{"version":"1.0","type":"stack","id":"f62d6a2e-ec21-460f-9719-6232c65ae715","url":"https://stacklist.com/c/home/stack/f62d6a2e-ec21-460f-9719-6232c65ae715","title":"Selling Your Home in Jacksonville, Florida: A Seller's Guide","description":"This guide brings a closing-focused approach to the seller's side of a Northeast Florida transaction, from pricing to the tax paperwork at closing, across Duval, St. Johns, and Clay Counties.","privacy":"public","created_at":"2026-07-23T06:12:23.683Z","updated_at":"2026-07-23T06:28:32.777Z","author":{"username":"michael-rudowitz","name":"Michael Rudowitz","url":"https://stacklist.com/michael-rudowitz","type":"person"},"category":{"id":"home","name":"home","url":"https://stacklist.com/c/home"},"items":[{"id":"ded77d55-0ade-47dc-8bec-be0b692392b4","position":1,"title":"IRS Topic 701: Sale of Your Home","url":"https://www.irs.gov/taxtopics/tc701","note":"The official IRS guidance on the $250,000/$500,000 capital gains exclusion for a primary residence sale, including the ownership and use tests. Essential reading for any Northeast Florida seller before they list.","image":{"url":"https://ucarecdn.com/868aa228-7ab7-405a-8d90-6974fe091195/","alt":"IRS Topic 701: Sale of Your Home","width":679,"height":452},"direct_link":"https://stacklist.com/card/ded77d55-0ade-47dc-8bec-be0b692392b4","created_at":"2026-07-23T06:12:44.035Z","updated_at":null,"aco":{"summary":"Topic 701 covers the $250,000/$500,000 home sale tax exclusion available to homeowners who meet ownership and use tests within a 5-year period. The content explains eligibility requirements, reporting obligations, special suspensions for military/government service, and installment sale provisions.","tags":["home-sale","tax-exclusion","capital-gains","irs-publication","ownership-test","installment-sales"],"key_entities":[{"name":"home sale tax exclusion","type":"concept","confidence":0.95},{"name":"capital gains","type":"concept","confidence":0.95},{"name":"ownership test","type":"concept","confidence":0.9},{"name":"use test","type":"concept","confidence":0.9},{"name":"Form 1099-S","type":"technology","confidence":0.85},{"name":"Schedule D (Form 1040)","type":"technology","confidence":0.85},{"name":"Form 8949","type":"technology","confidence":0.85},{"name":"Publication 523","type":"technology","confidence":0.9},{"name":"IRS","type":"organization","confidence":0.95},{"name":"installment sales","type":"concept","confidence":0.85}],"classification":"reference","language":"en","confidence":0.85,"provenance":{"model":"claude-haiku-4-5","tool":"@stacklist/be@0.1.0","confidence":0.85,"timestamp":"2026-06-03T17:17:26.157Z"},"token_counts":{"approximate":793,"cl100k":677},"content_hash":"sha256:cc09d2a59a4ad443df45509a5ae8104ddfd936a66e38bc2695463891061e8f65","acp_version":"0.2","body_available":true,"body_tokens":793,"visibility":"public","agent_accessible":true,"status":"final"}},{"id":"bde4b2be-4144-4f66-936e-c482235f5003","position":2,"title":"Florida Documentary Stamp Tax on Deeds","url":"https://floridarevenue.com/taxes/taxesfees/Pages/doc_stamp.aspx","note":"The Florida Department of Revenue's official explanation of the documentary stamp tax charged on deeds at closing, currently $0.70 per $100 of sale price outside Miami-Dade County. A line item every Duval or St. Johns County seller sees on their closing statement.","image":{"url":"https://ucarecdn.com/82c0857d-7da8-4c35-afab-5ff5bf2cc88f/","alt":"Florida Documentary Stamp Tax on Deeds","width":1920,"height":1080},"direct_link":"https://stacklist.com/card/bde4b2be-4144-4f66-936e-c482235f5003","created_at":"2026-07-23T06:12:47.133Z","updated_at":null,"aco":{"summary":"Florida