Real Estate
REAL ESTATE DECISION LAB — compare KEEP NC with SELL NC / BUY a replacement home from the same FCC baseline. Scenario changes remain isolated until adopted.
SIMULATION ONLY — LIVE FCC ASSUMES NC HOUSE RETAINED
KEEP is the official Live FCC cash flow. SELL / BUY is calculated here for comparison only and cannot change Live Cash Flow until you explicitly adopt the plan.
Sell NC House vs Keep NC House — Financial Decision
This is the primary real-estate decision. Both scenarios start from the exact Executive Command Center cash-flow baseline. KEEP continues the NC mortgage and current housing expenses. SELL removes the NC mortgage/property-tax/home-insurance lines after closing, adds replacement-home costs, and keeps investment growth separate from spendable operating income.
SELL / BUY IS FINANCIALLY STRONGER
This is the result of the current FCC assumptions, not a guarantee of future market values. The model compares sustainable cash flow, liquid financial assets and portfolio longevity. Total net worth is shown separately below.
Purchase-Date Reconciliation — Why Financial Assets Change
This is the audit bridge behind the purchase-date advantage and the large change that can appear between nearby horizon rows. The home sale is a capital transaction: mortgage and transaction costs are paid, the replacement home is purchased, and any remainder is returned to the portfolio.
| Expected NC sale price | $1,900,000 |
| Mortgage payoff at sale | - $674,001 |
| Net selling / closing costs | - $63,075 |
| Net NC sale proceeds | $1,162,924 |
| Replacement home + buyer costs + transition / retrofit | - $1,000,720 |
| Amount returned to investments / cash | $162,203 |
| KEEP NC financial assets at canonical purchase month | $1,876,160 |
| SELL / BUY financial assets at canonical purchase month | $2,055,471 |
| SELL / BUY advantage at purchase | $179,310 |
Financial Assets vs Total Net Worth
Financial assets measure retirement liquidity. Total net worth adds estimated home equity. Property values are held constant here — no appreciation is assumed. KEEP uses Current Home Value (or expected sale price if current value is blank) less the projected mortgage. SELL uses replacement-home price less any replacement mortgage.
| Horizon | KEEP Financial Assets | KEEP Home Equity | KEEP Total Net Worth | SELL Financial Assets | SELL Home Equity | SELL Total Net Worth | SELL Net-Worth Advantage |
|---|---|---|---|---|---|---|---|
| Purchase date | $1,876,160 | $627,018 | $2,503,178 | $2,055,471 | $1,000,000 | $3,055,471 | $552,293 |
| 1 year | $1,881,889 | $627,018 | $2,508,906 | $1,886,090 | $1,000,000 | $2,886,090 | $377,184 |
| 2 years | $1,810,353 | $639,494 | $2,449,846 | $1,992,823 | $1,000,000 | $2,992,823 | $542,977 |
| 5 years | $1,491,456 | $679,851 | $2,171,307 | $1,780,373 | $1,000,000 | $2,780,373 | $609,066 |
| 10 years | $835,197 | $758,054 | $1,593,252 | $1,299,989 | $1,000,000 | $2,299,989 | $706,738 |
| 15 years | $87,701 | $852,358 | $940,058 | $726,181 | $1,000,000 | $1,726,181 | $786,123 |
| 20 years | -$4,599 | $966,076 | $961,476 | $68,033 | $1,000,000 | $1,068,033 | $106,557 |
Break-Even Matrix — NC Sale Price vs Replacement-Home Price
This is a sensitivity estimate around the current full simulation. It adjusts the current 10-year result for incremental sale proceeds, replacement-home cost, destination property-tax / insurance carrying cost, brokerage recovery and the modeled portfolio yield. It does not replace a full Save & Recalculate for a specific scenario.
