife earns $65k gross on a W-2.
- We have a $50k emergency fund and about $180k in retirement accounts.
- After all of our typical expenses (mortgage, childcare, etc.), we usually have about $3k available to invest (which has, to date, largely been going to Roth IRAs and a SEP IRA).
Current House (Round Rock)
- Bought in 2021. We owe about $330k at 2.75%.
- It is worth about $350k today, which is below what we paid ($416k - Austin's housing market has really contracted). If we sell now, it's probably a wash after agent fees and closing costs.
- The payment is about $2,100/month, including taxes and insurance.
- I expect the house would rent for $2,000-2,100/mo today, which should cover most ongoing expenses except maintenance, I think.
THE KICKER: My in-laws recently gave us $65k toward a down payment, but we can only use it if we buy in Georgetown. (They didn't give us a particular timeline, though, and would be fine with us waiting a few years if we wanted.)
The Three Options (as I see them)
- Buy in Georgetown now and keep Round Rock as a rental.
- Buy in Georgetown now and sell Round Rock to avoid two mortgages.
- Stay in Round Rock for now and look to buy in Georgetown in a few years.
What should we do? Our current house was our first house, so I feel a bit paralyzed by the options.