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Looks like you've had 50% growth in two years ($300,000 ---> $450,000). I'm not a "the bubble is going to burst" kind of person, but what goes up 50% in two years can certainly go down 30% in two more years. I'd be very leary about tapping that equity, esp. since you don't plan on staying for very long. Maybe we can find some other options for paying down the $25,000. In the meantime, it sounds like the family loan doesn't "come due" until after you've planned to move, so why not pay that off when you sell your house? BTW, most people think that long term interest rates aren't going to take off, so doing a refi. a year from now after you explore other options shouldn't cost you much more . . . BTW, congrats on not using the cards and getting a bargain on your house!