| NC Sale Price ↓ / New Home → | $900,000 | $1,000,000 | $1,100,000 | $1,200,000 |
|---|---|---|---|---|
| $1,700,000 | SELL 10-yr: $346,120 Annual: $2,532 | MIXED 10-yr: $189,821 Annual: -$2,511 | MIXED 10-yr: $33,522 Annual: -$7,554 | KEEP 10-yr: -$122,777 Annual: -$12,597 |
| $1,800,000 | SELL 10-yr: $483,605 Annual: $5,975 | SELL 10-yr: $327,306 Annual: $932 | MIXED 10-yr: $171,007 Annual: -$4,111 | MIXED 10-yr: $14,708 Annual: -$9,154 |
| $1,900,000 | SELL 10-yr: $621,091 Annual: $9,418 | SELL 10-yr: $464,792 Annual: $4,375 CURRENT PLAN | MIXED 10-yr: $308,493 Annual: -$668 | MIXED 10-yr: $152,194 Annual: -$5,711 |
| $2,000,000 | SELL 10-yr: $758,576 Annual: $12,862 | SELL 10-yr: $602,278 Annual: $7,818 | SELL 10-yr: $445,979 Annual: $2,775 | MIXED 10-yr: $289,680 Annual: -$2,268 |
R53 Property Appreciation & Total Net Worth
Home appreciation is now explicit rather than silently fixed at 0%. These are planning assumptions, not forecasts. Enter 0% at any time for the conservative no-appreciation stress case.
| Horizon | KEEP Financial | KEEP Home Value | KEEP Home Equity | KEEP Total Net Worth | SELL Financial | SELL Home Value | SELL Home Equity | SELL Total Net Worth | SELL Net-Worth Advantage |
|---|---|---|---|---|---|---|---|---|---|
| 1 year | $1,881,889 | $1,339,000 | $666,018 | $2,547,906 | $1,886,090 | $1,030,000 | $1,030,000 | $2,916,090 | $368,184 |
| 2 years | $1,810,353 | $1,379,170 | $718,664 | $2,529,016 | $1,992,823 | $1,060,900 | $1,060,900 | $3,053,723 | $524,707 |
| 5 years | $1,491,456 | $1,507,056 | $886,908 | $2,378,363 | $1,780,373 | $1,159,274 | $1,159,274 | $2,939,647 | $561,284 |
| 10 years | $835,197 | $1,747,091 | $1,205,146 | $2,040,343 | $1,299,989 | $1,343,916 | $1,343,916 | $2,643,906 | $603,563 |
| 15 years | $87,701 | $2,025,358 | $1,577,715 | $1,665,416 | $726,181 | $1,557,967 | $1,557,967 | $2,284,148 | $618,732 |
| 20 years | -$4,599 | $2,347,945 | $2,014,020 | $2,009,421 | $68,033 | $1,806,111 | $1,806,111 | $1,874,144 | -$135,276 |
Financial-Asset Change Reconciliation
This table explains the movement between horizon points directly from the central simulation. Investment withdrawals are shown for transparency but are not subtracted again: they are transfers from portfolio to cash used to fund expenses. "Other model effects" is the residual required to reconcile exactly to the observed ending financial assets.
Starting assets $1,780,373 + investment earnings $20,843 + other spendable income $59,134 - expenses / tax $560,361 + other model effects $0 = ending assets $1,299,989.
| Interval | Scenario | Starting Assets | Investment Earnings | Other Spendable Income | Expenses + Tax | Investment Withdrawals | Unmet Cash Need | Other Model Effects | Observed Change | Ending Assets |
|---|---|---|---|---|---|---|---|---|---|---|
| 1 year → 2 years | KEEP | $1,881,889 | + $22,850 | + $10,330 | - $104,717 | $0 | $0 | + $0 | - $71,536 | $1,810,353 |
| 1 year → 2 years | SELL | $1,886,090 | + $22,850 | + $10,330 | - $98,476 | $0 | $0 | + $172,028 | + $106,733 | $1,992,823 |
| 2 years → 5 years | KEEP | $1,810,353 | + $57,720 | + $32,414 | - $409,031 | $0 | $0 | + $0 | - $318,897 | $1,491,456 |
| 2 years → 5 years | SELL | $1,992,823 | + $57,720 | + $32,414 | - $302,583 | $0 | $0 | - $0 | - $212,450 | $1,780,373 |
| 5 years → 10 years | KEEP | $1,491,456 | + $20,843 | + $59,134 | - $736,236 | $0 | $0 | + $0 | - $656,258 | $835,197 |
| 5 years → 10 years | SELL | $1,780,373 | + $20,843 | + $59,134 | - $560,361 | $0 | $0 | + $0 | - $480,384 | $1,299,989 |
| 10 years → 15 years | KEEP | $835,197 | + $0 | + $66,248 | - $813,744 | $0 | $0 | - $0 | - $747,496 | $87,701 |
| 10 years → 15 years | SELL | $1,299,989 | + $0 | + $66,248 | - $640,056 | $0 | $0 | - $0 | - $573,808 | $726,181 |
| 15 years → 20 years | KEEP | $87,701 | + $0 | + $8,234 | - $100,534 | $0 | $261,863 | + $0 | - $92,300 | -$4,599 |
| 15 years → 20 years | SELL | $726,181 | + $0 | + $74,296 | - $732,444 | $166,027 | $0 | - $0 | - $658,148 | $68,033 |
$56,518Click to reconcile the true monthly operating gaps through the NC closing date
Source: central KEEP-NC simulation through the planned NC sale date. Spendable income is recurring income plus investment income actually paid out. Operating expenses are essential expenses, flexible expenses and tax reserve. Investment withdrawals are shown separately because they may include liquidity-reserve funding and therefore are not used to define this KPI.
