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Even if you plan on only keeping property for 3-4 yrs, it would seem that a refinance on a 30,20, or 15 yr fixed would be best option. Save $4,500 plus over next 3 yrs net if you do a lender paid closing cost refinance.Additional $1,500 annually if t bill index is higher in 2015.Appears to be all risk to wait til 2015 and hope all time historic index is still pertinent. If if stays at today's level, you can refinance again........win-win
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For Sale: $439,000
For Sale: $829,000
For Sale: $840,000