Should I sell now or wait?

It depends on the home you are selling and the one you plan to buy. For a typical move-up, selling a smaller home and buying a larger one, the math often favors selling now, because the more expensive next home appreciates in more dollars than your current home while you wait, and you pay carrying costs the whole time. For a right-size or sell-only move, the math is closer and waiting sometimes wins. Run it with both a low and a high appreciation assumption and see whether your answer changes.

No one knows, and this tool does not predict it. The rate-forecast fields are assumptions you can edit, prefilled from published reference tracks, a Fannie Mae and Mortgage Bankers Association blend, as of the date shown, not a promise of where rates will go. Twelve- and twenty-four-month forecasts carry wide error bands and get revised often. If your plan to sell depends on a rate cut no one has forecast, treat that as a hope, not a plan.

For each timeline, now, six months, twelve months, and twenty-four months, it appreciates both your current home and your next home forward at the rate you choose, takes your sale price minus your loan payoff and selling costs to get your real net proceeds, uses that as your down payment, and prices the new loan at the forecast rate for that point. It then compares each waiting scenario against selling today across net proceeds, the next home's higher price, and the carrying costs you pay while you wait, and reports the net difference.

It works from your real net proceeds, your sale price minus your loan payoff, agent commissions, and title and closing costs, then nets the change against the higher price of your next home and the carrying costs, taxes, insurance, any HOA, and maintenance, you pay while you wait. Commissions are negotiable and the defaults are editable. It still excludes capital-gains tax and moving expenses. For a primary residence sold under the federal exclusion the gain is often shielded, but for investment property or anything unusual, talk to a CPA.

No. Every rate and the appreciation rate are editable assumptions with defaults drawn from dated, published reference figures. They are starting points you can change, not a forecast, an offer, or a commitment to lend. Your actual rate depends on your credit, the property, and market conditions when you lock.

That is a different decision with its own math, bridge financing, double payments, and timing risk on the sale. Reach out and we can walk through it together. Scott is licensed in both real estate and mortgage lending but takes only one role on any single transaction, never both on the same home, and you are always free to choose your own agent and your own lender.