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Am I too conservative/calculative/risk-averse?

Hello Experts:

We are a family of 4 (Me, my partner, and 2 kids - 5 year and 6 month). Both I and my wife are W2 employee and have a combined household income of nearly ~ 500K out of which 300K is cash and 200K in stocks. Currently I own a house (2B2B) in a great area and my EMI is ~ 4K with a mortgage rate at ~ 2.5% for 30 years (26 years are remaining). My finances are ~ 800K in stocks, 240K in 401K, ~ 300K in HYSA. My monthly expenditure is ~ 12K/month (including my house and car EMI). Our family is growing and the prices in the area (Seattle suburbs - Bellevue/Kirkland/Redmond) are soaring. We are in great school district (Elementry-8, middle-8 and high-10). We have been thinking about upgrade the house as family is growing and the houses in the area are ~ 1.8M which we are looking for. I am debating within myself a lot if I should

  1. Sit tight in the current house (we love the house and location) for next few years and wait for an opportunity
  2. Go for the house - Sell the stocks and pay as much upfront as possible to reduce the monthly and avoid paying too much interest
  3. Go for the house - Pay only 20% down and manage the EMI
  4. Go for the house - Sell the current house, use the Sales proceeds ( ~ 300K) + the HYSA cash to make the downpayment and rest manage with the monthly
  5. Go for the house - Sell some stocks + cash from HYSA to pay down 20%. Put the current house on Rent (~4K) and manage the EMI

​

Refinance whenever interest rate drops is and will always be considered

Need some suggestions/Guidance here as what to do? Trust me I understand that I am here asking about my finance from random people but I have been thankful to Reddit community in the past where Random people have offered me solid advice and it has worked

submitted by /u/Ok-Skirt-3998
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source https://www.reddit.com/r/RealEstate/comments/1gmelf3/am_i_too_conservativecalculativeriskaverse/
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