| Month | Spendable Income | Operating Expenses | Operating Gap | Actual Investment Withdrawals |
|---|---|---|---|---|
| Aug 2026 | $7,767 | $12,204 | $4,437 | $45,877 |
| Sep 2026 | $7,615 | $12,201 | $4,586 | $4,660 |
| Oct 2026 | $7,601 | $12,216 | $4,614 | $4,689 |
| Nov 2026 | $7,587 | $12,230 | $4,643 | $4,717 |
| Dec 2026 | $7,573 | $11,845 | $4,271 | $0 |
| Jan 2027 | $6,055 | $11,678 | $5,624 | $0 |
| Feb 2027 | $6,056 | $11,695 | $5,639 | $0 |
| Mar 2027 | $6,058 | $11,711 | $5,654 | $0 |
| Apr 2027 | $6,059 | $11,728 | $5,668 | $0 |
| May 2027 | $6,061 | $11,744 | $5,683 | $0 |
| Jun 2027 | $6,062 | $11,761 | $5,698 | $0 |
| Total | $74,495 | $131,013 | $56,518 | $59,943 |
The operating-gap total is the amount relevant to the Real Estate pre-sale cash-flow comparison. The withdrawal column is an audit of the cash engine and can be larger when FCC is restoring the protected liquidity reserve.
$1,876,160Click to reconcile KEEP NC at the canonical purchase month
Source: central FCC simulation. This is total financial assets for the same replacement-home purchase month used by SELL / BUY.
| Canonical purchase month | August 2027 |
| KEEP NC total financial assets | $1,876,160 |
$2,055,471Click to reconcile SELL / BUY at the canonical purchase month
Source: central FCC simulation. The property transaction audit below explains the sale and replacement-home components; this headline value remains the authoritative purchase-month total financial assets.
| Canonical purchase month | August 2027 |
| SELL / BUY total financial assets | $2,055,471 |
| KEEP NC total financial assets | $1,876,160 |
| SELL advantage | $179,310 |
$179,310Click to verify SELL / BUY minus KEEP NC
| SELL / BUY total financial assets | $2,055,471 |
| Less: KEEP NC total financial assets | $1,876,160 |
| SELL advantage | $179,310 |
System Cash-Flow Reconciliation
Real Estate now starts from the same current forecast month used by the Executive Command Center. A scenario may change expenses after the sale, but it cannot redefine your starting income, expenses, or shortfall.
| Canonical Measure | Monthly | Annual Run Rate |
|---|---|---|
| Spendable income | $7,767 | $93,200 |
| Household expenses | $11,760 | $141,120 |
| Tax reserve | $444 | $5,322 |
| Total expenses | $12,204 | $146,442 |
| Current surplus / gap | -$4,437 | -$53,242 |
Income policy: Spendable cash income only; reinvested investment growth is not operating income.
Retirement Cushion — GA vs TN
The goal is to determine whether selling the NC house and buying the replacement home improves annual cash flow and slows depletion of investment principal. The replacement-home property tax and homeowners insurance are shown separately.