Documentary Stamp Tax is an excise tax imposed on documents that transfer interests in Florida real property, with a standard rate of 70 cents per $100 of consideration in all counties except Miami-Dade. The guide details tax rates, definitions of consideration, examples of taxable and non-taxable documents, and liability rules for all parties involved in a transfer.","tags":["documentary-stamp-tax","florida-real-property","deeds","tax-rate","consideration","miami-dade","excise-tax"],"key_entities":[{"name":"Florida","type":"location","confidence":1},{"name":"Miami-Dade County","type":"location","confidence":1},{"name":"Florida Department of Revenue","type":"organization","confidence":0.95},{"name":"Documentary Stamp Tax","type":"concept","confidence":1},{"name":"Consideration","type":"concept","confidence":0.9},{"name":"Chapter 201, Florida Statutes","type":"concept","confidence":0.9}],"classification":"reference","language":"en","confidence":0.85,"provenance":{"model":"claude-opus-4-6","tool":"@stacklist/mcp-server@2.0.0","confidence":0.85,"timestamp":"2026-07-23T06:12:55.927Z"},"token_counts":{"approximate":4402,"cl100k":3730},"content_hash":"sha256:28192742846a0eeaf9a4add4e863ab9a302c68aa8edfa5cf7c510e7efce28b17","acp_version":"0.2","body_available":true,"body_tokens":4402,"visibility":"public","agent_accessible":true,"status":"final"}},{"id":"903b8902-0b34-40de-9a89-1b06edf1bb74","position":3,"title":"Understanding Closing Costs in Florida","url":"https://www.consumerfinance.gov/ask-cfpb/what-fees-or-charges-are-paid-when-closing-on-a-mortgage-and-who-pays-them-en-1845/","note":"The CFPB's breakdown of who typically pays which closing costs in a Florida transaction. Sellers, not buyers, customarily pay for the owner's title insurance policy in most of the state; a detail worth knowing before negotiating.\n","image":{"url":"https://ucarecdn.com/e3396992-e1b0-4b06-b3e4-83a373470098/","alt":"Understanding Closing Costs in Florida","width":1500,"height":1000},"direct_link":"https://stacklist.com/card/903b8902-0b34-40de-9a89-1b06edf1bb74","created_at":"2026-07-23T06:12:49.519Z","updated_at":null,"aco":{"summary":"Closing costs in Florida are explained, covering the various fees and charges associated with finalizing a mortgage, including appraisal fees, title insurance, government taxes, and prepaid expenses. The guide clarifies how buyers typically bear these costs, though sellers or lenders may offer credits that are ultimately offset by higher home prices or interest rates.","tags":["closing-costs","mortgage","florida","home-buying","title-insurance","appraisal-fees","real-estate"],"key_entities":[{"name":"Closing Costs","type":"concept","confidence":0.98},{"name":"Mortgage","type":"concept","confidence":0.95},{"name":"Florida","type":"location","confidence":0.85},{"name":"Title Insurance","type":"concept","confidence":0.85},{"name":"Appraisal Fees","type":"concept","confidence":0.85},{"name":"Your Home Loan Toolkit","type":"concept","confidence":0.8},{"name":"Seller Credit","type":"concept","confidence":0.75}],"classification":"reference","language":"en","confidence":0.85,"provenance":{"model":"claude-opus-4-6","tool":"@stacklist/mcp-server@2.0.0","confidence":0.85,"timestamp":"2026-07-23T06:12:59.718Z"},"token_counts":{"approximate":445,"cl100k":366},"content_hash":"sha256:57346b38fcacec66559d69c215faf79ea2f4f9cb3aa21510adb5a1cd0f9c1a63","acp_version":"0.2","body_available":true,"body_tokens":445,"visibility":"public","agent_accessible":true,"status":"final"}},{"id":"bec0ba75-6e82-42ef-a725-b574632bab10","position":4,"title":"Duval County Property Appraiser: Check Your Assessed