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Planning to move in the next few years? Get smart about it.  Swap out the high-rate, 30-year fixed you're carrying and convert it to something more appropriate.

Refinancing to today's rate might save you 40 percent on your monthly payments.

This is not a knock on the 30-year fixed mortgage.  It's a terrific product for homeowners in want of predictability and an unchanging payment. Fixed rate mortgages are popular for good reason.

But families grow, kids go to college, and jobs relocate.

When you know you won't outlive your home's 30-year fixed rate mortgage, it's time to check your choices.  Especially with mortgage rates as low as they are right now.

Switch your fixed to an interest only ARM.

Interest only adjustable-rate mortgages aren't right for everyone, but they're ideal for soon-to-be-moving households.  Interest only ARMs drop monthly payments down as low as possible, and enable homeowners to stash more cash for pending downpayments or other purposes.

Remember -- an ARM won't adjust until after its starting "fixed rate period" ends and 5 years is the most common fixed rate period. So long as you sell your home within 60 months, therefore, your loan will never adjust. And, meanwhile, during all of the months in between, you'll be saving big bucks on your mortgage payment.

But before you rush to refinance, there's a few caveats. You have to do the refi right:

1. The loan should be a true, zero-cost refi. Have your lender pay all of your fees.
2. Don't "pad" your loan size with cash out or otherwise. Resist the urge to roll in your upcoming mortgage payment, or tax escrow population.

Furthermore, you'll want to make sure your home doesn't sell within 120 days of closing because your lender may subject you to "recapture" fees of up to 2%.

If you're selling your home in the next few years, there's no good to keep your high-cost mortgage while a suitable low-cost mortgage is available. And right now, with ARMs pricing very well, it's a good time to explore what's available.

When your life changes, your mortgage should, too.

To see what a switch to an adjustable-rate mortgage could do for your monthly mortgage, call me or . If you have a copy of your mortgage statement handy, send it along as well.

I can help you use the system to your advantage. Reach out anytime.

Dan Green is an active loan officer. Email or call 513-443-2020. Dan is on Twitter at @mortgagereports.