Since everyone is putting their two cents in, might as well too. As other have said, you won. Cash in your chips. I understand that may be hard to do. I live in a relatively low cost area that is rapidly gentrifying. Not as bad as Seattle but I get the love of nice houses in even nicer neighborhoods. You have some soul searching to do. I would separate out the quality of life benefits of, the specific house you live in, versus the neighborhood, versus the city or town. I understand not wanting to sell the house. It was a labor of love, and just fixed up. I can think of at least 2 houses like that in my town. One the wife pushed for a huge remodel on two middle class salaries. She got the house she wanted, but the husband with pressure of huge mortgage and the feeling of being a doormat said enough. They split up and divorced, had to sell house bc neither could afford it. 2nd story, husband and wife built their dream home where he worked and she didnt. Until he lost his job. They didn't want to sell the house so they went into debt to try to hold onto the house, until forced to sell. because they waited so long (and he developed health conditions) they literally have nothing and rent modest housing. But at least they are still together and while it took their entire net worth, finally learned the lesson of what is important in life (loved ones and health). I guess what I'm saying, I don't see holding onto the house ending well. I don't know if any cases like that, unless you or your wife are able to make a steady 100k income relatively quickly. Is your wife willing to work a 100k job to keep the house? Because being 50 (ageism) and the non-compete and hence not having access to a similar job for a year, means you may not be able to replace your income. I'm being realistic. I think you can have most of what you want. You can stay in the neighborhood (or a similar stellar neighborhood, your kids are young enough to make new friends), same city by selling your primary house and right-sizing for your current life. Keep the paid off duplex. If you sell the other two rentals use that money to either pay off work, or for income replacement such as in stocks. Do not use for immediate consumption or to fund a non sustainable lifestyle. You will still need to work, but you won't have the pressure of 20, 30 years of a 1.2 Mill mortgage.