Value","url":"https://paopropertysearch.coj.net/","note":"Before listing, sellers can check their home's current assessed value and recent comparable sales through Duval County's own property records search. A good sanity check before setting an asking price.","image":{"url":"https://ucarecdn.com/0d0ddb3f-2e43-4cee-a30e-9a46768f5575/","alt":"Duval County Property Appraiser: Check Your Assessed Value","width":1000,"height":1000},"direct_link":"https://stacklist.com/card/bec0ba75-6e82-42ef-a725-b574632bab10","created_at":"2026-07-23T06:12:51.947Z","updated_at":null},{"id":"ea06caa4-f6fd-44e7-ac0c-0bc9ec386ba6","position":5,"title":"NEFAR Market Statistics","url":"https://nefar.realtor/market-stats/","note":"Northeast Florida Association of Realtors' monthly data on median sale price and days on market — the same numbers a listing agent uses to help a seller price competitively rather than guess.","image":{"url":"https://ucarecdn.com/77f01d1d-92b2-4fe8-b0e9-4ece7ffcbab8/","alt":"NEFAR Market Statistics","width":600,"height":338},"direct_link":"https://stacklist.com/card/ea06caa4-f6fd-44e7-ac0c-0bc9ec386ba6","created_at":"2026-07-23T06:12:54.353Z","updated_at":null,"aco":{"summary":"NEFAR provides a Market Review tool with real estate market statistics for Northeast Florida, updated by the 10th of every month. The tool is available for use with required source attribution, though commercial use by non-members and third-party vendors is prohibited.","tags":["market-stats","real-estate","nefar","realtors","northeast-florida","housing-market","membership"],"key_entities":[{"name":"Northeast Florida Association of REALTORS (NEFAR)","type":"organization","confidence":0.99},{"name":"Market Statistics","type":"concept","confidence":0.95},{"name":"Northeast Florida","type":"location","confidence":0.95},{"name":"realMLS","type":"technology","confidence":0.8},{"name":"RPAC","type":"concept","confidence":0.7},{"name":"NEFAR Charitable Foundation","type":"organization","confidence":0.75},{"name":"EDGE Professional Society","type":"concept","confidence":0.65}],"classification":"reference","language":"en","confidence":0.85,"provenance":{"model":"claude-opus-4-6","tool":"@stacklist/mcp-server@2.0.0","confidence":0.85,"timestamp":"2026-07-23T06:13:03.929Z"},"token_counts":{"approximate":585,"cl100k":479},"content_hash":"sha256:a64069bef166024249e3c3a0637a9316e153192a96d8e7b13dfce1d325183874","acp_version":"0.2","body_available":true,"body_tokens":585,"visibility":"public","agent_accessible":true,"status":"final"}},{"id":"926815ce-7f43-442b-bb33-08f14faeb595","position":6,"title":"What a Pre-Listing Home Inspection Covers","url":"https://www.homeinspector.org/","note":"The American Society of Home Inspectors' standards on what a typical inspection checks — useful for sellers who want to get ahead of issues (roofing, HVAC, past flooding) before a buyer's inspector finds them first.","image":{"url":"https://ucarecdn.com/e5920e09-76f2-4f89-b146-1103a6081cca/","alt":"What a Pre-Listing Home Inspection Covers","width":2560,"height":1707},"direct_link":"https://stacklist.com/card/926815ce-7f43-442b-bb33-08f14faeb595","created_at":"2026-07-23T06:12:59.124Z","updated_at":null,"aco":{"summary":"ASHI (American Society of Home Inspectors) promotes its membership benefits, certification programs, and educational resources for home inspection professionals. The organization provides quality education, industry resources, professional networking, and government advocacy to help inspectors elevate their careers and uphold high standards in property inspections.","tags":["home-inspection","ashi","certification","pre-listing-inspection","professional-development","membership","real-estate"],"key_entities":[{"name":"ASHI (American Society of Home Inspectors)","type":"organization","confidence":0.98},{"name":"Home Inspection","type":"concept","confidence":0.97},{"name":"ASHI Certification","type":"concept","confidence":0.92},{"name":"Pre-Listing Home Inspection","type":"concept","confidence":0.8},{"name":"Code of Ethics","type":"concept","confidence":0.85},{"name":"YM Careers","type":"organization","confidence":0.75},{"name":"Continuing Education","type":"concept","confidence":0.82},{"name":"ChatGPT","type":"technology","confidence":0.6}],"classification":"reference","language":"en","confidence":0.85,"provenance":{"model":"claude-opus-4-6","tool":"@stacklist/mcp-server@2.0.0","confidence":0.85,"timestamp":"2026-07-23T06:13:07.246Z"},"token_counts":{"approximate":888,"cl100k":677},"content_hash":"sha256:9bfdcb820b9547ac0b9eb513e1477f0411fbb88f7aac2b32266f100f2d13b147","acp_version":"0.2","body_available":true,"body_tokens":888,"visibility":"public","agent_accessible":true,"status":"final"}},{"id":"696367bf-e3a4-49d1-a602-31a7ed2245ea","position":7,"title":"IRS Topic 455: Moving Expenses for Members of the Armed Forces","url":"https://www.irs.gov/taxtopics/tc455","note":"For military sellers PCSing out of NAS Jax or Mayport, this IRS topic explains which moving expenses remain deductible for active-duty service members, a tax detail civilian sellers no longer get but military sellers still can.\n","image":{"url":"https://ucarecdn.com/a4ce13fd-d181-4e44-967c-0c0b8e931e27/","alt":"IRS Topic 455: Moving Expenses for Members of the Armed Forces","width":766,"height":400},"direct_link":"https://stacklist.com/card/696367bf-e3a4-49d1-a602-31a7ed2245ea","created_at":"2026-07-23T06:13:01.535Z","updated_at":null,"aco":{"summary":"IRS Topic 455 explains the rules for deducting unreimbursed moving expenses or excluding reimbursed moving expenses for active duty members of the Armed Forces due to a permanent change of station. Qualified expenses include household goods, personal effects, storage, and lodging, reported on Form 3903 as an adjustment to income on Form 1040.","tags":["moving-expenses","armed-forces","tax-deduction","military","permanent-change-of-station","irs","form-3903"],"key_entities":[{"name":"IRS","type":"organization","confidence":0.98},{"name":"Armed Forces","type":"organization","confidence":0.97},{"name":"Moving Expenses","type":"concept","confidence":0.99},{"name":"Permanent Change of Station","type":"concept","confidence":0.95},{"name":"Form 3903","type":"concept","confidence":0.95},{"name":"Form 1040","type":"concept","confidence":0.9},{"name":"Publication 3, Armed Forces Tax Guide","type":"concept","confidence":0.88},{"name":"Joint Travel Regulations","type":"concept","confidence":0.85},{"name":"United States","type":"location","confidence":0.9}],"classification":"reference","language":"en","confidence":0.85,"provenance":{"model":"claude-opus-4-6","tool":"@stacklist/mcp-server@2.0.0","confidence":0.85,"timestamp":"2026-07-23T06:13:10.085Z"},"token_counts":{"approximate":636,"cl100k":529},"content_hash":"sha256:780b91815fb0cd7d0b2f6976c7e1cce3354500eda39e20ffe274c6204995df99","acp_version":"0.2","body_available":true,"body_tokens":636,"visibility":"public","agent_accessible":true,"status":"final"}}],"stats":{"likes_count":0,"items_count":7},"_links":{"self":"/api/public/stack/f62d6a2e-ec21-460f-9719-6232c65ae715.json","html":"https://stacklist.com/c/home/stack/f62d6a2e-ec21-460f-9719-6232c65ae715","rss":"/api/feeds/stack/f62d6a2e-ec21-460f-9719-6232c65ae715/rss","json_feed":"/api/feeds/stack/f62d6a2e-ec21-460f-9719-6232c65ae715/json"}}