Answers / Selling
How much will I net after selling?
Direct answer
At the $930,000 Shenandoah median sale price, deed stamps take $5,580 and each 1% of commission takes $9,300. Mortgage payoff, prorated taxes and title charges depend on the seller's own loan and contract. Net proceeds equal the price minus those lines, so no single net figure applies to every Shenandoah seller.
Miami MLS closed sales, houses and townhouses inside Shenandoah's civic boundary, 12 months to September 28, 2026 (113 sales). Doc stamps from the Florida Department of Revenue. Commission from NAR. Capital gains exclusion from IRC §121 and IRS Publication 523. A tax adviser confirms the tax result for one sale. Method
What are the numbers behind it?
| Line | Amount at $930,000 | Set by |
|---|---|---|
| Sale price | $930,000 | Contract |
| Deed doc stamps (Miami-Dade, single-family) | $5,580 | $0.60 per $100 |
| Price after doc stamps | $924,420 | Arithmetic |
| Agent commission | Each 1% = $9,300 | Negotiable |
| Mortgage payoff | The seller's own balance | The loan |
| Property taxes | Prorated at closing | Contract |
| Title, tax and lien searches | Capped at the contract amount | Contract |
| Federal tax on gain | $250,000 of gain excluded ($500,000 on a joint return) when the rules are met | IRC §121 |
Source: SEFMLS / MIAMI REALTORS®, September 27, 2022 through September 28, 2026. Data is deemed reliable but is not guaranteed accurate by the MLS and may not reflect all real estate activity in the market. Totals and medians only, no client names or addresses. Properties counted were listed or sold by various MLS participants, not necessarily by Gatien Salaun or Coldwell Banker Realty.
In more detail
What does the capital gains exclusion require?
In the 5 years before the sale, the seller must have owned the home and used it as a principal residence for periods totaling 2 years or more. The $500,000 amount applies on a joint return when either spouse meets the ownership test, both meet the use test, and neither used the exclusion within 2 years.
Does renting the house out change it?
Gain allocated to periods after 2008 when the home was not the owner's main home is not excludable, with exceptions. Depreciation claimed or allowable after May 6, 1997 is recaptured and cannot be excluded.
How was this counted?
Counted from the same MLS data as every figure on this site, for the stated window and boundary. Medians are withheld below 5 closings.
Canonical facts: Boundary