Unless it'll rent for ~$2k/mo, sell the house and buy one you like close to her work.

If she is making $92k/year, that's roughly $45/hour. Assuming that's how you want to value her time, it's costing you/her almost $500/week to commute, not even counting gas/depreciation/etc which is probably ~$100/week on top of that.

Forget your 12 years left thing. Want 12 years left? Get another 15 year and pay off 3 years worth in a chunk. Done. Interest rates are a tiny bit higher no, but still crazy low. You can choose to save a thousand bucks a year in interest if you want, but that's an order of magnitude less than you'd save by moving.

-W

Whats the formula you used to get $2k a month? I estimate $5000 interest a year. I have always did my own handyman work so I would continue to do that. I installed a brand new HVAC system 6 months ago, IMO is one of the most expensive fixes for home under 2k sqft.The roof looks like it has about 10 years left. I need to replace a couple pieces of siding and maybe paint the exterior in a couple years. So maybe $1k a year in repairs.

I think i read on one of MMM's blogs %1 of the homes value should be the monthly rental price. I don't see that happening for this neighborhood. Zillow value on home is $191k and rent estimate is $1.4k how ever my home is in pristine condition with lots of upgrades so I feel we should be able to rent for $1.5k - $1.6k.

The math in your hourly wage formula you used was incorrect. If she makes $45 a hour the commute would cost her $225 + millage 28x2x5= 280 x $0.50=$140 However the new residence would still have a commute it will probably be a car commute of 4 miles and 8 minutes of driving. 4x2x5= 40 x $0.50= $20 . Wages 8x2x5= 80 minutes or 1.33 hours x $45 = $60

Savings of $165 for her time, $120 for milage. Her yearly working weeks including holidays and 4 weeks of vacation is about 46 working weeks so 46 x $165= $7590 + $5520 = $13110 x 10(Years left of work)=$131,110

Selling the house would cost us a %6 realtor fee of $12k plus moving expenses of probably $2k