Answers / Renting out
Should I rent out or sell my house?
Direct answer
In Shenandoah, houses and townhouses leased at a median $4,375 a month across 92 leases, with a median 46 days to lease, in the 12 months to September 28, 2026. In the same window 113 sold at a median $930,000 in a median 62 days. Federal tax rules differ for the two paths.
Miami MLS closed leases and closed sales, houses and townhouses inside Shenandoah's civic boundary, 12 months to September 28, 2026. Tax rules: 26 U.S.C. §121 and IRS Publication 523, checked October 29, 2026. Method
What are the numbers behind it?
| Shenandoah, 12 months to September 28, 2026 | Closed | Median price | Median days on market |
|---|---|---|---|
| Leases | 92 | $4,375 a month | 46 |
| Sales | 113 | $930,000 | 62 |
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
How does renting affect the tax exclusion on a sale?
Under federal law, a seller can exclude up to $250,000 of gain on a principal residence ($500,000 on a joint return if the conditions are met), if the owner owned and used it as a main home for periods totaling 2 years or more in the 5 years ending on the sale date. Gain tied to periods after 2008 when the owner did not use the house as a main home is not excludable, with exceptions, and depreciation claimed or allowable after May 6, 1997 is recaptured. A tax professional or real estate attorney confirms how this applies to one property.
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