$2,055,471Same canonical purchase-month balance — click to audit the property transaction components
Property Transaction Cost Audit
This table explains the property transaction inputs only. It is not a second forecast balance. The canonical SELL / BUY balance is the central simulation's total financial assets for the same purchase month shown above.
| Existing investment accounts | $1,924,000 |
| CD FNBC | $456,000 |
| CITI Money Market | $600,000 |
| Insurance 1 | $150,000 |
| Investment 4 | $220,000 |
| Investment 6 | $150,000 |
| Retairment | $220,000 |
| Retairment | $110,000 |
| Savings CITI | $18,000 |
| Property Transaction Bridge | |
| Expected NC sale price | $1,900,000 |
| Less mortgage payoff | -$674,001 |
| NC excise / revenue-stamp tax | -$3,800 |
| NC seller title / payoff / cure fee | -$500 |
| NC seller HOA / resale / statement fee | -$350 |
| NC seller attorney / closing attorney fee | -$1,425 |
| Less net selling costs after commission recovery and attorney fee | -$63,075 |
| Net NC sale proceeds | $1,162,924 |
| Replacement-home price | -$1,000,000 |
| Buyer transfer / recordation tax | -$0 |
| Buyer title search / title exam | -$500 |
| Owner's title insurance | -$3,500 |
| Deed / recording / filing fee | -$300 |
| Survey | -$1,000 |
| Inspection / due diligence | -$750 |
| Financing tax / mortgage recording charge | -$0 |
| Lender / loan fees | -$0 |
| Buyer attorney / closing attorney fee | -$1,500 |
| Buyer closing costs less buyer-side commission recovery | +$22,450 |
| Temporary housing | -$2,037 |
| Storage | -$1,133 |
| Moving out | -$10,000 |
| Moving in | -$10,000 |
| Transportation | -$0 |
| Other transition costs | -$0 |
| Retrofit / improvements | -$0 |
| Net amount remaining after sale + replacement purchase | $162,203 |
| Canonical KEEP NC total financial assets at purchase date | $1,876,160 |
| Canonical SELL / BUY total financial assets at purchase date | $2,055,471 |
| SELL advantage at the same purchase date | $179,310 |
| Destination | Home Price | Property Tax / Yr | Home Insurance / Yr | Total Annual Expenses | Annual Net Cash Flow | Annual Advantage vs Keep NC | Annual Principal Depletion |
|---|---|---|---|---|---|---|---|
| GA | $1,000,000 | $10,000 | $6,000 | $91,255 | $1,945 Income minus recurring expenses | $6,320 Better/worse annual cash flow vs Keep NC | $0 0.00% of investment base / year |
| TN | $1,000,000 | $7,000 | $6,000 | $88,255 | $4,945 Income minus recurring expenses | $9,320 Better/worse annual cash flow vs Keep NC | $0 0.00% of investment base / year |
Long-Term Impact If Annual Savings Stay Invested
This is separate from principal depletion. If selling improves annual cash flow and that annual advantage is retained in the portfolio, SFC estimates the additional portfolio value below using the current modeled investment yield.
| Destination | Annual Cash-Flow Advantage | 5-Year Potential Portfolio Advantage | 10-Year Potential Portfolio Advantage | 20-Year Potential Portfolio Advantage |
|---|---|---|---|---|
| GA | $6,320 | $34,454 | $77,030 | $194,659 |
| TN | $9,320 | $50,808 | $113,594 | $287,060 |
What would eliminate the shortfall?
GA
Budget balanced without principal depletion.
TN
Budget balanced without principal depletion.
These housing comparisons use SFC's current GA/TN property-tax and homeowners-insurance assumptions at the same replacement-home price. One-time moving, storage, transition and retrofit costs remain outside recurring annual expenses.
| Annual Operating Measure | Keep NC | Sell & Move | Improvement |
|---|---|---|---|
| Spendable cash income (incl. paid-out investment income) ▼ | $93,200 | $93,200 | $0 |
| Total expenses incl. federal tax reserve ▼ | $97,575 | $91,255 | $6,320 |
| Principal shortfall required ▼ | $4,375 | $0 | $4,375 |
| Budget balanced without principal? ▼ | NO | YES | SELL BALANCES |
| Actual portfolio withdrawals in next 12 months ▼ | $0 | $0 | $0 |
| Portfolio lasts until age ▼ | 86.5 | 91.4 | 4.9 years |
Brokerage Credits Used in the Move
NC listing-side commission recovered: $57,000 (6.00% total × 50.00% listing-side share)
GA buyer-side commission recovered: $30,000 (6.00% total × 50.00% buyer-side share)
Total brokerage recovered to offset transaction / moving costs: $87,000
One-time move / transition / retrofit costs: $23,170 — shown separately and not included in recurring annual operating expenses.
