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Paying down your home mortgage faster than the loan contract requires is hardly a new idea. However, in the current environment, it could offer homeowners some particularly valuable advantages, including the ability to earn guaranteed, risk-free returns and make up for retirement account losses. Here's the scoop.

It's Not for Everybody

The accelerated mortgage pay-down idea works only if you have positive cash flow and/or available cash. Otherwise, forget it.

The idea is only appropriate if you're looking for a very conservative, risk-free way to invest surplus funds. Obviously, if you think you can earn 8% to 10% on your cash elsewhere, you're not going to be enthusiastic about an accelerated pay-down, unless your mortgage interest rate is extremely high.

When It Works: A Sample Scenario

Say you're 45 years old and still in good financial shape. You have cash on hand and positive monthly cash flow, and you expect to be in the same position for the foreseeable future.

You have a remaining balance of $400,000 on your 30-year 6% fixed-rate mortgage. Your monthly principal and interest payment is $2,460. If you keep making your scheduled monthly payments, you'll be 73 years old when the mortgage is finally paid off in 28 years. Yikes! At age 65, you'll still have eight years to go.

However, instead of continuing with your scheduled payments, say you start paying $4,500 a month. You'd pay off the $400,000 mortgage balance in about 9 years and 10 months (at age 55). You'd also earn a guaranteed 6% return, because that's the interest rate you avoid by making accelerated payments. If after the mortgage is paid off, you continue the program for another 10 years by putting $4,500 a month into a retirement savings account that earns 5% after taxes, you'll accumulate about $699,000 by age 65. Sweet!

Now, let's be a bit less ambitious and assume you pay $3,500 a month under the accelerated pay-down program. This only requires an extra $1,040 a month. You'd pay off your $400,000 mortgage balance in about 14 years and 2 months (at age 59), and you'd earn a guaranteed 6% on the deal. If after the mortgage is paid off, you continue the program for another six years by putting $3,500 a month into a retirement savings account that earns 5% after taxes, you'd accumulate about $293,000 by age 65. Pretty good deal!

Impact of Future Inflation or Deflation

While the accelerated mortgage pay-down strategy will yield guaranteed results, it's not foolproof. If we have a period of high inflation, paying down a mortgage with a relatively low interest rate earlier than required may no longer make sense. In this situation, it may be better to stop the accelerated pay-down program, allow the mortgage term to stretch out, and pay the remaining balance back with cheaper inflated dollars.

On the other hand, the accelerated pay-down strategy will work great during a period of deflation, because you would be paying down the mortgage sooner when dollars are cheaper, rather than later when dollars are more expensive.

The Bottom Line

If you're interested, you can put together sample scenarios for yourself by using your handy-dandy financial calculator or software. As I've stated, the really nice thing about paying off your mortgage early is the results are guaranteed and risk-free. You can't say that about too many other investment strategies these days.

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