To sell now, or wait for apreciaciatiom to go up?

[Maria Luna]

Hello guys, I’m looking for some advice on whether to sell my house or not. So, I have a single family house where I’m currently living. I still owe 171k on my mortgage. The house value is estimated at 266k currently. And is forecast to go up on appreciation By 7.7% By Next Year. I Been thinking about selling it and investing wherever money I get left after paying off my mortgage, on a multifamily, lIke a four unit. The area where the house is has been growing like crazy and they keep building more and more businesses around here. So, idk if I should just keep it for the appreciation and rent it out, or sell it. If I rent it out, I’ll cash flow about $100 per month after all expenses are paid. Any suggestions??

[Dave Foster]

@Ned Carey, Since it's her primary residence a 1031 wouldn't qualify.  That is only for investment property.  So a key point of consideration would be whether @Maria Luna has lived in the property for at least 2 years so she could qualify for the tax free primary residence exemption.  If not then I'd absolutely stay in it until the money was tax free.  If she wants to get a four plex now a heloc would be one way of doing that.  Going that route gets her the best of both worlds - she'll end up with tax free money from the sale, and capturing appreciation both on that place and the new place.

If she's already lived in it long enough then other considerations would come into play.  But she could kick the can down the road and rent that property out for a time (as long as she sells  before 3 years have passed) and still qualify for the tax free sale.