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Fundamento

When to sell your home

Selling because you're moving cities, right-sizing, or genuinely cannot afford the home — almost always right. Selling "because the market is at a peak" — almost always wrong. Markets are peaks and bottoms only in retrospect.

For most people, the choice isn't "should I sell" but "when do I sell, once I've decided to." Once the decision is made, do it efficiently: a competent agent, correct pricing, staging, and responsiveness beat trying to wait for an ideal number.

The IRS §121 primary-residence exclusion is one of the most generous tax exemptions ordinary households can use: up to $250K of gain ($500K married filing jointly) is tax-free if you've owned and lived there 2 of the past 5 years. Don't sell at year-1.9 of ownership if you're close to the threshold — wait the few months.

If you're selling to upgrade, run both transactions side by side. The transaction-cost drag of selling and buying in the same market is roughly 8–12% combined. Make sure the lifestyle gain is worth it.

#sell#timing

Related answers

Buying & owning your home

Renting vs. buying — which one actually wins

There is no universal answer. Buying tends to win when you'll stay 5+ years, can put 20% down, and the price-to-rent ratio is under 18. Renting wins when the horizon is short, the market's ratio is above 25, or you can't put 20% down without depleting savings.

 Buying & owning your home

Home equity — building it, tapping it, protecting it

Equity grows two ways: paying down principal, and the home appreciating. You can tap it through cash-out refinance (long-term, fixed-rate), a HELOC (short-term, variable), or a home equity loan (fixed, lump-sum). All three re-leverage your house — use them sparingly.

 Buying & owning your home

When to refinance — the 0.5%–1% rule

Refinance when the new rate is at least 0.5–1.0 percentage points below your current rate, AND you'll stay in the home long enough to recoup closing costs (typically 18–36 months).

 Buying & owning your home

The home buying process — and what surprises people

From offer to keys is typically 30–45 days. The non-obvious cost surprises: closing costs (2–5% of price), prepaid escrow (months of taxes + insurance held by the lender), home inspection ($400–$700), appraisal ($500–$800), title insurance ($1K–$3K), moving costs. Budget 4–6% above the down payment.