Total Financial Assets by Horizon
| Horizon | Keep NC | Sell & Move | Sell Advantage / Disadvantage |
|---|---|---|---|
| 1 year | $1,881,889 | $1,886,090 | $4,202 |
| 2 years | $1,810,353 | $1,992,823 | $182,470 |
| 5 years | $1,491,456 | $1,780,373 | $288,918 |
| 10 years | $835,197 | $1,299,989 | $464,792 |
| 15 years | $87,701 | $726,181 | $638,480 |
| 20 years | -$4,599 | $68,033 | $72,633 |
The sale-date delay analysis below is secondary. A positive short-term delay number does not mean keeping the NC house indefinitely is better; the table above is the direct Sell-vs-Keep comparison.
Dates & Replacement Home
NC Mortgage
The payoff is calculated automatically for the selected NC closing date. If the saved payment is blank, FCC uses $3,125 per month.
Mortgage Schedule
Monthly payment, principal, interest and projected balance. The sale payoff above uses the selected closing date.
| Month | Payment | Principal | Interest | Balance |
|---|---|---|---|---|
| Aug 2026 | $3,125 | $984 | $2,141 | $684,016 |
| Sep 2026 | $3,125 | $987 | $2,138 | $683,028 |
| Oct 2026 | $3,125 | $991 | $2,134 | $682,038 |
| Nov 2026 | $3,125 | $994 | $2,131 | $681,044 |
| Dec 2026 | $3,125 | $997 | $2,128 | $680,047 |
| Jan 2027 | $3,125 | $1,000 | $2,125 | $679,047 |
| Feb 2027 | $3,125 | $1,003 | $2,122 | $678,044 |
| Mar 2027 | $3,125 | $1,006 | $2,119 | $677,038 |
| Apr 2027 | $3,125 | $1,009 | $2,116 | $676,029 |
| May 2027 | $3,125 | $1,012 | $2,113 | $675,017 |
| Jun 2027 | $3,125 | $1,016 | $2,109 | $674,001 |
| Jul 2027 | $3,125 | $1,019 | $2,106 | $672,982 |
| Aug 2027 | $3,125 | $1,022 | $2,103 | $671,960 |
| Sep 2027 | $3,125 | $1,025 | $2,100 | $670,935 |
| Oct 2027 | $3,125 | $1,028 | $2,097 | $669,907 |
| Nov 2027 | $3,125 | $1,032 | $2,093 | $668,875 |
| Dec 2027 | $3,125 | $1,035 | $2,090 | $667,841 |
| Jan 2028 | $3,125 | $1,038 | $2,087 | $666,803 |
| Feb 2028 | $3,125 | $1,041 | $2,084 | $665,761 |
| Mar 2028 | $3,125 | $1,044 | $2,081 | $664,717 |
| Apr 2028 | $3,125 | $1,048 | $2,077 | $663,669 |
| May 2028 | $3,125 | $1,051 | $2,074 | $662,618 |
| Jun 2028 | $3,125 | $1,054 | $2,071 | $661,564 |
| Jul 2028 | $3,125 | $1,058 | $2,067 | $660,506 |
| Aug 2028 | $3,125 | $1,061 | $2,064 | $659,445 |
| Sep 2028 | $3,125 | $1,064 | $2,061 | $658,381 |
| Oct 2028 | $3,125 | $1,068 | $2,057 | $657,313 |
| Nov 2028 | $3,125 | $1,071 | $2,054 | $656,243 |
| Dec 2028 | $3,125 | $1,074 | $2,051 | $655,168 |
| Jan 2029 | $3,125 | $1,078 | $2,047 | $654,091 |
| Feb 2029 | $3,125 | $1,081 | $2,044 | $653,010 |
| Mar 2029 | $3,125 | $1,084 | $2,041 | $651,925 |
| Apr 2029 | $3,125 | $1,088 | $2,037 | $650,838 |
| May 2029 | $3,125 | $1,091 | $2,034 | $649,747 |
| Jun 2029 | $3,125 | $1,095 | $2,030 | $648,652 |
| Jul 2029 | $3,125 | $1,098 | $2,027 | $647,554 |
Brokerage & Closing Costs
| Planning Item | Suggested Amount |
|---|---|
| NC seller attorney / closing attorney | $1,425 |
| NC seller title / payoff / cure | $500 |
| NC seller HOA / resale / statement | $350 |
| GA buyer attorney / closing attorney | $1,500 |
| Buyer title search / title exam | $500 |
| Owner's title insurance allowance | $3,500 |
| Deed / recording / filing allowance | $300 |
| Survey allowance | $1,000 |
| Inspection / due diligence allowance | $750 |
Enter percentages naturally: 6 means 6%, and 50 means 50%. For a standard 6% total commission split equally between the two sides, enter NC Total Commission = 6 and NC Listing-Side Share = 50. On the Georgia purchase, enter GA Total Commission = 6 and GA Buyer-Side Share = 50. SFC then recovers 3% of the NC selling price as listing agent and 3% of the GA purchase price as buyer's agent. Closing-cost percentages also accept natural values such as 1 for 1%.
