Not before summer 2027 (Mia's graduation). Immediate sale prices Jason out of Marin, destabilizes kids' access. House is 20 years old, needs significant prep work. Jason working 14+ hrs/day — no bandwidth for repairs/showings. Acceptable paths: deferred sale post-graduation, buyout feasibility gate (appraisal + refi by date X, list by date Y if infeasible), rent-back if earlier sale. Capital gains claim ($90K) needs CPA verification — divorce occupancy rules may preserve exclusion.
List by May 1, 2026. Sell by end of 2026. Claims ~$90K capital gains hit if sold after May 2027 or divorce finalizes before sale (loss of $250K married filing joint exclusion). Argued at hearing that no kids live at Jason's house, therefore sell.
Community property with ~$1.17M equity. Options: sell & split, one buys out the other, or other arrangement.