Look this over, and see if I have this right. Spreadsheet format based on your OP. Sounds like you're really asking: "We're planning to move to Oregon - is this the right move for us?"
You're breaking even currently with a $100 monthly surplus. But if you subtract your IRA loans (you *could* take your time paying those back - you're ultimately paying yourself) you have a $675 monthly surplus.
Expense: Principle: Rate: Monthly: Net House Sale:
Mortgage $251,000.00 2.85% $2,367.00
HELOC $71,000.00 6.50% $785.00 $83,000.00 (after house sale)
CreditCard $25,000.00 $400.00 $58,000.00 (less CC)
Car $7,500.00 $260.00 $50,500.00 (less car loan)
His IRA loan $17,500.00 $350.00 $33,000.00 (less his IRA loan)
Her IRA loan $21,000.00 $225.00 $12,000.00 (NET after zero debt)
Utilities $180.00
Phone $100.00
Internet $50.00
Car Ins. $89.00
Groceries $500.00
Private School $534.00
Gas $110.00
Total Exp $5,950.00
Est. Total monthly expenses: $6,100.00
Est. Monthly income: $6,200.00
Stash:
TSP $75,000.00
401k $150,000.00
ROTH $6,000.00
Savings: $13,500.00
Camry: $6,500.00 (not a FI 'asset')
Home $405,000.00 (sale value - not Stash value)
(net sale) $12,000.00
Stashe $256,500.00
(Less down payment) $221,500
OR House Down payment $25,500.00 on a $125,000.00 house (assuming 20% down payment to eliminate PMI)
Hopefully this will help with the analysis. Bottom line: not a bad stash @ $1/4 Million plus pension. Showing a $25K down payment - $12K net house sale + $13K savings. Think of your home mortgage as 'forced savings' - like purchasing a bond (i.e. 3.25% for 30 years) and the interest is deductible, so don't overpay unless you're trying to get rid of PMI insurance. With these numbers, you can afford a home for $125K.
A quick search on Realtor.com, homes in Roseburg, OR for $100K-$130K = 73 properties found.
New mortgage 30 yr @ 3.5%: $561/month. Assuming expenses are about the same, you're looking at a $1,941/month.
If you can make $5,000 monthly, your new stash amount will be ~$3,000/month.
At that rate, you could be at FI in 6-7 years with a $688K stashe - assuming a 7% ROI (the figure I use), and a 4% safe withdrawal rate. YMMV.