SFC now separates the major closing-cost categories below. Use the Seller/Buyer Other Closing Cost % only for costs NOT already entered as a separate line, so the same expense is not counted twice.
NC seller excise / revenue-stamp tax: $3,800 (auto from sale price)
GA buyer transfer / recordation tax: $0 (automatic state rule)
GA financing tax / mortgage-recording charge: $0 (cash purchase / no financing charge)
Transition & Retrofit
Storage automatically runs from 7 days before the NC sale through 1 month after the new- home closing. Temporary housing runs between closings.
New Home Retrofit / Setup
NC Sale Proceeds Breakdown
| Expected NC Sale Price | $1,900,000 |
| Mortgage Payoff at Closing | - $674,001 |
| Gross Seller-Side Broker Commission | - $114,000 |
| Listing-Side Commission Recovered | + $57,000 |
| Other NC Seller Closing Costs | - $0 |
| NC Excise / Revenue Stamp Tax | - $3,800 |
| NC Seller Title / Payoff / Cure Fee | - $500 |
| NC Seller HOA / Resale / Statement Fee | - $350 |
| NC Seller Attorney / Closing Attorney Fee | - $1,425 |
| Net Selling / Closing Costs | - $63,075 |
| Net NC Sale Proceeds | $1,162,924 |
New Home + Transition Allocation
| Net NC Sale Proceeds | $1,162,924 |
| Replacement Home | - $1,000,000 |
| Other GA Buyer Closing Costs | - $0 |
| GA Buyer Attorney / Closing Attorney Fee | - $1,500 |
| GA Buyer Transfer / Recordation Tax | - $0 |
| Title Search / Title Exam | - $500 |
| Owner's Title Insurance | - $3,500 |
| Deed / Recording / Filing Fee | - $300 |
| Survey | - $1,000 |
| Inspection / Due Diligence | - $750 |
| Financing Tax / Mortgage Recording Charge | - $0 |
| Lender / Loan Fees | - $0 |
| Buyer-Side Commission Recovered | + $30,000 |
| Net Buying / Closing Costs | + $22,450 |
| Transition Costs | - $23,170 |
| Retrofit / Setup | - $0 |
| Remaining Amount Added to Investments / Cash | $162,203 |
Closing Date — Carry Cost & Portfolio Withdrawal Impact
Moving the NC closing date changes how many months you continue paying the mortgage and other NC ownership costs. A later closing adds carrying months; an earlier closing removes them. Mortgage principal is separated because it lowers the payoff at sale and is not a permanent expense.
Show month-by-month closing-date impact
| Month | Mortgage Payment | Principal | Interest | Other NC Carry | Cash Outflow | Net Cost |
|---|---|---|---|---|---|---|
| May 2027 | $103 | $33 | $69 | $75 | $177 | $144 |
| Jun 2027 | $3,080 | $998 | $2,082 | $2,240 | $5,320 | $4,322 |
| Total | $6,250 | $2,028 | $4,222 | $4,300 | $10,550 | $8,522 |
Positive amounts mean the selected closing date costs more than May 31, 2027. Negative amounts mean it saves money versus the benchmark.