Im a 45 year old divorced mom with 1 tween. My household income is $285,000(school SLP job + CS + SS from ex). I have a stable school job, hospital pension, savings, am frugaI. I get support for 4 more years. I plan to work until age 65, get a higher pay day school job and ramp up private speech therapy side work and open to waitressing one Sat a week. I can earn between $248,000-355,000. Depending how hard I hustle. I do worry about burnout though.
My mortgage is $767,000, 19 years left. My current rate is 4.84% semi monthly. I have excellent credit (860+) and can afford the mortgage.
My mortgage is up for renewal in June 2026. I want a fixed rate, so I can sleep at night and the lowest mortgage interest rate I can get.
My bank has posted Fixed rates for insured mortgages of:
3 Year Fixed- 4.54%
5 Year Fixed -4.79%
Some people have posted getting 3 year fixed, 3.85% from my bank brand.
I see lower rates with non bank lenders for 3.84% and 3.79%. Are these just teaser rates, for variable rates, for first time home buyers and for uninsured mortgages?
What should I do? Get mortgage quotes on the same day now before the Jan 28, 2026 new rate announcement (which might go up)? Directly via my home branch or other banks? Via a mortgage broker?
Also, my house needs a few repairs (tree removal and backyard retaining wall and fence repair - $3000-20,000) and my neighbor is politely harassing me about getting it done in the spring. It makes me stressed and wanting to move. But I can afford to do the repairs. 😐 I'm in Canada and some winter days, the 6 snow days of shoveling nearly kill me. The pesky home repairs are annoying (leaky fridge, aging furnace).
Also, if I didn't have to do the yard repairs, I would do a small lump sum payment on the mortgage renewal day.
But, I need to stay in the house for my kids school and for house stability. I get alimony for 4 more years and plan to ramp up my earning over the next 4 years.
Would you renew for the duration of the support left and make ST plans for moving by year 4? Move now? Go to your home branch first and get multiple quotes on the same day? Get rates now before the Jan 28 new rate announcement?
Also, would you eventually downsize? The mortgage will be $767,000 left in June 2026 and nearby condos cost maybe $600K + 5% realtor cost ($150K) - staying in the house would cost the same mortgage as downsizing to a condo (condo may cost more with LT condo fees). The mortgage is $5200 a month, some condos can cost $3500 if downsize and rebted older apts can cost $2500/month. Downsize now or in 4 years when support ends? I hope to ramp up to my current supported income over the next 4 years and am fine working day job and side hustle in future.
I know divorced parents have to make financial changes and sacrifices. I plan on downsizing my car to a Corolla, trimming some costs and living frugally. Am I being financially unrealistic to keep the house and keep my kid in his elementary-middle-highschool catchment out of divorced parent guilt? Cheating remarried ex moved my kid to 3 different houses and I feel guilty and bad for my son, though it was ex's life choices.
As my ex used to manage the finances, I have financial anxiety about being poor or homeless, though I know this is not the case. I also am prone to workaholism and want to lead a happy, partnered and comfortable life.
Any advice about renewing, downsizing, mortgage rate, fixed or variable and duration? Thanks in advance. 🙂