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Moving on? Should you sell it, or rent it out?

Most people decide this on gut feel. Two numbers actually decide it: what your trapped equity earns as a rental versus anywhere else, and a tax clock almost nobody checks that can quietly cost tens of thousands. We run both.

⏱ If you’ve lived there 2 of the last 5 years, up to $250k–$500k of gain can be tax-free, but only for about 3 years after you move out. Rent past the window and the exclusion is gone.

Property address used once for value + rent estimates

Estimate value + rent (live lookup), or enter your own numbers from Zillow/Rentometer.

Estimated current value

Estimated monthly rent

Mortgage balance enter 0 if paid off

Total monthly payment PITI incl. tax & insurance. If paid off: monthly tax + insurance

HOA / other fixed monthly optional

Management

Lived here 2 of the last 5 years?

Move-out date past or planned; drives the tax clock

What did you pay for it? optional; sizes the tax-free gain at stake

Educational tool, not financial or tax advice.

⏱ Your tax-free-gain clock

The numbers behind the verdict

Your next step

If you’re keeping it as a rental

Two things first-time landlords skip: your homeowner’s policy likely won’t cover a tenant-occupied property (you need landlord insurance), and if you’d rather not take 10pm maintenance calls, price management before you commit.

If you’re selling

Agent quality moves your net by more than any other selling decision. Interview at least 2–3; pricing strategy and marketing plans vary widely for the same commission.

💡 Turning it into a rental with a mortgage on it? If you’re paying PMI, cancel it before you become a landlord; it’s pure margin. Run the free PMI check →

Estimates, not advice, and landlording is a job, not just a spreadsheet. Local rental licensing rules and HOA rental caps can veto everything above; check both before deciding. Tax figures are rough illustrations; confirm §121 specifics with a tax professional.