About Should I Stay or Sell

Should I Stay or Sell is a set of free home-selling calculators built around one idea the other calculators skip: your current mortgage rate is an asset, and selling means giving it up. The tools here price that trade honestly.

The tools

• Stay-or-Sell Decider — compares keeping your home, selling and investing, and selling and buying again over 1–10 years, with every assumption visible and editable.
• Net Proceeds Calculator — what you actually keep from a sale, itemized: payoff, commissions, closing costs, repairs, concessions, tax.
• Capital Gains Checker — the federal tax on a home sale, including the §121 exclusion for homeowners who pass the 2-of-5-year tests.

Where the numbers come from

Today's mortgage-rate defaults are the Freddie Mac Primary Mortgage Market Survey (PMMS) national averages, labeled on the calculators with their survey week (currently week ending October 15, 2026: 30-year fixed 7.40%, 15-year fixed 6.71%). Tax rules follow IRS Topic No. 701 and Publication 523. Everything else — appreciation, investment returns, rents, maintenance — is an assumption you set, shown on the page and changeable in place. Nothing here is a prediction, and every result is an estimate under your assumptions, not financial or tax advice.

How the site treats your numbers

Every calculation runs in your browser, on your device. Your figures are never transmitted, saved, or shared. See the privacy policy for the details.

Publisher

Should I Stay or Sell is published by The Agency LLC of Snohomish, Washington. Questions or a correction: see the contact page.