The biggest variables are sale price, broker commission, transfer taxes, capital gains tax treatment, and mortgage payoff amount. A $50,000 price difference matters less than it appears once you factor in the marginal tax impact. Run scenarios with and without §121 exclusion, with different commission structures, and at various price points. Your attorney and CPA should model at least three net proceeds scenarios before you finalize your listing strategy.
From the seller playbook: Net Proceeds Modeling Under Multiple Tax Scenarios
This is general information, not legal, tax or accounting advice. Every situation is different. Talk to a licensed attorney, accountant or tax professional before you act.
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